carlisle 20 miles, brampton 10 miles, hexham 25 miles ... close/snowden... · carlisle 20 miles,...
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Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles
(All distances approximate)
SNOWDEN CLOSE, Gilsland, Brampton, CA8 7DQ
An excellent residential and stock farm extending to about 653 acres (264 hectares) in area and
including a four bedroom farmhouse (EPC=F), with an extensive range of farm buildings with over
400 acres of silage ground and improved pasture and 200 acres of good hill grazing.
For Sale by Private Treaty as a Whole or in Two Lots
GUIDE PRICE: £1.95 Million for the Whole
Situation Snowden Close is situated in a rural area of north Cumbria, close to
the Northumberland border, and about 20 miles north east of Carlisle,
25 miles and 40 miles west of Hexham and Newcastle respectively
with the local towns of Brampton and Haltwhistle lying 10 miles to the
south west and 10 miles to the south east respectively. The position of
the property is shown arrowed and circled on the attached Location
Plans.
Description Snowden Close is a well-equipped residential and stock farm
extending to about 653 acres (264 hectares) which is offered for sale
by private treaty as a Whole or in Two Lots.
Lot 1 is shown edged in red and coloured in pink on the attached Sale
Plan and extends to about 449.36 acres (381.86 hectares) in area. It
comprises a traditionally built four bedroom farmhouse with scope to
extend the accommodation into the adjoining barn range, an extensive
range of farm buildings and adjoining grassland which is conveniently
situated in a ring fence around the farmsteading. The farm is bisected
by the King Water and the river itself and the wooded banks lie in a
Site of Special Scientific Interest and add to the amenity and sporting
value of the property.
Lot 2 is shown edged in red and coloured in yellow on the Sale Plan
and it is made up of one large enclosure of good hill grazing extending
to about 203.49 acres (82.35 hectares) in area. This Lot has potential to
be planted for forestry subject to obtaining the necessary consents.
Farming System Snowden Close is a mixed beef and sheep rearing enterprise. The farm
currently runs a suckler cow herd of about 80 cows with heifers being
sold at 18 months old and bullocks fattened off the grass. A flock of
650 Swaledale ewes are crossed with a Leicester tup with the ewe
lambs sold in September and wether lambs fattened. Approximately 80
acres (32 hectares) of land is cut annually for silage.
The size and shape of fields are suited to modern farming techniques
and they are well fenced and dyked for livestock and watered either
from drinking troughs or from natural supplies. The fields are easily
accessible off the access road to Snowden Close or to the adjoining
Highstead Ash or off a network of farm tracks running off this access
road.
Amenities There are primary schools at Lees Hill and Gilsland which lie 3 miles
to the south west and 3 miles to the south east of the farm respectively.
Gilsland also has a hotel, tea room and public house and there is a
good range of services and local shops, including a secondary school,
in Brampton and a full range of services in Carlisle. The Scottish
Border Country, Lake District National Park, Kielder Forest and
Reservoir and Hadrian’s Wall are all within easy reach of the farm and
there are livestock auction marts at Longtown, Carlisle and Hexham.
Lot 1
The farmhouse, buildings and adjoining land extending to 449.36
acres (181.86 hectares) as shown outlined in red and coloured in
pink on the Sale Plan
Guide Price £1.6 Million
The Farmhouse This is centrally located within the farm and faces south west and
enjoys attractive views over the land. It is traditionally built of stone
with dressed quoins under a pitched slate roof with a white painted
front elevation. It has the benefit of uPVC double glazing to all but
one store room window with an oil fired ‘Essse’ in the kitchen heating
the water and radiators in most rooms. The two reception rooms then
have wood burning stoves installed in the fireplaces. There is also
scope to extend the farmhouse accommodation into the adjoining
traditional barn range which is presently used as a feed store.
Ground Floor
Hallway 8.17m x 1.90m max – with part glazed uPVC front entrance door,
doors off to sitting room, living room, back kitchen, dining kitchen and
rear hall, stairs to first floor and understairs cupboard.
