Lee FarmColworth Estate, Sharnbrook, Bedfordshire

Lee Farm Colworth Estate Sharnbrook, Bedfordshire

An opportunity to acquire a ring-fenced, predominantly arable farm including a Grade II listed farmhouse as well as agricultural and commercial buildings adjacent to Colworth Science Park.

In all 941.54 acres (381.04 hectares)

n Bedford 10 miles (London St Pancras from 39 minutes)n Northampton 20 miles (all distances are approximate)

For sale as a Whole by Private Treaty

Enquiries To:Ben Taylor or Beth BullTrumpington RoadCambridgeCB2 9LD

Ben Taylor t: 01223 559352 e: btaylor@bidwells.co.uk

Beth Bullt: 01223 559352 e: bbull@bidwells.co.uk

bidwells.co.uk

IntroductionThe sale of Lee Farm presents an excellent opportunity for an investor or farming business to purchase an attractive equipped arable holding with residential and commercial elements. The Farm has been run on a commercial basis and comprises well-sized fields, which are all easily accessed by good quality farm tracks and internal roads. The Farm is located adjacent to Colworth Science Park and also the Santa Pod raceway.

Situation and AccessLee Farm is situated north west of the attractive Bedfordshire village of Sharnbrook. The Farm adjoins the Colworth Science Park, which the Vendor occupies. The village of Sharnbrook offers a range of good facilities including pre-school, lower school, upper school and community college, community sports centre, hotel, restaurant, public houses, doctor’s surgery and a village hall.

The Farm is within close proximity to the A6, A509, A45 and A428. Direct mainline rail services to London St Pancras are available from Bedford (from 39 minutes) some 10 miles away.

The main farm access is from the south, via the public highway known as Yelnow Lane. There is a second vehicular access (albeit not suitable for agricultural machinery) via Back Lane, which is to the east of the farm.

DirectionsThe Farm can be found using the location plan in the sales particulars. From Bedford, take the A6 north west towards Rushden. After approximately eight miles turn left on to Park Lane towards the village of Sharnbrook. After approximately 0.8 miles turn right on to High Street. After approximately 0.4 miles bear left to Colworth Road. After 0.3 miles the road name changes to Yelnow Lane. Continue straight for 0.8 miles onto a private road, past the golf course on either side and to the security barrier. Access to the Farm is through the security barrier, and viewings are strictly by prior appointment.

The PropertyThe Property includes arable farmland and grassland, woodland, agricultural buildings, commercial space, a single residential property and a small reservoir.

The FarmlandThe farmland comprises 755.17 acres (305.61 hectares) of which 701.09 acres (283.73 hectares) are arable and 54.08 acres (21.88 hectares) are grassland.

The land is classified as mainly Grade 3 on the former MAFF Agricultural Land Classification Plans. The soils are predominantly described as the Hanslope series being slowly

permeable calcareous clayey soils suitable for winter cereals and some other arable crops and grassland.

A conventional rotation of winter wheat, barley, oilseed rape, linseed and beans has been grown in recent years on the arable land whilst the grassland has been used for hay cuts and occasional informal grazing. Full details are provided in the farm sale data room.

WoodlandLee Farm includes some 160.16 acres (64.81 hectares) of woodland. The woodland comprises a mixture of mature broadleaf trees and conifers along with some more recently planted trees in various parcels and forming certain boundaries. These woodlands have been managed under various English Woodland Grant Schemes in previous years. Full details are provided in the farm sale data room.

Agricultural BuildingsThe farm buildings are located in three areas (please refer to the block plans for Lee Farm and Barwick Spinney):

Lee Farm Buildings comprise:

(1 & 2) General purpose building (approx. 852m2) of steel portal frame construction with concrete walls, profiled coated steel sheet cladding, fibre cement roof sheeting, concrete floor, two roller shutter doors (electric external door and manual internal door), three pedestrian doors. Internally the building is divided into two by a roller shutter door. Further internal division creates three secure storage areas for oil, parts and chemicals. The building is currently used for general storage and there is an open-fronted lean-to adjoining also used for this purpose.

(3) Farm office (approx. 124m2) with brick walls, partially wooden clad on the front elevation, felt and Eternit clad roof. The facilities include a meeting room, WC and kitchen area, staff room and wash area.

(4) Grainstore 1/Dryer (approx. 484m2) of concrete framed construction with brick walls, fibre cement wall and roof sheeting, concrete floor, two sliding shutter doors, a personnel door and air louvre. The building is divided into 14 bins with a central tunnel gantry and capacity for 960 tonnes (including seed dresser area of 25 tonnes capacity and intake pit also of 25 tonnes capacity).

