Ivy House Lakes Mixed Use Site - 22 Acres

An outstanding opportunity, set amongst private, beautifully landscaped and thoughtfully designed grounds, this thriving business is well regarded and situated perfectly for accessibly. Sold with four residential dwellings all in excellent order and generating a healthy income. 5000 square foot barn ripe for conversion to holiday units subject to planning. The property also benefits from further outbuildings. extensive car parks, a thriving cafe with attached shop.

This is a totally unique proposition and extremely rare opportunity, please contact the agent for further information and viewings.

Situation
Brinkworth 2 miles, Royal Wootton Bassett 3 miles, M4(J16)
4 miles, Swindon 9 miles, Chippenham 11 miles, Bristol 33 miles

Mainline train station: Swindon to (London/Paddington) 1 Hour

International airports: Bristol International 41 miles

The Lakes is situated to the east of the hamlet of Grittenham
and enjoys a rural position with direct road access approximately
3 miles west of Royal Wootton Bassett. The location is ideal for
a commercial fishery and associated Tourism & Leisure being only 4 miles from the M4 motorway
junction 16 which allows easy access to the large town of
Swindon as well as the commercial centres of Bristol, Newbury
and Reading.

Education
There is a good selection of schools in the area
including Brinkworth and Wootton Bassett primary schools with
secondary education available at Swindon, Royal & Wootton
Bassett. Nearby Private Schools include Stonar School and St Margarets Prep, further information can be found on and for state school information see


Local Facilities
The town of Royal Wootton Bassett provides a good
range of services including a supermarket, diverse range of shops and
a post office in the High Street, two public houses, church, village
hall. The beautiful market town of Marlborough is just 25 minutes away with is well regarded dining and shopping facilities. The City of Bath is within an hour drive and Golf is at Cumberwell and Frome.


Ivy Lakes Fishing
Offering a totally unique opportunity with excellent lifestyle business
and multiple income streams with further potential.

Occupying the site providing three bedrooms and good living accommodation. plus a number of outbuildings, a modern tackle/ bait shop adjoining a sizeable well equipped lakeside café.

The fishing facilities are extensive, in a beautifully landscaped well thought out setting offering 8 acres of fishing over various lakes and canals with a total of 96 pegs. The business is well established and accounts are available upon signing an NDA.

Residence (Tied to business) comprising :-
• 3 Bedrooms, re-fitted bathroom + shower room
• Double aspect sitting room
• Generous Kitchen Diner
• Utility/Boot Room
• WC/Shower Room
• Deck & garden

A picturesque and productive Coarse fishery with lakes extending
to 8 acres
The fishery contains a variety of coarse fish including:-
• Carp to 32lbs
• Perch to 4lb
• Bream to 5lbs
• Tench to 3lbs
• Roach to 2lbs
• Chubb to 3lbs



Retail Premises
Modern purpose built premises of concrete block, walls with box
metal profile sheet cladding/ roof comprising:
• Lakeside café with doors onto decked area overlooking the
Match Lake
• Commercial kitchen with stainless steel units & gas cooker
• Tackle/Bait shop extensively stocked
• Cloakrooms: male, female & disabled WC`s


Residential Properties
Moorhen, Kyte & Kingfisher Cottages were converted on Class Q planning in 2019, these three properties offer contemporary living with open plan entertainment space. Highly Energy Efficient with a B rating and option to grade up to an A rating, each property enjoys its own outside space and parking.The two end barns (Moorhen & Kyte Cottages) offer the greatest amount of outside space furthermore Kyte Cottage enjoys additional detached office and larger gardens.

Each Property Offers;
Open Plan Living/Dining/Kitchen
Utility Room
Three Double Bedrooms
En Suite to Primary plus Further Family Bathroom


Land
The site is thoughtfully laid out with drives accessing all properties and plenty of parking throughout the site. The landscaping has been subject to much details with trees planted throughout the size and plenty of open spaces.

In total 22 Acres.

Barns & Outbuildings
Beyond the residential properties is a 5000sq ft barn with power and water connected. Planning to convert to Holiday Cottages has not been explored. Whilst planning for full residential dwelling was turned down, with the recent changes n Class Q planning we would suggest seeking advice from a planning professional in this regard.

There is a further open fronted barn opposite the cafe and enclosed storage barns between the cafe and residential dwellings.

Agents Notes
Fox Grant and their clients give notice that: (smaller font than main text body of brochure)
1. They have no authority to make or give any representations or warranties in relation to the property.
2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact.
3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Fox Grant have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.

Plans, Areas and Schedules These are based on the Ordnance Survey and are for reference only. Any error or mis-statement shall not annul the sale or entitle either party to compensation in respect thereof.

Local Authority Wiltshire Council

Council Tax Band F

Energy Performance Certificate B (Kingfisher, Kyte, Moorhen). C (Lodge)

Services Mains water via easement from neighbouring farm. Mains electricity. Air Source Heat Pumps in Residential Properties. Oil fired heating in the Lodge. Water treatment plant for waste water, one for three residential properties and separate one for the Fishery and Lodge.

Fixtures & Fittings Unless mentioned specifically all fixture, fittings and garden ornaments are excluded from the sale.

Tenure The property is sold as Freehold and will be sold with vacant possession on completion.

Particulars Prepared by Charlotte Roberts- Barr February 2025

Property Code CV,TL,SH, FL




Notice
Please note we have not tested any apparatus, fixtures, fittings, or services. Interested parties must undertake their own investigation into the working order of these items. All measurements are approximate and photographs provided for guidance only.