Sitting Room 4.35 m x 4.17 m - with wood burning stove recessed into stone
fireplace and laminate floor.
Living Room 5.00m x 4.26m max - with wood burning stove recessed into stone
fireplace with two built in cupboards with shelving and door to dining
kitchen.
Dining Kitchen 4.84m x 3.88m – part tiled with sink unit with single drainer, oil fired
“Esse” cooker, fitted wall and base units with worktops over and
electric cooker point.
Back Kitchen 4.01m x 2.43m with sink unit with double drainer, wall cupboards,
electric meters, UV filter on water pipe and door to store room.
Store Room 4.01m x 1.30m with shelving and single glazed window.
Rear Hall 1.84m x 1.78m with door through to toilet and door to rear entrance
lobby.
Toilet 1.84m x 1.79m with W.C. and wash hand basin.
Rear Entrance Lobby 1.84m x 1.38m with uPVC rear entrance door and coat hooks.
First Floor
Landing 5.86 m x 1.91m with landing window, hatch to loft space and doors off
to four bedrooms and bathroom.
Bedroom One 4.47m x 4.23m max.
Bedroom Two 5.09m x 4.23m.
Bedroom Three 4.86m x 3.85m with fitted wardrobes along one wall.
Bedroom Four 4.01m x 3.85m.
Bathroom 2.84m x 2.84m with three piece white suite including panelled bath,
wash hand basin, W.C. and separate shower cubicle.
Outside
Garden Situated to the front of the house and mainly laid down to lawn with
beds and borders which are well stocked with plants and shrubs and a
vegetable plot.
Rear Yard With parking area.
The Farm Buildings These provide good livestock housing and crop and machinery storage
space for a farm of this size and are as shown numbered 1 to 16 on the
Aerial Plan for the farmsteading attached to these particulars. In more
detail they comprise following:-
1. The Farmhouse as previously described in the particulars.
2. Traditional barn/feed store (9.24m x 4.64m internally) - built of
stone walls under a slate roof with two feed hoppers, one 10 ton
and the other 7 ton capacity, with redundant grain tower adjoining.
3. Silage barn (27.45m x 18.30 m approx)- steel framed with sheeted
roof and side cladding with reinforced concrete block/mass
concrete walls and concrete floor.
4. Cattle court (20.31 m x 7.64 m approx) - steel framed with sheeted
roof and side cladding and concrete block/mass concrete walls
below with concrete floor.
5. Covered slurry store (24.40 m x 12.20m approx)- steel framed with
sheeted roof and side cladding with reinforced mass concrete walls
below, concrete floor and fenced and gated concrete ramp down
into the store at one end.
6. Cubicle shed (44.22m x 12.81m approx)- steel framed with slate
roof, concrete block walls with sheeting above, concrete floor and
66 cubicles with calf creep area.
7. Cattle court (44.22m x 7.32m approx)- steel framed with part slate/
part sheeted roof, concrete block walls with cladding above and
concrete floor with feed trough along one wall.
8. Sheep shed (18.30m x 9.15m approx) - with concrete block and
stone walls and sheeted front with hardcore floor with cattle
handling area at one end with race (please note that the cattle crush
is not included in the sale nor is the adjoining tractor diesel tank).
9. Cattle court (18.3m x 9.15m approx) - steel framed and built of
concrete block walls under a slate roof with concrete floor and feed
barrier along one wall.
10. Workshop and machinery shed with former stables/general store
(18.30m x 11.59m and 7.32m x 4.88m approx) - with stone and
concrete block walls under a part slate/ part sheeted roof with
concrete floor, electric lights and sockets and two vehicular access
doors.
11. Stone barn (14.03m x 5.49m approx) - with stone walls, sheeted
roof and concrete floor.
12. Lean-to cubicle shed for 27 (20.43m x 6.10m approx) - timber
framed with sheeted roof and side cladding and concrete floor.
