Coal pit Lane, Willey, Rugby

A set of buildings (3,018 sq m) and hardstanding (1.97 acres) in a strategic location suitable for a variety of uses (STP) together with a block of agricultural land. Extending to in all 40.23 acres (16.28 hectares).
For sale as a whole.

Location - The site is located south of Willey and can be accessed via a secure gated entrance off Coal Pit Lane, approximately 1 mile from the A5 at Magna Park. The A5 runs north to Junction 1 of the M69, and the M1 Junction 20 is 3 miles to the east. The site benefits from excellent transport and links to regional and national distribution networks.

Description - Muswell Leys Farm comprises 3,018 sq m (32,500 sq ft) of steel frame buildings set within 1.97 acres of hardcore yard. The yard and buildings are situated in the centre of a block of agricultural land comprising 3 parcels of Grade 3 arable land extending to approximately 35.34 acres and currently down to temporary grass (1st year). The agents believe that the yard and buildings have potential for a variety of other uses subject to obtaining the necessary planning consents.

The Buildings - Building 1 is of a multi-gable steel portal frame building with three clear spans, corrugated sheet clad walls, and a part concrete floor. The roof is corrugated fibre cement sheet. Internal sheet partition walls and with four open fronted bays.
Building 2 is a steel portal frame building under corrugated fibre cement roofing with lean-to on the western side and hardcore floor. The six bays on the eastern side are open, with all other sides clad in corrugated steel with a galvanised finish.
Building 3 is a 25 bay, single-slope steel portal frame building with hardcore flooring. The roofing and walls (to the south and eastern sides) comprise of corrugated steel sheeting.
There are 3 containers incorporating office, store, and W.C.

DescriptionArea (sq m)Area (sq ft)Ridge Height (m)Eave Height (m)
Building 1864 9,300 6.50 4.70
Building 2751 8,087 6.95 4.40
Building 31,403 15,096 4.7 4
Total 3,018 32,483

Land - The property extends to in all about 40.23 acres (16.28 hectares) there is a 1.85-acre parcel of woodland situated on the roadside northern edge fronting the property, providing a screen from the road. The site boundary and field divisions comprise predominantly of mature hedgerows. The land can be shown edged red on the sale plan and is accessed off Coal Pit Lane via a secure gate.
The land has been in an arable and cereals rotation for many years and is currently down to 1st year temporary grass. The land is Grade 3 as per the Agricultural Land Classification Map, and the land is flat and drained. The land is bound by neighbouring agricultural land and Coal Pit Lane to the north.

Sheet IdField NumberDescription Area (ac) Area (ha)
SP4983 5198 Yard + Buildings2.66 1.08
SP4984 5214 Temp Grass 11.27 4.56
SP49835189 Temp Grass 7.44 3.01
SP49834461 Temp Grass 16.63 6.73
SP4984 5627 Woodland 1.85 0.75
SP4984 6112 Track 0.38 0.15
Total 40.23 16.28

Services - We understand that the site benefits from single and three phase mains electricity and water, with drainage to a septic tank. Purchasers should make their own enquiries regarding the location of mains service supplies.

Easements, Wayleaves And Rights Of Way - Two gas pipelines cross the site, with the Alrewas to Churchover pipe (National Grid Gas) crossing over Field 2 and another gas pipe crossing Field 1 to serve Magna Park. Overhead electricity lines cross over the centre of the land.
The land is sold subject to and with the benefit of all other easements, wayleaves and rights of way that may exist at the time of the sale whether disclosed or not.

Sporting And Mineral Rights - Where Sporting and Mineral Rights are owned, they will be included in the sale.

Tenure - The land is being sold Freehold from Title Number: WK456576.

Rural Land Register - The land is registered with the Rural Land Register and the fields will be transferred to the purchaser upon completion. The vendors will retain the historic element of the Basic Payment Scheme. The land is not within a CSS Mid-Tier or SFI scheme.

Plan, Area And Description - These are based on the Ordnance Survey and Rural Land Register data and are there for reference only.
The plans, area and description are believed to be correct in every way, but no claim will be entertained by the vendor or the agents in respect of any error, omissions or misdescriptions.

Method Of Sale - The property will be offered for sale by private treaty and interested parties should submit their offers to the agent’s Rugby office.
The vendors will consider other sale options and reserve the right to offer the property for sale in any order other than that described in these particulars, to sub-divide, amalgamate or withdraw the property from the sale without prior notice.

Vendor Solicitor - Jeremy Wakefield, Wartnaby Hefford Solicitors, 44 High St, Market Harborough LE16 7AH
Tel: | Email:

Local Authorities - Rugby Borough Council Tel:
Warwickshire County Council Tel:
Western Power Tel:
Severn Trent Water Tel:

Viewing - Strictly by prior appointment through the agent’s Rugby office on , or email .

What3words - Gate: /// ///uncouth.yoga.suspect

Anti Money Laundering Regulations - Under the Money Laundering Directive (S12017/692) we are required to take full identification (e.g. photo ID and recent utility bill as proof of address) from a potential buyer before accepting an offer on the property. Please be aware of this and have the information available.

Photographs - The photographs were taken in April 2024.

Amc - If you would like to discuss financing a purchase of agricultural land, please speak to one of our AMC agents (James Collier or Andrew Pinny) who will be happy to discuss this with you and make an introduction to AMC on your behalf.