Land For Sale £4,900,000
Situation
Low Abbey Farm is situated in the heart of Cumbria’s fertile Eden Valley an area renowned for both its beauty and its farmland. The valley is famed for its agricultural capabilities, with highly productive arable, dairy and livestock enterprises all located within. Low Abbey Farm is located approximately 1.5 miles to the North of Kirby Thore; a popular local village which benefits from a shop/post office, a garage, a primary school and a popular local pub. The major town of Penrith is located approximately 10 miles to the West, with the A66 providing excellent access to the towns full range of shops, services, supermarkets, and leisure facilities and the M6 Motorway. Penrith Railway Stations provides regular services to Manchester, Glasgow and London Euston. The nearest airport is Carlisle’s Lake District Airport; however, it is currently closed. Manchester, Liverpool and Glasgow have international flights and are all readily accessible by train.
Aside from the immediate beauty of the Eden Valley, the property sits within the backdrop of the Cumbrian Fells, whilst the Lake District National Park is close to hand as is the beautiful coastline of the Solway Firth.
Description
Low Abbey Farm is a modern, fully equipped dairy farm with a spacious traditional stone-built farmhouse, and an extensive range of modern and traditional farm buildings; all of which sit in a ring-fence and include approximately 347 acres of productive Grade 3 land. Considerable investment has been made in the farm in recent years, in both the steading and the land. For example, there has been the recent construction of a large new cubicle building, with a slatted floor and automated scraping system. Further investments include the installation of four GEA automated milking robots. In so far as the land, there has been regular applications of both organic and a compound fertilizer, and consequently the land is highly productive. This combined with its predominantly flat topography and South facing orientation ensure that it is ideal for both dairy production and the growing of cereal crops. The land has been well managed with regular reseeding of grass leys, in conjunction with cereal crops. At present there are approximately 35 acres currently sown to winter wheat and 23 acres to winter barley. An additional 23 acres of spring barley is anticipated to be drilled this season. Historically maize has also been successfully grown. The principal enterprise on the farm is a 220 head dairy herd plus replacements, with supporting bull beef production. In addition, the enterprise runs a sheep flock of 1,000- breeding ewes. These run between Low Abbey and a secondary holding; the nature of the land at Low Abbey is ideal for the wintering/ finishing of sheep, be them breeding sheep or stores.
The farm is being offered for sale due to relocation and is available either as whole or in 4 lots.
The Farmhouse
A substantial, traditional farmhouse built of stone with a rendered exterior with a pitched slate clad roof. The house has spacious accommodation over two floors and comprises: Ground floor: Hall, sitting room, dining room, farmhouse kitchen, conservatory, WC, pantry, dairy and utility room. First floor: Five bedrooms, four of which are doubles and one single and bathroom fitted with a walk-in shower and corner bath. The house has open South-facing views over the rolling countryside, which encompasses the North Pennines Area of Outstanding Natural Beauty (AONB), the Eden Valley and the Lake District. Attached to the farmhouse are a useful, range of traditional outbuildings which offer scope to extend the farmhouse and/or possible conversions to create an additional dwelling/annex, both of which would require the necessary consents. Additional development opportunities lie within the attractive courtyard of traditional buildings which are located adjacent to the farmhouse. Included within is a former indoor swimming pool and thus potential conversion/diversification opportunities. The locality and accessibility of the farm suggests that a diversified business such as holiday lets would prove popular. The layout of the steading with the agricultural enterprises separated from the traditional steading is such that the two wouldn’t infringe on each other.
Farm Buildings
The farm steading is centred around an extensive set of dairy buildings, including cubicle housing for over 200 milking cows with automated feeding and cleaning stations, four GEA R9500 milking robots, an office, and dairy with a 16,000-litre bulk tank. There is an underground slurry storage sufficient for the existing milking herd, however it is anticipated that additional slurry storage may be required to support an enlarged herd. The current facilities provide around 2,300m3 of storage, equivalent to about 3 months of storage based on the current stocking density. There is also a versatile range of general farm buildings, including straw barns, machinery and grain stores, loose livestock housing for an additional 400 head of cattle and two large, uncovered silage clamps. In addition, the farm has the benefit of 30kW roof-mounted solar PV array. We understand that majority of electricity generated from this system is utilised on farm. The land and buildings provide considerable scope to increase the herd size, however, in the light of recent changes to legislation, it is advised that a review of the slurry storage requirements would be appropriate.
