Draughton, Skipton BD23

Guide Price £2,100,000

First class equipped mixed enterprise livestock farm with far reaching views towards Chelker Reservoir extending in all to approximately 310.17 acres (125.52 hectares)

  • Freehold
  • Land
  • Farm
  • 307 Acres

Description

INTRODUCTION

West Berwick Farm offers a rare opportunity to acquire a well-equipped livestock farm situated in a unique position, with views towards Chelker reservoir and close to the hamlet of Draughton. The property is situated approximately 4 miles to the east of the popular market town of Skipton.

Extending in all to approximately 310.17 Acres (125.52 Hectares), West Berwick Farm briefly comprises a period farmhouse, range of traditional stone buildings together with an extensive range of modern general purpose buildings with agricultural land extending to approximately 306.73 Acres (124.13 Hectares).

The nearby market town of Skipton and Ilkley provide a wide range of local services and amenities including primary and secondary schooling, leisure amenities and a range of professional services. The area benefits from a range of independent schools including, Giggleswick, Stonyhurst and Ashville.

Access to the A59 Trans-Pennine trunk road is situated within 2.0 miles and provides convenient access to the service centres of the North of England. The City of Leeds is situated approximately 20 miles to the south-east which provides National Rail connections to London Kings Cross in 2 ¼ hours. Local livestock markets include Craven Mart at Skipton (4 miles), Wharfedale Farmers Mart at Otley (12 miles) and Gisburn Auction Mart (15 miles).

WEST BERWICK FARMHOUSE

West Berwick Farmhouse comprises an attractive stone built property occupying a commanding position with far reaching views towards Chelker Reservoir. The property underwent a programme of refurbishment works in 2010 including re-roofing, installation of damp proof course, new bathroom, new kitchen and redecorated throughout.

Enjoying a southerly aspect, the accommodation is arranged over two floors with the ground floor providing a breakfast kitchen, cloakroom, larder and two reception rooms. To the first floor there are four double bedrooms and a family bathroom.

Externally, the farmhouse benefits from enclosed lawned gardens on three sides together with ample parking. There is scope to extend the living accommodation into the adjoining stone barn subject to obtaining the necessary consents.

THE GRANARY

Situated to the west of the farmhouse, the Granary comprises a traditional stone barn under a stone flag roof. Planning consent was granted in 2008 (Ref: 24/2008/8518) for conversion to provide a live/work unit. Whilst a window aperture was created and inspected by Building Control, interested parties should make their own enquiries with the local planning authority on whether a material start has been made.

FARM BUILDINGS

West Berwick Farm benefits from a well-equipped farm steading centrally situated at the heart of the Holding. It comprises a versatile range of modern general purpose buildings offering extensive provision for both sheep and cattle accommodation together with associated handling facilities.

The extensive buildings include a double span fold yard adjoining the traditional Granary building together with a further traditional barn used as the farm workshop.

The majority of the buildings are situated to the north of the farmhouse and comprise a double span steel portal frame building and former covered silage clamp both of which have been adapted for accommodation of B&B Pigs on loose straw based housing.

A steel portal frame building formerly used for cattle housing has been adapted to accommodate laying hens. Two further buildings of steel portal frame construction provide sheep housing.

The farm buildings are served by an outdoor slurry store and concrete muck pad.

TELECOMMUNICATIONS MASTS

West Berwick Farm is sold subject to the prevailing leases in favour of two Telecommunications Operators as follows:

Tenant EE Ltd and Hutchison 3G UK LTD

Current Rent: £6,399.01 per annum (reviewed 3rd December 2015)

Rent Review: Every 3rd anniversary to open market value/RPI (upwards only)

Term : 20 years (commencing on 12th May 2003)

Tenant Cornerstone Telecommunications Infrastructure Ltd

Current Rent £6,040.96 per annum

Rent Review Every 5th anniversary to RPI (upwards only)

Term 25 years (commencing on 25th August 2015)

WIND TURBINE

Harmony Energy Ltd benefit from a lease by virtue of the Landlord and Tenant Act 1956 which commenced on 31st May 2012 for a term of 20 years. It is understood that Harmony Energy benefit from the Feed In Tariff (FIT) whilst West Berwick Farm LLP are supplied with electricity in lieu of rent as part of a joint venture agreement.