13. Traditional single storey range (14.64m x 5.49m approx) - built of
stone walls under a sheeted roof with stores and small workshop
for secure ATV storage.
14. Byre and stick shed with underground well (14.64m x 4.88m
approx) - built of stone walls under a slate roof with concrete floor,
and the well with pump in the stick shed providing a secondary
water supply.
15. Big bale storage pad with hardcore base providing storage for up to
700 bales.
16. Concrete sheep pens and livestock loading bay with dipper,
footbath and shedder/race.
The Land This extends to 447.66 acres (181.16 hectares) in area and is almost all
in permanent grass with grazed wooded areas along the banks of the
King Water. It includes a number of useful small paddocks around the
farmsteading.
Lot 2
203.49 acres (82.35 hectares) of improved hill grazing as shown
outlined in red and coloured in yellow on the sale plan.
Guide Price £350,000
This is made up of one large enclosure of hill grazing which is watered
from natural sources and which is well fenced and dyked. If Lots 1
and Lot 2 are sold separately then the Vendor will erect a new fence
between field nos 27 and 28 on the Sale Plan.
General Remarks & Stipulations
Services The farmhouse and most of the buildings are served by mains
electricity with foul drainage from the house to a septic tank
installation. There is a private water supply to the house and buildings
from a spring in field no 28 on Lot 2. This is shared with the property
known as Highstead Ash which is situated adjoining and surrounded
by Lot 1. Maintenance of this supply is shared equally between the
parties from the source down to Highstead Ash with the Vendor
responsible for the cost of maintaining the service pipe from Highstead
Ash down to Snowden Close.
Tenure Freehold.
Mineral & Sporting The mineral rights and fishing rights are reserved to the lord of the
Rights manor and excluded from the sale. The shooting rights are included in
the sale in sofar as they are owned by the Vendor.
Council Tax Snowden Close farmhouse is assessed under Band F for council tax
purposes.
Entry & Vacant possession Entry and vacant possession of the property will be given upon
completion of the sale(s) at a date to be mutually agreed.
Basic Payment Scheme The land is all registered with the Rural Payments Agency as SDA
land and eligible for the higher payments under the Basic Payment
Scheme. The Vendor has submitted a claim under the 2017 Basic
Payment Scheme and this payment will be retained by him. 253.10
hectare units of SDA entitlement will then be transferred to the
purchaser(s) for their use in 2018 and thereafter upon completion of
the sale. The farm is not entered into any Countryside Stewardship
Scheme at the present time.
Ingoings The purchaser of Lot 1 will be required to purchase the silage in the
silage barn at valuation. There are no other ingoings.
Vendor’s Solicitors Burnetts (Diane Barnes dealing) Montgomery Way, Rosehill, Carlisle,
Cumbria CA1 2RW. Tel: 01228 552222. Email dkb@burnetts.co.uk
Wayleaves, Easements The property is sold subject to and with the benefit of all reservations,
And Rights of Way servitudes, rights of way and other matters, whether public or private
and whether constituted in the title deeds or not. These include the
following;
The Vendor has the benefit of a right of way along the access track
from the public road to the farm boundary along the route marked A-
B on the Sale Plan and Location Plan 2. This is shared with other users
and maintenance liabilities are shared according to user. The owner of
Highstead Ash then has a right of access through the farm from point
B to Highstead Ash along the access track shown on Location Plan 2.
There is also a right of access along an access track from Highstead
Ash through Lot 2 to Dumblar Rigg but this is only a secondary access
to this property and has not been used for some time.
The Vendor also has the benefit of a right of way along the access road
through Highstead Ash along the route marked C-D–E on the Sale
Plan. There is also a right of way over the land to the west of the farm
to gain access to the public road along the route marked F-G-H on the
Sale Plan and Location Plan 2.
A Roman road known as the Maiden Way runs through the property
and this is shown marked on the Location Plans and registered as a
Scheduled Ancient Monument.