(5) Undercover extension (approx. 107m2) and drive through access which links Grainstore1 and Grainstore 2. Concrete floor and profile fibre cement roof sheeting.

(6) Grainstore 2 (approx. 176m2) adjoining Grainstore 1, of steel portal frame construction with concrete walling panels, profile fibre cement roof sheeting, plastic coated vertical sheeting, external fitted galvanised electric roller door, air louvre. There is a central dividing grain wall of 3.9 metres in height creating two on-floor storage areas for in total 400 tonnes.

Pad for liquid nitrogen tower.

Two diesel tanks.

Souldrop Buildings comprise a range of redundant buildings of concrete construction with asbestos cement sheet roofing.

Barwick Spinney Buildings comprise (numbered as per block plan):

(1 & 2) General purpose shed (approx. 354m2) partially open-fronted building of concrete frame construction, with concrete walls, fibre cement wall and roof sheeting, concrete floor, sliding shutter door, and separate pedestrian access.

(3-6) Commercial building (approx. 843m2) originally an agricultural building, which has been converted to office accommodation and refurbished internally to a good specification. The building is of concrete framed construction with brick walls and fibre cement roof sheeting. The facilities include kitchen area with a range of cupboards, sink units, two principal meeting rooms, former refrigeration and processing area (now used for general storage). In addition, there is a suspended first floor, which provides additional storage space to the eaves. There is a general purpose lean-to adjoining the commercial building of concrete framed construction, with concrete floor and fibre cement roof sheeting. This building is currently empty.

Lee Farm Offices, Sharnbrook

2540.18m2

4484.01m2

1311.67m2

6176.20m2

3123.64m2

5106.71m2

89.4m

93.4m

Lee Farm

Scale: OS Ref: Drawing No: Date:Produced by Bidwells GIS Mapping - Tel: 01223 559288

Trumpington Road, Cambridge CB2 9LD - Tel: 01223 841841 - www.bidwells.co.uk

O.S. Licence No: ES 100017734 This plan is based on Ordnance Survey datawith sanction of the controller of HM Stationery Office. Crown Copyright Reserved.

Note: This plan is published for convenience only and although believed to becorrect its accuracy is not guaranteed and it shall not be deemed to form part of

the contract.BIDWELLS

1:1,000 22/07/2015SP9760@ A4 A.47,353

Lee Farm Buildings

Barwick Spinney Buildings, Sharnbrook

1226.57m2

6225.01m2

5139.73m2

2127.25m2

358.89m2

455.06m2

1.22mRH

Ward Bdy

Scale: OS Ref: Drawing No: Date:Produced by Bidwells GIS Mapping - Tel: 01223 559288

Trumpington Road, Cambridge CB2 9LD - Tel: 01223 841841 - www.bidwells.co.uk

O.S. Licence No: ES 100017734 This plan is based on Ordnance Survey datawith sanction of the controller of HM Stationery Office. Crown Copyright Reserved.

Note: This plan is published for convenience only and although believed to becorrect its accuracy is not guaranteed and it shall not be deemed to form part of

the contract.BIDWELLS

1:1,000 22/07/2015SP9760@ A4 A.47,355

Barwick Spinney Buildings

New Farm House is an attractive Grade II listed period farmhouse of stone construction under a pantile roof. The property has recently been re-decorated and is currently unoccupied. The accommodation comprises:

Ground Floor – the main entrance via the front of the property opens into a hallway, which leads off to two reception rooms, kitchen and downstairs W/C.

First Floor – The main landing leads to Bedroom 1 and Bedroom 2. The bathroom is fitted with a shower over bath, sink and WC.

Second Floor – The second floor landing leads to Bedroom 3 and Bedroom 4.

Outside – There is a small garden surrounding the house, which is mainly lawn with flowers and shrub borders. There is a small outbuilding and garage which are currently used for storage and a greenhouse.

Please refer to the floor plans for the Property’s layout and measurements.

New Farm House

General Remarks & StipulationsMethod of SaleThe Property is offered for sale as a whole by Private Treaty.

Tenure and PossessionThe freehold of the property is offered for sale with vacant possession.

Property Information and Data RoomFurther details on the property are available in the farm sale data room. Please contact the selling agents for details on how to obtain access.

