Manor Farm Dairy Shepton Mallet Somerset

Home , Downhead, Shepton Mallet, Torr Works

Manor Farm Dairy Downhead Shepton Mallet Somerset BA4 4LG

Frome 6.4 miles ~ Shepton Mallet 6.6 miles Westbury 13.4 miles (London Paddington from 1 hours 46 minutes) ~ Bath 16.5 miles (All distances and times are approximate) First class large scale dairy farm with extensive buildings

Key Farm Summary • Outstanding dairy unit for 1,300 cows • 64 point DeLaval rotary milking parlour • Extensive range of modern farm buildings • Productive grassland and arable land • 2 bedroom terraced house • Planning permission to convert a disused barn into a café • Available as a whole or in lots In total 221.78 acres (89.75 hectares)

Savills Salisbury Rolfes House 60 Milford Street, Salisbury, SP1 2BP David Cross – Fred Cook – Stacey Hone 01722 426810 [email protected] - [email protected] - [email protected]

Your attention is drawn to the Important Notice on the last page of text. 1 introduction

Manor Farm Dairy is located between Shepton Mallet and Frome, in an attractive part of Somerset. The farm totals approximately 221 acres with extensive modern farm buildings which are centrally located. Currently, the farm is operated with additional rented land and forage crops grown under contract of over 1,348 acres within a radius of 6.2 miles. The buildings at Manor Farm provide state-of-the-art facilities, offering the potential to run an intensive and efficient dairy system. They comprise a large dairy complex including a 64 point DeLaval rotary milking parlour. The three large open- span buildings which, together with cubicles, silage pits and slurry facilities, currently provide year-round accommodation for a 1,300 cow dairy herd. The site gives the opportunity to easily expand further making it an exciting farming and investment opportunity. N LOCATION PLAN NOT TO SCALE LOCATION AND SITUATION

The pretty hamlet of Downhead lies in the heart of the Mendip Hills. The hamlet has its own church, Church of All Saints, and is a short distance away from the village of Leigh-on-Mendip, which provides a range of amenities including a primary school taking children from 4 - 11, a village shop, The Bell Inn public house, St Giles’s church, a village hall and many active clubs and societies. The market town of Shepton Mallet is approximately 6 miles away and offers a comprehensive range of amenities and services including additional schools. The Georgian City of Bath lies 25 miles to the north and the picturesque City of Wells 11 miles to the west. NOTE - 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 NOTE - Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed. MCL: 28330/LOCATION PLAN MANOR FARM Date: 13/11/2020 The Cartographic & Design Team, Wessex House, Wimborne, Dorset. BH21 1PB Tel: (01202) 856800

2 3 Lotting Schedule

Lot Description Acreage

Lot 1 Manor Farm Dairy including all farm buildings, set in about 158.27 acres 158.37

A disused barn with planning permission to convert and extend to form a new Lot 2 0.29 farm shop and café, with new access arrangements and parking

Lot 3 A two-bedroom terraced house 0.06

Lot 4 Land located to the West of Pound Lane, Downhead 10.52

Lot 5 Land located to the West of Hollybush Lane, Downhead 26.81

Lot 6 Land located to the North of Old Wells Road, Downhead 25.83

Total 221.78

920Sh epDownheaton Mallet, Somersetd RESIDENTIAL Main House gross internal area = 572 sq ft / 53 sq m Approximate Floor Area = 572 sq FT / 53 sq m The holding includes a 2 bedroom mid- terraced house which is currently occupied by an employee of the farm. Council Tax Band B.

