Land for sale

Boyles Court Farm, Great Warley, Brentwood, Essex CM14

A significant equestrian property with extensive residential accommodation and good transport links.

Description
Introduction

Boyles Court Farm is a well-positioned equestrian property complemented by a collection of traditional stables and storage buildings just outside the M25 within easy driving of Brentwood and North East London. Brentwood has a varied array of shops, sports facilities and schools. The suburb of Warley on the southern edge of Brentwood is well situated for transport links and within close proximity to Thorndon Country Park.

Boyles Court Farm sits well positioned up a private track giving it a rural feel with good views of the immediate countryside. The stables and yard are currently let as a diy livery utilising 25 of the 39 stables currently.

There are three residential properties at Boyles Court Farm, the Farmhouse, the Annex (no formal permission) and Stable Cottage, all are currently occupied by family members.

The Land

The pasture land extends to 91 acres (36.83 hectares) and is set in traditional parkland. The land is classified as Grade 3 in the Agricultural Land Classification Series of England and Wales and is of the Burlesdon and Windsor soil series. These soils are described as loamy or clayey with an ordinary clay-enriched subsoil and moderately well drained and very deep excessively drained soils formed in sandy outwash. The land is classified as permanent pasture and utilised for grazing and hay making in nine separate paddocks.

Equestrian Facilities

The equestrian facilities at Boyles Court Farm are extensive and include:

• Grade II Listed Storage Barn – Built in approx. 1774, timber framed, part weatherboarded under a peg tiled roof with two symmetrical waggon porches and a late 19th century bell cupola and clock turret with lead dome. The building is located within the main yard and is split part into storage for the livery business and part an office and storage for the family.

• Grade II Stable Building – Built in the late 19th century of red brick with a timber frame under a tiled roof. Including two u-shaped courts, on a single storey with a canopy all round on Tuscan columns with trellised ends. The court wings have Dutch gables. The stables are part let as part of the livery business and includes 16 single stables, 2 double stables, 2 storage rooms, kitchen, toilet and a tack room.

• Modern Stable Building – Built in the 1960’s of brick with a steel frame, fibre cement walls and roofing. The building has 17 internal stables. There is also a 40 x 20 outdoor ménage in the vicinity of the stable building which has recently been re-surfaced in rubber.

Boyles Court Farmhouse

Boyles Court Farmhouse is a modern detached property of brick construction under a concrete tiled roof. The property lies within the old walled garden of the original Boyles Court with views west over the paddock land offering a tranquil setting. It incorporates two reception rooms, a downstairs bathroom and three bedrooms.

An extensive garden lies to the north and west of the farmhouse that is predominantly laid to lawn and features a koi carp pond, original to the main Boyles Court.

The Annex

The Annex is a four bedroom bungalow located within the walled garden close to Boyles Court Farmhouse. The bungalow is of timber construction under corrugated roof sheets clad in timber weatherboarding. The property shares a metered water supply with Boyles Court Farmhouse and shares the septic tank with the farmhouse.

The Annex is spacious with 2 reception rooms and a family bathroom and good views west over the land. The property is currently occupied by a family member and will be vacant at the time of sale. There is no formal planning permission for the annex but council tax has been paid for 20 years.

Stable Cottage

Stable cottage is an attractive cottage within the courtyard grounds of the stable yard with views of the attractive listed barn opposite. A three bedroom cottage with one bathroom and two reception rooms Stable Cottage has been modernised and is currently occupied by a family member.

Built on a timber frame with brick, part rendered under a peg tile roof, the property was once part of the old stable yard and the conversion is in keeping with the condition and style of the rest of the yard. Stable Cottage shares a water supply with the main yard and a private septic tank.

Location
Situation & Location The farm is located 2.8 miles south west of Brentwood and 1.6 miles from junction 28 of the M25 giving the property excellent transport links. The main residence, is located through the yard at the end of a private driveway with the Annex in the garden and Stable Cottage located within the stable courtyard complex. The property lies adjacent to the main Boyles Court development which has recently been redeveloped but is not owned. The position of the farm in close proximity to the M25/A12 gives good access into London as well as the rest of East Anglia.

Acreage:
88.42 Acres

Directions
Google Maps – Post Code – CM14 5LL

what3words – ///factor.count.design

Additional Info
Planning Boyles Court Farm is situated within the metropolitan Green Belt. It consists of various Listed and Curtilage Listed Buildings. There are two main dwellings, an annex, commercial storage areas and a livery yard with associated equestrian uses/storage, ménage and parkland. A high-level pre-application has been undertaken with Brentwood Borough Council and their Heritage Officer in May 2025 to understand whether the existing buildings, namely those used as the livery yard, could be converted into residential use. The response confirms that the site would constitute ‘previously developed land’ and therefore fall within the associated policies and relevant sections of the National Planning Policy Framework (nppf). Any proposed development would need to carefully consider the potential heritage impacts of converting the existing Listed Buildings. There is also a large stabling area to the rear of the site which could be considered suitable for redevelopment for alternative uses such as residential, subject to policy compliance. It has also been indicated that any residential development of this site could be considered ‘windfall development’ which is acceptable in principle. Justification for the closure of the existing livery yard would be required (including financial information) alongside a period of marketing to determine the level of interest. However, the business is not considered to be a community asset / use. It is recommended that further detailed heritage advice is sought as part of any emerging proposal for the site, including further pre-application engagement with the Local Planning Authority, which is strongly encouraged by Officers.

Boundaries, Plans, Areas, Schedules and Disputes The boundaries are based on the Ordnance Survey and are for reference only. The Purchaser(s) will be deemed to have full knowledge of the boundaries and any error or mistake shall not annul the sale or entitle any party to compensation in respect thereof. Should any dispute arise as to the boundaries or any points arise on the general remarks and stipulations, particulars, schedules, plan or the interpretation of any of them, such questions shall be referred to the selling agents whose decisions acting as expert shall be final.

Tenure & Possession The farm is to be sold freehold. The livery tenants have agreements in place with a 1 month notice period, they have indicated they would like to stay but the yard can be sold with vacant possession upon request.

Local Authority Brentwood Borough Council, Town Hall, Ingrave Road, Brentwood CM15 8AY

Solicitors Birketts llp, Brierly Place, 160-162 New London Road, Chelmsford CA12 0AP. Attention: Annabelle Rout

VAT Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property or any part thereof or any right attached to it becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Viewing Strictly by appointment with the selling agents.