Residential Conversion Opportunity Whitehouse ... - Property Search
Residential Conversion Opportunity Whitehouse Barns & Farmhouse Whitehouse Farm, Barnard Gate, Eynsham, OX29 6UZ Freehold Sale
Photograph taken 15/05/2015
Photograph taken 15/05/2015
Photograph taken 15/05/2015
■■ 5/6 bedroom farmhouse in need of comprehensive refurbishment extending to a gross internal area of circa 2,674sqft ■■ Permitted Development for the conversion of two brick and stone built barns to provide two 4 bedroom dwellings ■■ Total site area of approximately 1.36 acres (0.55 ha) ■■ Unconditional Offers invited by Friday 28th August 2015 ■■ Offered as a whole or in 2 lots
savills.co.uk
Directions From Oxford, take the A40 towards Witney. After approximately 6 miles (9.8 km) the entrance to Whitehouse Farm can be found on the right hand side, approximately 800 metres past the turning on the left signposted to South Leigh.
The A40, which can be accessed circa 950 metres to the east of the properties, provides access to Oxford (10 miles/ 16 km), Burford (12 miles/19 km) and the M40 (15miles/ 24 km). Regular bus services to Oxford can be found in Eynsham and Witney.
Whitehouse Farmhouse is located immediately on the right hand side of the entrance, and the barns are located 20 metres into the farm on the left hand side. The site postcode is OX29 6UZ.
Oxford offers a main line train service to London Paddington, the Midlands and the North, and the South West. Local train services can be accessed at Hanborough, approximately 6 miles (9.7km) to the north-east.
Situation
Site Description
Whitehouse Farm Barns and Whitehouse Farmhouse are situated alongside the A40, approximately 2.6 miles (4.2 km) from the centre of Eynsham to the east, and 2.9 miles (4.8 km) from the centre of Witney to the west. The surrounding land is predominantly open countryside, with Whitehouse Farm Cottages immediately to the west.
The site comprises of a pair of semi detached barns of brick and stone construction with pitched roofs, land, hardstanding and cartshed, and a single detached dwelling of stone construction with a pitched roof. The site is for sale in the following lots or as whole:
Eynsham and Witney offer a range of amenities including high street retailers, schools, primary and secondary healthcare, restaurants, and hotels. There are also a range of sporting clubs, parks and recreation grounds.
Lot 1: Approximately 0.42 acres (0.17ha) with circa 2,674 sqft gross internal area Farmhouse
Please see Indicative Site Plan below.
Planning Approval has been granted for change of use from agricultural buildings into 2 dwelling houses under application number 14/02423/PN56. A subsequent application for change of use of the surrounding land and outbuildings under 15/01619/FUL to provide garden and amenity space has also been consented. The consented barns extend to a gross internal floor area of approximately 4,391 sqft, and a site area of 0.94 acres (0.38 ha). Please note that the floor areas have been provided by the vendor’s architect and we recommend that interested parties satisfy themselves of the Gross Internal Areas. Copies of the Planning Permissions and supporting documents can be found within the supporting information pack which is available on request. Details of the permissions can be found via the West Oxfordshire District Council website.
Lot 2: Approximately 0.94 acres (0.38ha) with Barns and shared access way
Track
Indicative Site Plan
Lot 2
Lot 1
Whitehouse Farm 84.8m
2
1
10m
s ehou t i h W
es ottag C rm e Fa
Not to Scale
20m
30m
NOTE - Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed. Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office © Crown copyright licence number 100024244 Savills (UK) Limited. Ordnance Survey © Crown Copyright 2015. All rights reserved. Licence number 100022432. Plotted Scale - 1:1000
© Floorplanz Ltd
Farmhouse Floorplans
White House Cottage, Barnards Gate, Eynsham, Witney, OX29 6UZ.
Gross Internal Area (approx) = 248.4 sq m / 2674 sq ft Outbuilding = 1.8 sq m / 19 sq ft Total = 250.2 sq m / 2693 sq ft For identification only. Not to scale. © Floorplanz Ltd
= Reduced headroom below 1.5m / 5'0
Larder 1.96 x 1.31
6'5 x 4'4 White House Cottage, Barnards Gate, Eynsham, Witney, OX29 6UZ.