Kitchen 5.01 x 2.48 Bedroom 2 16'5" x 8'2" 2.80 x 2.45 Ground 9'2" x 8'0" first Floor Floor 920 Downhead EPC

Sitting Room 3.63 x 3.54 11'11" x 11'7" Principal Bedroom 4.98 x 2.49 16'4" x 8'2"

Not to Scale For identification purposes only. 4 Ground Floor First Floor

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features are approximate only. © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8443165/OHL farming

The farm is farmed in hand by the vendors. The high yielding pedigree Holstein dairy herd currently comprises 960 cows which are milked 3 times a day with a 379 day index, calving all year-round, with an impressive pregnancy rate of 30%. The herd have a rolling average yield of approximately 11,100 litres based on 305 day average and 12 month average milk sales showing butterfat levels of 3.97% and protein levels of 3.20%. The milk is sold to a cheese producer. More details of the herd performance are available from the agents. At present, the staffing comprises 12 full-time employees. Further details are available from the agents. 5 farm buildings

The farm buildings are in one central location, these form the basis of the dairy unit. The buildings are numbered in the plan and comprise: 1. Collecting Yard, Parlour and Dairy Building. Steel portal frame building with brick walls to a height of approximately 2m, timber end cladding, PVC coated profile steel sheeting and roller shutter doors, all under a pitched fibre cement roof. The building houses an automated gate push collecting yard for 360 cows, animal drafting and treatment races, fully hydraulic foot trimming crush and a 64 point DeLaval fully automated rotary milking parlour, which has the capacity to milk up to 2,000 cows 6. Poly tunnel erected in 2018 currently housing new born The primary concrete slurry lagoon, constructed in 2014, has three times per day. There are two bulk milk tanks with calves. The poly tunnel is 44m x 10m. a total storage capacity of 11,000m3. In addition, there is a a total capacity of 50,000 litres. The building also houses slurry tower and dirty water lagoon. a substantial drive-in storage area, viewing gallery, two There are eight silage clamps and a large concrete pad with offices, store rooms, showers and WCs, kitchen and an a total capacity for up to 18,000T of feed, with effluent tanks. . additional meeting room. N 2. Single span steel portal frame building under a pitched fibre BLOCK PLAN Slurry Bed Tank

cement roof, providing free stall housing for approximately Slurry Lagoon 380 cows with external feeding. We understand the Tank Trac k building was constructed in 2010. Ventilation fans were Tank installed in 2020. 3. Single span steel portal frame building under a pitched fibre cement roof. Constructed in 2010 this provides further 4 Silos Silo 1 housing for approximately 380 cows with external feeding. Manor Farm Dairy 2 3 4. Large open span shed with two side wings around a feed

yard. We understand the building was constructed in Silos the 1970s, with extensions added in 2006. Constructed of steel portal frames with concrete block cladding and Yorkshire boarding. Fitted out with 470 cubicles, a straw calving yard and associated feed passages. 5 NOTE - 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 5. A recently erected 12 bay general purpose barn (180’ x 6 NOTE - Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed. MCL: 28330/MANOR FARM DOWNHEAD BLOCK PLAN2 Date: 17/11/2020 45’) used as feed storage (5 bays) and livestock housing (7 The Cartographic & Design Team, Wessex House, Wimborne, Dorset. BH21 1PB NOT TO SCALE Tel: (01202) 856800 bays) with ventilation fans installed in 2020. 6 7 8 caravans

There are six caravans on site for staff accommodation.

land

In total the land at Manor Farm extends to approximately 221 acres, the majority of which is Grade 3 and farmed in a rotation of forage maize, grass leys and arable crops. The land north of the Old Wells Road is a free draining, loamy soil. The main block of land around the dairy complex is characterised by base-rich, loamy soils which may in places be slowly permeable. The farm is currently farmed together with an additional 1,348 acres of rented land comprising a number of separate Farm Business Tenancies and other agreements which the vendor has entered in to locally. Further details are available from the vendor’s agents.