ARLA Contract
The milk from Low Abbey Farm is currently sold under contract to ARLA. ARLA have indicated that following the serving of notice to retire by an existing member and following the sale of the ‘Production Unit’, a new member may take over the contract on condition that they take over the land, buildings, equipment and cows. The incoming producer must ensure that there is no break/pause in production and that milk flow into ARLA is not disrupted. The new owner must maintain the same herd of animals and should not bring a new herd. Purchasers wishing to consider taking over the ARLA contract are advised to contact them direct and to satisfy themselves of the undertaking.
GENERAL INFORMATION
Rights of Way and Easements
The property is sold subject to and with the benefit of all rights of way whether public or private, rights of water, light, support, drainage, electricity and other rights and obligations, easements, quasi-easements, restrictive covenants and all existing and proposed wayleaves whether referred to or not. There is a public foot path, which runs down the Southeast boundary of the property. Services The farmhouse is supplied with mains water and electricity (three-phase) with domestic drainage is to a separate septic tank. The farmyard is also supplied with a private borehole supply and a 30-kW roof-mounted solar PV array. There is no Feed in tariff. The land is supplied either by natural water or via the mains with troughs in all of the fields.
Local Authorities
Westmorland & Furness Council.
Council Tax
Low Abbey Farmhouse – Band E
EPC
Low Abbey Farmhouse – Band F
Designations
We are not aware of any land or historic designations.
Basic Payment Scheme Entitlements
The Basic Payments Scheme has ended with any further de linked payments being retained by the Seller who was the claimant in the relevant years.
Countryside Stewardship Scheme Agreement
There are no Countryside Stewardship Scheme Agreements in operation on the farm.
Method of Sale
Low Abbey Farm is offered for sale by private treaty. The Seller reserves the right to agree a sale at any point without further reference to interested parties.
Fixtures, Fittings and Equipment
Only those items specially mentioned in these sale particulars are included in the sale.
Boundaries
Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or their ownership thereof and the Purchaser(s) shall rely on their own inspections and the information appearing in the Land Registry.
Maintenance responsibilities are indicated by T marks on the transfer plan.
Sporting Rights
The undulating topography and woodland covers would provide excellent opportunities for the sporting enthusiast to run a successful and enjoyable farm shoot. A small syndicate shoot has historically been in operation on the farm and has provided 8-10 days of exciting sport.
Sporting rights are included in the sale.
Mineral Rights
Mineral rights are owned by a third party and are excluded from the sale. Timber All standing and fallen timer will be included in the sale.
VAT
Any guide prices quoted or discussed are exclusive of VAT. Should any part of the sale or any rights attached to it become chargeable items for the purpose of VAT then this will be payable by the purchaser.
Ingoing Valuation
In addition to the purchase price, the purchaser will be required to take over at market value the following: 1. All clamped silage 2. Hay and straw. 3. All purchased stores including seeds, sprays, fertilizers, feeding stuffs, fuel oil etc. 4. Any growing crops plus enhancement value, post-harvest cultivations, sprays, etc. in accordance with CAAV costings and contractor rates and invoiced costs. 5. Assessments of value will be undertaken by the joint selling agent(s) with cost being met by the buyer(s). Dairy Herd The pedigree Holstein and Jersey dairy herd with followers may be available to purchase in addition to the purchase price and at a valuation to be agreed.
Further details available from the Selling Agent.
Farm Dispersal Sale
The Seller reserves the right to hold a farm dispersal sale on the property up to one month following completion of the sale.