Kitchen 3.06 x 2.63 10'0 x 8'8
Dining Room 6.05 x 3.06 19'10 x 10'0
Gross Internal Area (approx) = 248.4 sq m / 2674 sq ft Outbuilding = 1.8 sq m / 19 sq ft Total = 250.2 sq m / 2693 sq ft (Not Shown In Actual For identification only. Not to scale. Location / Orientation) © Floorplanz Ltd Outbuilding
Bathroom
T Bedroom 3.18 x 3.15 10'5 x 10'4
Bedroom 4.22 x 3.12 13'10 x 10'3
= Reduced headroom below 1.5m / 5'0
Larder 1.96 x 1.31 6'5 x 4'4
T
Sitting Room 4.11 x 3.96 13'6 x 13'0
Up
Drawing Room 4.11 x 3.91 13'6 x 12'10
Dn Old Kitchen 3.75 x 3.43 12'4 x 11'3
Dining Room 4.20 6.05 x 3.06 13'9 19'10 x 10'0
Larder 1.96 x 1.31 6'5 x 4'4
13'6 x 13'0 First Floor
Dn
Up Bedroom 3.19 x 3.97 10'6 x 13'0
Kitchen 3.06 x 2.63 10'0 x 8'8
Bedroom 2.32 x 2.08 7'7 x 6'10
Aitic Room 4.20 x 4.14 Bedroom 4.22 x 3.12 13'9 x 13'7
(Not Shown In Actual Location / Orientation)
Outbuilding
Bathroom
Aitic Room 4.12 13'6
T
Bedroom 4.20 x 3.18 x 3.15 10'5 13'9 x 10'4 x
Hall
13'10 x 10'3
= Reduced headroom below 1.5m / 5'0
IN
Ground Floor
Barn Conversion Elevations 5.0M
T
Sitting Room 4.11 x 3.96
Kitchen 3.06 x 2.63 10'0 x 8'8
Dining Room 6.05 x 3.06 19'10 x 10'0
0.0M
Bedroom x 3.99 x 13'1
Store 3.74 x 2.99 12'3 x 9'10
Up
Dn
Drawing Room 4.11 x 3.91 13'6 x 12'10
Old Kitchen 3.75 x 3.43 12'4 x 11'3
Bathroom
IN (Not Shown In Actual
Bedroom 4.22 x 3.12 13'10 x 10'3
Location / Orientation) Ground Floor Outbuilding
Store 3.74 x 2.99 12'3 x 9'10
Bedroom
4.20 x 3.99 Second Floor 13'9 x 13'1
D
Up
Bedroom 2.32 x 2.08 7'7 x 6'10
Aitic Room 4.20 x 4.14 13'9 x 13'7
Bedroom 3.19 x 3.97 10'6 x 13'0
Not to Scale
T Bedroom 3.18 x 3.15 10'5 x 10'4
First Floor
Second Floor
10.0M
Sitting Room 4.11 x 3.96 13'6 x 13'0
SCALE.: 1:100
T Drawing Room 4.11 x 3.91 13'6 x 12'10
Up
Dn Old Kitchen 3.75 x 3.43 12'4 x 11'3
Bedroom 4.20 x 3.99 13'9 x 13'1
Store 3.74 x 2.99 12'3 x 9'10
Dn
Up
Bedroom 2.32 x 2.08 7'7 x 6'10
Aitic Room 4.20 x 4.14 13'9 x 13'7
Bedroom 3.19 x 3.97 10'6 x 13'0
Hall
Aitic Room 4.20 x 4.12 13'9 x 13'6
IN
Ground Floor
First Floor
EXISTING ROOF RECOVERED WITH NEW BLUE SLATE ROOF COVERING FEATURING BLUE CLAY RIDGE TILES.
EXISTING BRICK AND RENDER INFILL TO THRESHING OPENING REMOVED AND REPLACED WITH NEW GLAZED SCREEN AND HORIZONTAL WANEY EDGED BOARDING AS ILLUSTRATED.