Further details are available from the Selling Agents.

THE LAND

West Berwick Farm extends in all to approximately 306.73 Ac (124.13 Ha) comprising a mixture of mowable grassland, pasture and woodland. The land lies close to the centrally located farmstead in a ring fence.

The land benefits from approximately 85 acres of mowable grassland with a further 218 acres of pasture land and woodland extending to approximately 4 acres. The land is classified as Grade 4 under the MAFF Provisional Agricultural Land Classification.

The farm is bounded predominantly by dry stone walls together with timber post and wire fencing in places. The boundaries are well maintained and stock proof. A network of internal access tracks provides convenient access to the land.

West Berwick Farm is undulating in nature and rises from 130 metres above sea level on the northern boundary to approximately 220 metres above sea level at the farmstead.

West Berwick Farm is a well renowned and well-regarded stock rearing farm and the present farming business operates a successful mixed enterprise from the holding.

The farm currently comprises a closed pedigree flock of Lleyn Sheep together with a suckler herd of 40 head and 2 stock bulls operating a spring calving system. The farm also operates a free-range egg laying unit having adapted one of the livestock sheds and providing capacity for 8,800 hens which range an adjoining area of approximately 22 acres.

Over the summer months, approximately 1,000 Pigs are finished on a Bed and Breakfast basis after the Suckler herd have been turned out to summer pastures.

GENERAL REMARKS AND STIPULATIONS

METHOD OF SALE

West Berwick Farm is offered for sale as a whole by Private Treaty. If you have downloaded these particulars, please register your interest with the Harrogate office so that you can be kept fully informed as to how we propose to conclude the sale.

TENURE AND POSSESSION

The Property is offered freehold with vacant possession subject to the prevailing leases in favour of Cornerstone Telecommunications Infrastructure LTD, EE LTD and Hutchison 3G UK LTD and Harmony Energy LTD.

BASIC PAYMENT SCHEME

The land at West Berwick Farm has been registered for the Basic Payment Scheme (BPS). The Basic Payment Scheme Entitlements are included within the sale. The Vendor will use their reasonable endeavours to transfer the appropriate BPS entitlements to the Purchaser upon completion in accordance with the scheme rules. West Berwick Farm LLP has submitted a Basic Payment Scheme claim for the 2017 scheme year and the vendor will retain the 2017 payment.

Carter Jonas will administer the Transfer and charge the Purchaser(s) a fee of £300 plus VAT for each transfer.

ENVIRONMENTAL STEWARDSHIP

The farm has previously been entered into an Entry Level Stewardship Scheme which has now expired.

INGOING VALUATION

In addition to the purchase price, the purchasers will be required to pay for deadstock to include, fertilisers, sprays, silage, hay, straw, fuels, stock feed etc at cost or market value (whichever is the higher) and any items normally paid for at ingoing. No claim will be allowed for dilapidations or any other matters.

EASEMENTS, WAYLEAVES AND RIGHTS OF WAY

The land is sold subject to and with the benefits of all rights of way, water drainage, water courses and other easements quasi or reputed easements and rights of adjoining owners (if any) affecting the same and all existing and proposed wayleaves and other matters registered by any competent authority subject to statute.

It is understood that a public footpath and a public bridleway cross the land.

The Pannal to Nether Kellet Gas pipeline transects the north-eastern extent of the farm as demarcated with white posts on the boundaries.

A Yorkshire Water Aqueduct transects the western extent of the farm.

BOUNDARIES

The Vendor will only sell such interest in the boundary fences, walls, ditches, hedges and other boundaries separating the property from third party properties in so far as they are owned.

SERVICES

West Berwick Farm benefits from a connection to mains electricity and a private water supply from a borehole with drainage to a private septic tank.

COUNCIL TAX

West Berwick Farmhouse – Band D

VAT

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

SPORTING AND MINERAL RIGHTS

The sporting and mineral rights are included in the freehold sale in so far as they are owned.

HEALTH AND SAFETY

Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery.

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