Two footpaths/bridleways cross the farm and these are shown marked
on Location Plan 2 but are little used.
The King Water and the adjoining wooded banks are designated as a
Site of Special Scientific Interest but trees falling into the river above
the bridge on the access road to Highstead Ash can be removed to
prevent damage to the bridge.
Offers Offers for the property as a Whole or for either of the Lots should be
submitted to C & D Rural at Lakeside, Townfoot, Longtown, Carlisle
CA6 5LY. Those parties wishing to be informed of a closing date for
offers should notify the selling agents of their interest as soon as
possible to ensure that they are contacted. The Vendor and the selling
agents do however reserve the right to sell privately without imposing
a closing date and do not bind themselves to accept the highest or any
offer.
Viewing Strictly by appointment through the sole selling agents. Tel: (01228)
792299 or email office@cdrural.co.uk.
Floor Plans The floor plan of the farmhouse is provided for identification purposes
only and some measurements and room names may vary from those
provided earlier in these particulars.
EPC A summary of the Energy Performance Certificate for Snowden Close
farmhouse is set out below and full details are available by email on
request or can be downloaded from our websites.
Details prepared 31st May 2017 RWS
Important Notice C & D Rural for themselves and for the Vendors/Lessors of this property, give you notice that:-
1. The mention of any appliances and or services within these particulars does not imply that they are in full and efficient working order.
2. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees and do not constitute, nor constitute part of, an
offer or contract. 3. All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given having taken all
reasonable steps to avoid misleading or committing an offence. Nonetheless, such statements do not constitute any warranty or representation by the
Vendor and are accurate only to the best of the present information and belief of the Vendor. 4. No person in the employment of C & D Rural has any authority to make or give any representation or warranty whatsoever in relation to this property
nor is any such representation or warranty given whether by C & D Rural or the Vendors/Lessors of this property.
Schedule of Area
Areas taken from Rural Land Register digital maps and Promap
No on
Sale Plan
Field
Names
Description Acres Hectares
Lot 1
1 Front Field Silage/ Grassland 18.66 7.75
2 Ford Field Silage/ Grassland 16.58 6.71
3 Palmer Hill Field Silage/ Grassland 23.52 9.52
4 Wooden Bridge Silage/ Grassland 13.15 5.32
5 Big Meadow Silage/ Grassland 30.84 12.48
6 Penn Meadow Silage/ Grassland 9.29 3.76
7 Ash Meadow Silage/ Grassland 39.63 16.04 7.78
8 Holy Well
Meadow
Silage/ Grassland 17.52 7.09
9 - Woodland/Ungrazed
Bank
1.70 0.69
10 Midden Field Permanent Pasture 15.02 6.08
11 Eastside Permanent Pasture 46.31 18.74
12 Hoggs Field Permanent Pasture 26.64 10.78
13 Holy Well
Pasture
Permanent Pasture 17.17 6.95
14 Pasture Permanent Pasture 32.15 13.01
15 Back Pasture Permanent Pasture 21.77 8.81
16 Trencher Field Permanent Pasture 0.86 0.35
17 Binder Field Permanent Pasture 0.27 0.11
18 Roadside Permanent Pasture 1.21 0.49
19 Bull Field Permanent Pasture 4.15 1.68
20 Farthing Wood Permanent Pasture 0.64 0.26
21 Leicester Field Permanent Pasture 1.21 0.49
22 Stack Yard Permanent Pasture 0.64 0.26
23 - Woodland 0.32 0.13
24 - The Farmhouse and
Buildings
1.70 0.69
25 Low Fell Permanent Pasture 52.09 21.08
26 Riverside Permanent Pasture 37.88 15.33
27 Part Hill Permanent Pasture 17.89 7.24
Sub-total 449.36 181.86
Lot 2
28 Part Hill Hill Grazing 203.49 82.35
Sub-total 203.49 82.35
Total 652.85 264.21
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