NEW "VENTILATION SLIT" TYPE OPENINGS FORMED IN EXTERNAL WALLING OF BARNS TO PROVIDE NATURAL DAY LIGHT TO INTERIOR.
Second Floor NEW BLACK ENAMEL STOVE PIPES THUS SERVING WOOD BURNERS INTERNALLY.
UNIT 1
EXISTING ROOFS RECOVERED WITH NEW BLUE SLATE ROOF COVERING FEATURING BLUE CLAY RIDGE TILES.
UNIT 2
94.000
92.000
90.000
VEN FR
88.000
86.000
CO
84.000
DATUM: 83.000
SOUTH ELEVATION (SCALE 1:100)
Not to Scale
B
EXISTING INTERNAL HEIGHTS BENEATH ROOF TRUSSES ALLOWS COMFORTABLE CEILING HEIGHTS TO NEW GROUND AND FIRST FLOOR ACCOMMODATION THUS.
Legal
THRESHING BARN PROVIDED WITH NEW FIRST FLOOR FLOOR STRUCTURE THUS.
■■ There will be restrictions limiting the use of the barn development land to two private residential dwellings
The site is owned freehold by the vendor under Registered Title ON290101. Copies of the title extract and accompanying plans are provided as part of the supporting information pack. The site will be available with vacant possession. 94.000
■■ The purchaser(s) will be required to seek the Vendor’s consent to any alterations to the consented conversion and to the farmhouse
92.000
90.000
2675
88.000
Rights, reservations, restrictions and obligations 86.000
84.000
EXISTING OPENINGS UTILISED WHERE POSSIBLE TO PROVIDE NATURAL LIGHT AND VENTILATION TO INTERIOR SPACES.
2805
■■ The lots will be subject to rights of way in favour of the Vendor’s retained land and existing neighbouring properties. Detail of the rights of way and location plans are available on request
Services A-A Interested parties should be aware of the SECTION following: Responses to enquiries from the statutory providers will be available within ■■ The purchaser of Lot 2 will be required the supplementary information pack. to construct part of a new shared Purchaser(s) are advised to make their access to the property, joining the own enquiries with the supply companies driveway that runs to the east. A fair in respect of their specific requirements. proportion of the ongoing maintenance costs of the whole shared access will be apportioned to both lots. DATUM: 83.000
(SCALE 1:100)
EXISTING ROOF STRUCTURE REPAIRED WHERE NECESSARY AND PROVIDED WITH NEW INSULATION AND INTERNAL FINISHES.
Viewings
Viewings can be undertaken strictly by appointment only. Please contact us for details. Internal inspections are possible, however due to the condition of the barns and the farmhouse viewings will only be permitted where suitable footwear and hard hats are worn and Health and Safety checklist signed. Under no circumstances may unaccompanied visits be made to the property. Please note that Savills do not take any responsibility for any loss or injury caused whilst carrying out a site visit. WEST ELEVATION (SCALE 1:100)
GL EX AN BU
CA
Offers
Information pack
Local authorities
Offers are invited by noon Friday 28th August 2015. The vendor will not be obliged to accept the highest or any other offer. Please refer to the covering letter for supporting information required with any offer.
A detailed and comprehensive information pack is available on CD on request. The pack includes copies of the planning consents, elevations, approved drawings, site pictures, design and access statement, and responses from statutory utility providers.
West Oxfordshire District Council: Elmfield, New Yatt Road, Witney, OX28 1PB. 01235 520202 www.westoxon.gov.uk Oxfordshire County Council: County Hall, New Road, Oxford, OX1 1ND. 01865 792422 www.oxfordshire.gov.uk
NOTE - Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed. Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office © Crown copyright licence number 100024244 Savills (UK) Limited.