Solicitors
Arnison Heelis Solicitors 1 St Andrews Place, Penrith, CA11 7AW [use Contact Agent Button] Bruce Richardson
Employees
We understand that no employees will be transferred with the sale of the farm
Viewing
Appointments to view will be made solely through the Selling Agents GSC Grays and/or YoungsRPS, as per the below contact details: GSC Grays: John Coleman MRICS |[use Contact Agent Button] | [use Contact Agent Button] Will Pheasey MRICS |[use Contact Agent Button] | [use Contact Agent Button] YoungsRPS: Harry Morshead MRICS[use Contact Agent Button] [use Contact Agent Button]
Given the potential hazards of a working farm we ask that all parties wishing to view are as vigilant as possible particularly around buildings, machinery and livestock.
Directions
To reach Low Abbey Farm take Junction 40 off the M6 at Penrith heading East on the A66. Continue for approximately 8 miles turning left into Kirkby Thore. Proceed down Main Street for approximately 1.5 miles. The farm entrance is located on the left-hand side and is sign posted by a GSC Grays sale board.
what3words: ///scope.courts.ordering
Conditions of Sale
Purchase Price Within 7 days of exchange of contracts a non-returnable deposit of 10% of the purchase price shall be paid. The balance will fall due for payment on completion at a date to be agreed and whether entry is taken or not with interest accruing at the rate of 5% above the Bank of England base rate.
Disputes
Should any discrepancy arise within these particulars of sale or the interpretation of them, the question shall be referred to the arbitration of the Selling Agents whose decision acting as experts will be final.
Plans, Areas and Schedules
These are based on the Ordnance Survey and Rural Land Register and are there for reference only. They have been carefully checked by the selling agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or misstatement shall not annul the sale does not entitle either party to compensation in respect thereof.
Overseas purchasers
Any offer by a purchaser(s) who is resident outside of the United Kingdom must be accompanied by a guarantee from a bank who is acceptable to the sellers.
Lotting
It is intended to offer the property for sale as described but the seller reserves the right to divide the property into further lots, or to withdraw the property, or to exclude any property shown in these particulars. Apportionments The council tax and all other outgoings shall be apportioned between the seller and the purchaser(s) as at the date of completion.
Low Abbey Farm is situated in the heart of Cumbria’s fertile Eden Valley an area renowned for both its beauty and its farmland. The valley is famed for its agricultural capabilities, with highly productive arable, dairy and livestock enterprises all located within. Low Abbey Farm is located approximately 1.5 miles to the North of Kirby Thore; a popular local village which benefits from a shop/post office, a garage, a primary school and a popular local pub. The major town of Penrith is located approximately 10 miles to the West, with the A66 providing excellent access to the towns full range of shops, services, supermarkets, and leisure facilities and the M6 Motorway. Penrith Railway Stations provides regular services to Manchester, Glasgow and London Euston. The nearest airport is Carlisle’s Lake District Airport; however, it is currently closed. Manchester, Liverpool and Glasgow have international flights and are all readily accessible by train.
Aside from the immediate beauty of the Eden Valley, the property sits within the backdrop of the Cumbrian Fells, whilst the Lake District National Park is close to hand as is the beautiful coastline of the Solway Firth.
Description
Low Abbey Farm is a modern, fully equipped dairy farm with a spacious traditional stone-built farmhouse, and an extensive range of modern and traditional farm buildings; all of which sit in a ring-fence and include approximately 347 acres of productive Grade 3 land. Considerable investment has been made in the farm in recent years, in both the steading and the land. For example, there has been the recent construction of a large new cubicle building, with a slatted floor and automated scraping system. Further investments include the installation of four GEA automated milking robots. In so far as the land, there has been regular applications of both organic and a compound fertilizer, and consequently the land is highly productive. This combined with its predominantly flat topography and South facing orientation ensure that it is ideal for both dairy production and the growing of cereal crops. The land has been well managed with regular reseeding of grass leys, in conjunction with cereal crops. At present there are approximately 35 acres currently sown to winter wheat and 23 acres to winter barley. An additional 23 acres of spring barley is anticipated to be drilled this season. Historically maize has also been successfully grown. The principal enterprise on the farm is a 220 head dairy herd plus replacements, with supporting bull beef production. In addition, the enterprise runs a sheep flock of 1,000- breeding ewes. These run between Low Abbey and a secondary holding; the nature of the land at Low Abbey is ideal for the wintering/ finishing of sheep, be them breeding sheep or stores.