9 10 general remarks vendor agrees to use reasonable endeavours to transfer the • Hay and straw at market value. Entitlements to the purchaser(s). • All purchased stores including fertilisers, seeds, sprays, feeding stuffs, fuel and oils etc. to be charged at cost. Method of Sale Planning Tenant right shall be paid for immediately the valuation is There is planning permission to convert a disused barn into a Manor Farm Dairy is offered for sale by private treaty as a agreed (with interest at 4% over Barclays Bank plc base rate farm shop and associated café with new access arrangements whole or in lots. for the time being the date of valuation) from completion to and planning. Mendip District Council: 0300 303 8588. date of payment. Should the valuation not be agreed within directions Bovine Tuberculosis (TB) four weeks of completion, the matter should be referred to the From London take the M3 West onto the A303. Travel along decision of a single Arbitrator to be appointed by agreement the A303 to Wylye and then take the A36 North. At the third The farm is currently under TB movement restrictions. or in the event of a dispute by the President of the Royal roundabout take the first exit onto the A362 signposted to Designations Institution of Chartered Surveyors. Frome. Continue along this road until the A361 T-junction at The property does not fall within a Nitrate Vulnerable Zone which turn left. Minerals (NVZ). Follow the A361 west towards Shepton Mallet over three The mineral rights have been reserved by a third party and are roundabouts. Then take the right-hand turn after Torr Works EPC not included in the sale. off the A361 and on to Slait Hill, signposted to Downhead. Rating D - 920 Downhead. Rights of Way, Wayleaves and Continue along this road through the village of Downhead and VAT Easements the entrance to the farm can be found on the right-hand side, There are two footpaths which cross the farm in the south immediately after a stone barn and just before the church. Any guide prices quoted or discussed are exclusive of VAT. In the event of a sale of the farm or any part of it, or any right attached to western and north western corners as shown on the plan. Tenure it becoming a chargeable supply for the purposes of VAT, such Health and Safety The farm is freehold and is sold with vacant possession, tax would be paid for in addition to the purchase price. Given the potential hazards of a working dairy farm, we would subject to the lease on the Anaerobic Digester Plant. There Lock, Stock and Barrel Sale ask you to be as vigilant as possible for your own personal is a lease of a small parcel of land shown hatched on the sale safety when making your own inspection. plan to the RZ Energy Ltd (RZE) for 21 years from 04.07.2014. The Vendors may sell Manor Farm to a Purchaser, selling on all of the cows, young stock, silage, fodder, stores and Under the terms of the lease, the farm supplies cattle slurry Employees machinery etc. at completion on a ‘Lock, Stock and Barrel’ and waste animal feed. The farm receives a current rent of The intention of the Sellers is to sell the Farm as a going concern basis if required. A list of livestock and machinery that is £11,500 per annum which is linked to RPI. The farm receives and the Transfer of Undertakings (Protection of Employment) available for purchase can be obtained from the Agents. electricity at a discounted rate of 5.5p/kWh. Further details are Regulations 2006 will apply to the employees and the Contracts available from the agents. Ingoing Valuation for Employment of the employees shall automatically transfer to the Buyer on the date of actual completion. Services The purchaser shall, in addition to the purchase price, be The Buyer shall be responsible for and shall indemnify the All the buildings are connected to mains electricity and water required to take over and pay for those items of tenant right Seller against all wages and other benefits receivable by any of supplies. The majority of the land has the benefit of a mains including: the employees in respect of the period after actual completion water supply. • Growing crops and other tillage, post-harvest sprays and and all claims by or in respect of any employee deriving from other acts of husbandry to include costs of all cultivations, The terraced house is served by mains water and electricity the transfer of the property itself or from any act or omission of chemicals and fertilisers in accordance with Central with oil-fired central heating. the Buyer after actual completion of the sale. Association of Agricultural Valuers (CAAV) costings. Basic Payment Scheme • All clamped silage will be charged for at £30 per tonne for Local Authorities The Basic Payment Scheme Entitlements are included in the grass silage, £35 per tonne for maize silage and £35 per Mendip District Council, Shepton Mallet: 0300 303 8588. sale. The 2020 claim will be retained by the vendor and the tonne for whole crop wheat. Somerset County Council, Taunton: 0845 345 9166. 11 Viewing Strictly by appointment through the selling agents.