Important Notice Savills, their clients and any joint agents give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. 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 Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
Savills Oxford Wytham Court 11 West Way Oxford, OX2 0QL +44 (0) 1865 269000 [email protected]
savills.co.uk
George Newcombe +44 (0) 1865 269 011 [email protected]
Sarah Fenton +44 (0) 1865 269 078 [email protected]
Photograph taken 15/05/2015
Photograph taken 15/05/2015
Photograph taken 15/05/2015
■■ 5/6 bedroom farmhouse in need of comprehensive refurbishment extending to a gross internal area of circa 2,674sqft ■■ Permitted Development for the conversion of two brick and stone built barns to provide two 4 bedroom dwellings ■■ Total site area of approximately 1.36 acres (0.55 ha) ■■ Unconditional Offers invited by Friday 28th August 2015 ■■ Offered as a whole or in 2 lots
savills.co.uk
Directions From Oxford, take the A40 towards Witney. After approximately 6 miles (9.8 km) the entrance to Whitehouse Farm can be found on the right hand side, approximately 800 metres past the turning on the left signposted to South Leigh.
The A40, which can be accessed circa 950 metres to the east of the properties, provides access to Oxford (10 miles/ 16 km), Burford (12 miles/19 km) and the M40 (15miles/ 24 km). Regular bus services to Oxford can be found in Eynsham and Witney.
Whitehouse Farmhouse is located immediately on the right hand side of the entrance, and the barns are located 20 metres into the farm on the left hand side. The site postcode is OX29 6UZ.
Oxford offers a main line train service to London Paddington, the Midlands and the North, and the South West. Local train services can be accessed at Hanborough, approximately 6 miles (9.7km) to the north-east.
Situation
Site Description
Whitehouse Farm Barns and Whitehouse Farmhouse are situated alongside the A40, approximately 2.6 miles (4.2 km) from the centre of Eynsham to the east, and 2.9 miles (4.8 km) from the centre of Witney to the west. The surrounding land is predominantly open countryside, with Whitehouse Farm Cottages immediately to the west.
The site comprises of a pair of semi detached barns of brick and stone construction with pitched roofs, land, hardstanding and cartshed, and a single detached dwelling of stone construction with a pitched roof. The site is for sale in the following lots or as whole:
Eynsham and Witney offer a range of amenities including high street retailers, schools, primary and secondary healthcare, restaurants, and hotels. There are also a range of sporting clubs, parks and recreation grounds.
Lot 1: Approximately 0.42 acres (0.17ha) with circa 2,674 sqft gross internal area Farmhouse
Please see Indicative Site Plan below.
Planning Approval has been granted for change of use from agricultural buildings into 2 dwelling houses under application number 14/02423/PN56. A subsequent application for change of use of the surrounding land and outbuildings under 15/01619/FUL to provide garden and amenity space has also been consented. The consented barns extend to a gross internal floor area of approximately 4,391 sqft, and a site area of 0.94 acres (0.38 ha). Please note that the floor areas have been provided by the vendor’s architect and we recommend that interested parties satisfy themselves of the Gross Internal Areas. Copies of the Planning Permissions and supporting documents can be found within the supporting information pack which is available on request. Details of the permissions can be found via the West Oxfordshire District Council website.
Lot 2: Approximately 0.94 acres (0.38ha) with Barns and shared access way
Track
Indicative Site Plan
Lot 2
Lot 1
Whitehouse Farm 84.8m
2
1
10m
s ehou t i h W
es ottag C rm e Fa
Not to Scale
20m
30m
NOTE - Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed. Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office © Crown copyright licence number 100024244 Savills (UK) Limited. Ordnance Survey © Crown Copyright 2015. All rights reserved. Licence number 100022432. Plotted Scale - 1:1000
© Floorplanz Ltd
Farmhouse Floorplans
White House Cottage, Barnards Gate, Eynsham, Witney, OX29 6UZ.
Gross Internal Area (approx) = 248.4 sq m / 2674 sq ft Outbuilding = 1.8 sq m / 19 sq ft Total = 250.2 sq m / 2693 sq ft For identification only. Not to scale. © Floorplanz Ltd
= Reduced headroom below 1.5m / 5'0
Larder 1.96 x 1.31
6'5 x 4'4 White House Cottage, Barnards Gate, Eynsham, Witney, OX29 6UZ.