The farm is being offered for sale due to relocation and is available either as whole or in 4 lots.
The Farmhouse
A substantial, traditional farmhouse built of stone with a rendered exterior with a pitched slate clad roof. The house has spacious accommodation over two floors and comprises: Ground floor: Hall, sitting room, dining room, farmhouse kitchen, conservatory, WC, pantry, dairy and utility room. First floor: Five bedrooms, four of which are doubles and one single and bathroom fitted with a walk-in shower and corner bath. The house has open South-facing views over the rolling countryside, which encompasses the North Pennines Area of Outstanding Natural Beauty (AONB), the Eden Valley and the Lake District. Attached to the farmhouse are a useful, range of traditional outbuildings which offer scope to extend the farmhouse and/or possible conversions to create an additional dwelling/annex, both of which would require the necessary consents. Additional development opportunities lie within the attractive courtyard of traditional buildings which are located adjacent to the farmhouse. Included within is a former indoor swimming pool and thus potential conversion/diversification opportunities. The locality and accessibility of the farm suggests that a diversified business such as holiday lets would prove popular. The layout of the steading with the agricultural enterprises separated from the traditional steading is such that the two wouldn’t infringe on each other.
Farm Buildings
The farm steading is centred around an extensive set of dairy buildings, including cubicle housing for over 200 milking cows with automated feeding and cleaning stations, four GEA R9500 milking robots, an office, and dairy with a 16,000-litre bulk tank. There is an underground slurry storage sufficient for the existing milking herd, however it is anticipated that additional slurry storage may be required to support an enlarged herd. The current facilities provide around 2,300m3 of storage, equivalent to about 3 months of storage based on the current stocking density. There is also a versatile range of general farm buildings, including straw barns, machinery and grain stores, loose livestock housing for an additional 400 head of cattle and two large, uncovered silage clamps. In addition, the farm has the benefit of 30kW roof-mounted solar PV array. We understand that majority of electricity generated from this system is utilised on farm. The land and buildings provide considerable scope to increase the herd size, however, in the light of recent changes to legislation, it is advised that a review of the slurry storage requirements would be appropriate.
ARLA Contract
The milk from Low Abbey Farm is currently sold under contract to ARLA. ARLA have indicated that following the serving of notice to retire by an existing member and following the sale of the ‘Production Unit’, a new member may take over the contract on condition that they take over the land, buildings, equipment and cows. The incoming producer must ensure that there is no break/pause in production and that milk flow into ARLA is not disrupted. The new owner must maintain the same herd of animals and should not bring a new herd. Purchasers wishing to consider taking over the ARLA contract are advised to contact them direct and to satisfy themselves of the undertaking.
GENERAL INFORMATION
Rights of Way and Easements
The property is sold subject to and with the benefit of all rights of way whether public or private, rights of water, light, support, drainage, electricity and other rights and obligations, easements, quasi-easements, restrictive covenants and all existing and proposed wayleaves whether referred to or not. There is a public foot path, which runs down the Southeast boundary of the property. Services The farmhouse is supplied with mains water and electricity (three-phase) with domestic drainage is to a separate septic tank. The farmyard is also supplied with a private borehole supply and a 30-kW roof-mounted solar PV array. There is no Feed in tariff. The land is supplied either by natural water or via the mains with troughs in all of the fields.
Local Authorities
Westmorland & Furness Council.
Council Tax
Low Abbey Farmhouse – Band E
EPC
Low Abbey Farmhouse – Band F
Designations
We are not aware of any land or historic designations.
Basic Payment Scheme Entitlements
The Basic Payments Scheme has ended with any further de linked payments being retained by the Seller who was the claimant in the relevant years.
Countryside Stewardship Scheme Agreement
There are no Countryside Stewardship Scheme Agreements in operation on the farm.