Option to Colworth Park Limited Partnership The land shown hatched red on the sale plan will be retained by the Vendor. It is currently subject to an Option Agreement to a third party (Colworth Park Ltd Partnership) until 6th October 2016. The Purchaser will be granted a Farm Business Tenancy for the duration of the Option Agreement. The Vendor will have the option to call on the Purchaser to acquire the land if the current Option Agreement expires.

Wayleaves, Easements, Covenants and Rights of WayThe Property will be sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way whether or not disclosed. The Purchaser will be deemed to have full knowledge and will have satisfied themselves as to the provisions of any such matters affecting the Property in particular (full details are provided in the farm sale data room):

n Solar easement – there is a private easement for a cable to Glebe Farm SPV Ltd for the purpose of connecting two solar farms on adjoining land. The easement runs inside the boundary of the Farm and parallel to Forty Foot Road.

n Rights of way/footpaths – various public rights of way cross the property.

n Services – the electricity and water supplies to Lee Farm are connected via retained land at Colworth Science Park. The Vendor will undertake to install new mains supplies to each of the following properties (the electricity supplies will be installed within 12 months of completion of sale): Lee Farm Buildings, New Farm House and Barwick Spinney.

n Vibration – Lee Farm has operated side by side with Unilever at the Colworth Science Park for 25 years. At the Science Park Unilever uses delicate, high performance measuring equipment to produce vital information for their research and development programs. The equipment is highly sensitive to certain levels of vibration which adversely affects their operation. Any new development shall not cause vibration to be produced which would exceed a level of 3.125µm/s (VC-E criterion) at any point within the boundary of the Colworth Science Park Site. Any proposed development that may pose a risk of exceeding this criterion should be the subject of a vibration assessment by a competent engineer to demonstrate compliance. Further details on this criterion are available on request.

n Maintenance of internal access routes – in connection with the right to use the driveway and internal roads to access the retained land and/or properties the Vendor shall pay a reasonable and proper proportion of the costs of repairing, maintaining and renewing the access roads. The proportion shall be determined by the Purchaser acting reasonably, and shall be subject to a maximum annual charge of £5,000 (five thousand pounds) exclusive of VAT.

n Windmill Hill Access – the Purchaser will be granted a Right of Way opposite Windmill Hill to access Colworth Thicket.

Environmental SchemesThere is an ELS/HLS Agreement in place (Reference: AG00538791), which ends on 31 October 2016. This will be transferred across to the Purchaser on completion. Full details are provided in the farm sale data room.

Basic Payment SchemeEntitlements under the Basic Payment Scheme will be included in the sale. Please contact the selling agent for further details. The Purchaser will warrant to observe and comply with the Cross Compliance conditions, the requirements for full payment under the BPS and any other conditions imposed on the outgoing Tenant by CAP reform from completion until 31 December 2015.

Telecoms MastThere is a telecommunications agreement with T-Mobile (UK) Limited for a mast, which is located to the southeast of Windmill Hill Cottage. The agreement is for a period of 20 years from

19 November 2003. The current rent is £4,250 per annum. Full details are provided in the farm sale data room.

Reservoir The Farm has the benefit of a small reservoir to the south of the holding. It is not presently utilised for agricultural purposes.

DesignationsThe whole of the Farm is in a Nitrate Vulnerable Zone.

Registered TitleThe Property offered for sale is shown edged red on the sale plan and is registered under Land Registry Title Numbers: BD237683, BD180863 and BD180864.

Timber and Mineral RightsTimber and mineral rights are included in so far as they are owned.

Sporting and Shooting RightsThe shooting and sporting activities at Lee Farm are presently managed by an established syndicate shoot.

The Vendor will reserve all sporting rights from the sale for the benefit of this syndicate until 1st February 2016. Beyond this, the sporting rights will be included in the sale, but subject to the following restrictions:

The Purchaser will not rear or release any game or quarry on the property, with the exception of pheasants.

The shooting of pheasants will only be permitted on Saturdays.

The shooting of partridges will not be permitted at any time.

Wild fowling, deer management and vermin control will be restricted to take place only over weekends and outside normal working hours.

For more information concerning the sporting rights and the related restrictions, please contact the selling agent.

Land DrainageThe land is partially under-drained. Further details are provided in the sale data room.

ServicesNew Farm House has the benefit of mains electricity and water supplies. There is Calor gas central heating and private drainage to a septic tank.

Lee Farm Buildings benefit from three phase mains electricity and private drainage to a septic tank, as well as an independent water supply.

Souldrop Farm Buildings have no services.