Kitchen 3.06 x 2.63 10'0 x 8'8
Dining Room 6.05 x 3.06 19'10 x 10'0
Gross Internal Area (approx) = 248.4 sq m / 2674 sq ft Outbuilding = 1.8 sq m / 19 sq ft Total = 250.2 sq m / 2693 sq ft (Not Shown In Actual For identification only. Not to scale. Location / Orientation) © Floorplanz Ltd Outbuilding
Bathroom
T Bedroom 3.18 x 3.15 10'5 x 10'4
Bedroom 4.22 x 3.12 13'10 x 10'3
= Reduced headroom below 1.5m / 5'0
Larder 1.96 x 1.31 6'5 x 4'4
T
Sitting Room 4.11 x 3.96 13'6 x 13'0
Up
Drawing Room 4.11 x 3.91 13'6 x 12'10
Dn Old Kitchen 3.75 x 3.43 12'4 x 11'3
Dining Room 4.20 6.05 x 3.06 13'9 19'10 x 10'0
Larder 1.96 x 1.31 6'5 x 4'4
13'6 x 13'0 First Floor
Dn
Up Bedroom 3.19 x 3.97 10'6 x 13'0
Kitchen 3.06 x 2.63 10'0 x 8'8
Bedroom 2.32 x 2.08 7'7 x 6'10
Aitic Room 4.20 x 4.14 Bedroom 4.22 x 3.12 13'9 x 13'7
(Not Shown In Actual Location / Orientation)
Outbuilding
Bathroom
Aitic Room 4.12 13'6
T
Bedroom 4.20 x 3.18 x 3.15 10'5 13'9 x 10'4 x
Hall
13'10 x 10'3
= Reduced headroom below 1.5m / 5'0
IN
Ground Floor
Barn Conversion Elevations 5.0M
T
Sitting Room 4.11 x 3.96
Kitchen 3.06 x 2.63 10'0 x 8'8
Dining Room 6.05 x 3.06 19'10 x 10'0
0.0M
Bedroom x 3.99 x 13'1
Store 3.74 x 2.99 12'3 x 9'10
Up
Dn
Drawing Room 4.11 x 3.91 13'6 x 12'10
Old Kitchen 3.75 x 3.43 12'4 x 11'3
Bathroom
IN (Not Shown In Actual
Bedroom 4.22 x 3.12 13'10 x 10'3
Location / Orientation) Ground Floor Outbuilding
Store 3.74 x 2.99 12'3 x 9'10
Bedroom
4.20 x 3.99 Second Floor 13'9 x 13'1
D
Up
Bedroom 2.32 x 2.08 7'7 x 6'10
Aitic Room 4.20 x 4.14 13'9 x 13'7
Bedroom 3.19 x 3.97 10'6 x 13'0
Not to Scale
T Bedroom 3.18 x 3.15 10'5 x 10'4
First Floor
Second Floor
10.0M
Sitting Room 4.11 x 3.96 13'6 x 13'0
SCALE.: 1:100
T Drawing Room 4.11 x 3.91 13'6 x 12'10
Up
Dn Old Kitchen 3.75 x 3.43 12'4 x 11'3
Bedroom 4.20 x 3.99 13'9 x 13'1
Store 3.74 x 2.99 12'3 x 9'10
Dn
Up
Bedroom 2.32 x 2.08 7'7 x 6'10
Aitic Room 4.20 x 4.14 13'9 x 13'7
Bedroom 3.19 x 3.97 10'6 x 13'0
Hall
Aitic Room 4.20 x 4.12 13'9 x 13'6
IN
Ground Floor
First Floor
EXISTING ROOF RECOVERED WITH NEW BLUE SLATE ROOF COVERING FEATURING BLUE CLAY RIDGE TILES.
EXISTING BRICK AND RENDER INFILL TO THRESHING OPENING REMOVED AND REPLACED WITH NEW GLAZED SCREEN AND HORIZONTAL WANEY EDGED BOARDING AS ILLUSTRATED.