Important Notice Savills and their clients give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. 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 has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 3. The reference to any mechanical or electrical equipment or other facilities at the property shall not constitute a representation (unless otherwise stated) as to its state or condition or that it is capable of fulfilling its intended function; prospective purchasers/ tenants should satisfy themselves as to the fitness of such equipment for their requirements. 4. We have not made any investigation into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser is responsible for making his own enquiries in this regard.

Particulars written November 2020. Photographs taken November 2020.

12 FB FB Great House Farm N

Pond

a c 0500 k 2.447ha Pond FP

E LAN ILN EK IM GP L

Holly Bush Barn

HILL KNAP

Issues GP LOT 5 Knaphill Cottage 1584 ues 5.557ha

Knaphill Farm

L E IG 8280 H R O A 2276 3.087ha D AD S RO 0.044ha E LL N WE A LD L E O N A SH L U N B E RE LY G OL H

T 2674 o w L

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r y l 2.801ha V a ie n d w Works

MS 4070 W GP i n d r 4.712ha u Issues sh LOT 6 Mendip View 6069 2.654ha

0864 GP 3.175ha

CR ROAD AB TREE ELLS OLD W Reservoir Pumping LA (covered) NE Station GP (

Tadhill Farm Issues TADHILL 5253 Tank 5.522ha Shearmoor Wood Tadhill Farm Cottge 9442 1341 ) th (um 1.897ha 12.699ha 1643 Pa

S ROAD OLD WELL Boddenham's Coppice 0.422ha

Cranmore Fieldstones e Hunter Lodge 6941 3.576ha

adhill House Farm

K Pond

E Boddenham's Coppice ) m 8233 u ( 9336 h t a 0.003ha 0.126ha P Gallop 8434 4429 Drain 8333 0.005ha 11.340ha 0.003ha

UXTO CG

' S LOT 1

N E 7024 Tank Manor Farm 2.536ha Asham Wood

1 Slurry Bed Tank 2 Manor Farm Cottages

Slurry Lagoon B Tank au

Track m

be Tank LOT 2 Copp Water All Saints' Church Workings (dis) 2409 3912 ic 0.118ha 0.224ha e Heap (dis)

Silos Silo

Manor Farm Dairy P

N Heap LOT 4 E (dis) 1202 Silos 4.242ha Tadhill Copse Summerleaze 4201 6.604ha Westmead Cottages 7506 9600 FP

2 6.358ha

1 6.778ha Heap (dis) 0598 ) Downhead Mill Weir 8398 um Sluice 0.016ha (

h t Sluice 0.561ha a Downhead P Mill Pond 6598 Downhead 9 Cottage The Old Mill 18 0.545ha 921

LOT 3 LB Honeysuckle Cottage NOTE - Reproduced from the Ordnance Survey Map with the

7 1 The Old School 0795 9 permission of the Controller of H.M. Stationery Office.

0.026ha 4 1 5490 © Crown copyright licence number 100024244 Savills (UK) Limited 9 Karma CG 1.675ha NOTE - Published for the purposes of identification only and

TCB although believed to be correct its accuracy is not guaranteed. (dis) Pond MCL: J28330/MANOR FARM DOWNHEAD 2 Date: 17/11/2020 Ashley Farm The Cartographic & Design Team, Wessex House, Wimborne, Dorset. BH21 1PB ce ppi Co Tel: (01202) 856800 Little Manor be om Dairy House Farm uc Ba NOTE: THE RIGHTS OF WAY SHOWN ON THE PLAN ARE FOR INDICATIVE PURPOSES NOT TO SCALTrack E ONLY. FOR LEGAL PURPOSES REFER TO THE DEFINITIVE RIGHT OF WAY MAP. Springs Farm Climatological Station Issues Pot Hole Issues Wood Leigh Issues

13 Mark Riley Design - 07747 037222

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