Method of Sale
Low Abbey Farm is offered for sale by private treaty. The Seller reserves the right to agree a sale at any point without further reference to interested parties.
Fixtures, Fittings and Equipment
Only those items specially mentioned in these sale particulars are included in the sale.
Boundaries
Neither the vendor nor the vendor’s agents will be responsible for defining the boundaries or their ownership thereof and the Purchaser(s) shall rely on their own inspections and the information appearing in the Land Registry.
Maintenance responsibilities are indicated by T marks on the transfer plan.
Sporting Rights
The undulating topography and woodland covers would provide excellent opportunities for the sporting enthusiast to run a successful and enjoyable farm shoot. A small syndicate shoot has historically been in operation on the farm and has provided 8-10 days of exciting sport.
Sporting rights are included in the sale.
Mineral Rights
Mineral rights are owned by a third party and are excluded from the sale. Timber All standing and fallen timer will be included in the sale.
VAT
Any guide prices quoted or discussed are exclusive of VAT. Should any part of the sale or any rights attached to it become chargeable items for the purpose of VAT then this will be payable by the purchaser.
Ingoing Valuation
In addition to the purchase price, the purchaser will be required to take over at market value the following: 1. All clamped silage 2. Hay and straw. 3. All purchased stores including seeds, sprays, fertilizers, feeding stuffs, fuel oil etc. 4. Any growing crops plus enhancement value, post-harvest cultivations, sprays, etc. in accordance with CAAV costings and contractor rates and invoiced costs. 5. Assessments of value will be undertaken by the joint selling agent(s) with cost being met by the buyer(s). Dairy Herd The pedigree Holstein and Jersey dairy herd with followers may be available to purchase in addition to the purchase price and at a valuation to be agreed.
Further details available from the Selling Agent.
Farm Dispersal Sale
The Seller reserves the right to hold a farm dispersal sale on the property up to one month following completion of the sale.
Solicitors
Arnison Heelis Solicitors 1 St Andrews Place, Penrith, CA11 7AW [use Contact Agent Button] Bruce Richardson
Employees
We understand that no employees will be transferred with the sale of the farm
Viewing
Appointments to view will be made solely through the Selling Agents GSC Grays and/or YoungsRPS, as per the below contact details: GSC Grays: John Coleman MRICS |[use Contact Agent Button] | [use Contact Agent Button] Will Pheasey MRICS |[use Contact Agent Button] | [use Contact Agent Button] YoungsRPS: Harry Morshead MRICS[use Contact Agent Button] [use Contact Agent Button]
Given the potential hazards of a working farm we ask that all parties wishing to view are as vigilant as possible particularly around buildings, machinery and livestock.
Directions
To reach Low Abbey Farm take Junction 40 off the M6 at Penrith heading East on the A66. Continue for approximately 8 miles turning left into Kirkby Thore. Proceed down Main Street for approximately 1.5 miles. The farm entrance is located on the left-hand side and is sign posted by a GSC Grays sale board.
what3words: ///scope.courts.ordering
Conditions of Sale
Purchase Price Within 7 days of exchange of contracts a non-returnable deposit of 10% of the purchase price shall be paid. The balance will fall due for payment on completion at a date to be agreed and whether entry is taken or not with interest accruing at the rate of 5% above the Bank of England base rate.
Disputes
Should any discrepancy arise within these particulars of sale or the interpretation of them, the question shall be referred to the arbitration of the Selling Agents whose decision acting as experts will be final.
Plans, Areas and Schedules
These are based on the Ordnance Survey and Rural Land Register and are there for reference only. They have been carefully checked by the selling agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or misstatement shall not annul the sale does not entitle either party to compensation in respect thereof.
Overseas purchasers
Any offer by a purchaser(s) who is resident outside of the United Kingdom must be accompanied by a guarantee from a bank who is acceptable to the sellers.
Lotting
It is intended to offer the property for sale as described but the seller reserves the right to divide the property into further lots, or to withdraw the property, or to exclude any property shown in these particulars. Apportionments The council tax and all other outgoings shall be apportioned between the seller and the purchaser(s) as at the date of completion.