NEW "VENTILATION SLIT" TYPE OPENINGS FORMED IN EXTERNAL WALLING OF BARNS TO PROVIDE NATURAL DAY LIGHT TO INTERIOR.
Second Floor NEW BLACK ENAMEL STOVE PIPES THUS SERVING WOOD BURNERS INTERNALLY.
UNIT 1
EXISTING ROOFS RECOVERED WITH NEW BLUE SLATE ROOF COVERING FEATURING BLUE CLAY RIDGE TILES.
UNIT 2
94.000
92.000
90.000
VEN FR
88.000
86.000
CO
84.000
DATUM: 83.000
SOUTH ELEVATION (SCALE 1:100)
Not to Scale
B
EXISTING INTERNAL HEIGHTS BENEATH ROOF TRUSSES ALLOWS COMFORTABLE CEILING HEIGHTS TO NEW GROUND AND FIRST FLOOR ACCOMMODATION THUS.
Legal
THRESHING BARN PROVIDED WITH NEW FIRST FLOOR FLOOR STRUCTURE THUS.
■■ There will be restrictions limiting the use of the barn development land to two private residential dwellings
The site is owned freehold by the vendor under Registered Title ON290101. Copies of the title extract and accompanying plans are provided as part of the supporting information pack. The site will be available with vacant possession. 94.000
■■ The purchaser(s) will be required to seek the Vendor’s consent to any alterations to the consented conversion and to the farmhouse
92.000
90.000
2675
88.000
Rights, reservations, restrictions and obligations 86.000
84.000
EXISTING OPENINGS UTILISED WHERE POSSIBLE TO PROVIDE NATURAL LIGHT AND VENTILATION TO INTERIOR SPACES.
2805
■■ The lots will be subject to rights of way in favour of the Vendor’s retained land and existing neighbouring properties. Detail of the rights of way and location plans are available on request
Services A-A Interested parties should be aware of the SECTION following: Responses to enquiries from the statutory providers will be available within ■■ The purchaser of Lot 2 will be required the supplementary information pack. to construct part of a new shared Purchaser(s) are advised to make their access to the property, joining the own enquiries with the supply companies driveway that runs to the east. A fair in respect of their specific requirements. proportion of the ongoing maintenance costs of the whole shared access will be apportioned to both lots. DATUM: 83.000
(SCALE 1:100)
EXISTING ROOF STRUCTURE REPAIRED WHERE NECESSARY AND PROVIDED WITH NEW INSULATION AND INTERNAL FINISHES.
Viewings
Viewings can be undertaken strictly by appointment only. Please contact us for details. Internal inspections are possible, however due to the condition of the barns and the farmhouse viewings will only be permitted where suitable footwear and hard hats are worn and Health and Safety checklist signed. Under no circumstances may unaccompanied visits be made to the property. Please note that Savills do not take any responsibility for any loss or injury caused whilst carrying out a site visit. WEST ELEVATION (SCALE 1:100)
GL EX AN BU
CA
Offers
Information pack
Local authorities
Offers are invited by noon Friday 28th August 2015. The vendor will not be obliged to accept the highest or any other offer. Please refer to the covering letter for supporting information required with any offer.
A detailed and comprehensive information pack is available on CD on request. The pack includes copies of the planning consents, elevations, approved drawings, site pictures, design and access statement, and responses from statutory utility providers.
West Oxfordshire District Council: Elmfield, New Yatt Road, Witney, OX28 1PB. 01235 520202 www.westoxon.gov.uk Oxfordshire County Council: County Hall, New Road, Oxford, OX1 1ND. 01865 792422 www.oxfordshire.gov.uk
NOTE - Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed. Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office © Crown copyright licence number 100024244 Savills (UK) Limited.
Important Notice Savills, their clients and any joint agents give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. 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 Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
Savills Oxford Wytham Court 11 West Way Oxford, OX2 0QL +44 (0) 1865 269000 [email protected]
savills.co.uk
George Newcombe +44 (0) 1865 269 011 [email protected]
Sarah Fenton +44 (0) 1865 269 078 [email protected]