Please refer to the arrangements for new supplies as set out above. For the avoidance of doubt, the farm will be sold with the benefit of exisitng services in effect.

Barwick Spinney Buildings benefit from three phase mains electricity and water with private drainage to a septic tank.

Energy RatingThe energy rating for New Farm House is E.

The energy rating for Lee Farm offices is C.

The energy rating for Barwick Spinney is D.

Full details are provided in the farm sale data room.

OutgoingsNew Farm House is within Council Tax Band ‘F’, the amount payable is £2,314.30 per annum (2015/16).

Ingoing ValuationThe land is currently farmed under an operation to operation contracting agreement to manage the land until the completion date. The Purchaser will be required to pay for any growing crops established for 2015/16 harvest, along with any other acts of husbandry at cost, and any other items normally paid at ingoing. No claim will be allowed for dilapidations or any other matters. Payment is to be made on completion at the cost incurred by the Vendor, leased on contractors rates. Further details are available in the farm sale data room.

BoundariesThe Vendor and the Vendor’s Agent will do their best to specify the ownership of boundaries, hedges, fences and ditches, but will not be bund to determine these. The Purchaser will have to satisfy himself as to the ownership of the boundaries.

PlanningThe Property is located within the boundary of Bedford Borough Council.

AuthoritiesBedford Borough Council, Borough Hall, Cauldwell St, Bedford MK42 9AP.

ViewingsAll viewings will be strictly by appointment only through Bidwells. Please telephone Ben Taylor or Beth Bell on 01223 559352.

Health and SafetyGiven the potential hazards of a working farm and associated machinery we would ask you to be vigilant as possible for your own safety when making an inspection of the property.

PostcodeThe postcode for Barwick Spinney is MK44 1LB.

VATThe guide prices quoted are exclusive of Value Added Tax. The Vendor has opted to tax and the sale of the Property or any right attached to it is deemed a chargeable supply for the purposes of VAT. Such tax will be payable by the purchaser in addition to the puchase price. Please note that New Farm House will be exempt from VAT.

Plans, Areas and SchedulesPlans attached to the particulars are based upon the Ordnance Survey National Grid and are for reference only. The Purchaser will be deemed to have satisfied themselves of the land as scheduled.

PhotographyThe photographs in these particulars were taken in July 2013, April 2015 and August 2015. Any fixtures, fittings, or equipment shown on the photographs are not necessarily included in the sale.

Agents NotesFor clarification Bidwells LLP wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. These particulars do not form part of any offer or contract and should not be relied upon as statements or representatives of fact. Bidwells LLP has no authority to make or give in writing or verbally any representation or warranties in relation to the property. The plan and acreages use gross acreages taken from the Ordnance Survey sheets and are

not suitable for the preparation of Single Payment Scheme forms. Measurements of distance are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. No assumptions should be made that the property has all necessary planning, building regulation or other consents. Bidwells LLP has not carried out a survey, nor tested the services, appliances or facilities. Purchasers shall be deemed to have full knowledge of the state and condition as to the ownership of any tree, boundary or any part of the property. Purchasers must satisfy themselves by inspection or otherwise. In interest of Health & Safety, please ensure that you take due care when inspecting the property.

BidwellsBidwells LLP is a limited liability partnership registered in England and Wales (registered number OC344553). Registered head office is Bidwell House, Trumpington Road, Cambridge, CB2 9LD.

01223 559352

bidwells.co.uk

Land at Sharnbrook

Your ref:

Our ref:dd:df:

e:Date:

Trumpington RoadCambridge CB2 9LDt: 01223 841841f: 01223 845150bidwells.co.uk

Bidwells is trading name of Bidwells LLP, a limited liability partnership,registered in England and Wales with number OC344553.Registered office: Bidwell House Trumpington Road Cambridge CB2 9LD.A list of members is available for inspection at the above address.

We have pleasure in enclosing the sale particulars for Lee Farm which comprises a significant parcel ofring-fenced commercial arable land, farmhouse, three ranges of farm buildings and commercial property.

The holding extends to a total of 381.04 hectares (941.54 acres) and is offered for sale as a whole. We areinviting offers in excess of £6,500,000.

Please note that VAT will be charged in addition to the sale price.

Viewings are strictly by appointment only, please call 01223 559352 to arrange a viewing or for furtherinformation.

Yours faithfully

Enc

BRT/RCB01223 559459

btaylor@bidwells.co.ukDate as postmark

Dear Sir / Madam

Lee Farm, Colworth Estate, Sharnbrook, Bedfordshire