Manor Farm, Weasenham

WEASENHAM ST PETER •

Manor Farm, Weasenham • NORFOLK • PE32 2TF

Fakenham – 7 miles, – 8 miles, – 20 miles.

OUTSTANDING COMMERCIAL FARM WITH SIGNIFICANT DIVERSIFIED INCOME AND DEVELOPMENT POTENTIAL

About 1,107.28 acres (448.11 hectares) of Grade 2 and 3 arable land. About 44.15 acres (17.87 hectares) of permanent pasture. About 28.97 acres (11.72 hectares) of woodland. Farmhouse and three further residential dwellings. Range of agricultural buildings, let commercial units and established ground mounted solar photovoltaic array. Total income from residential, commercial and solar approximately £80,500 p.a. Potential development opportunities – subject to necessary consents. Well accessed in respect of local and regional transport network. In all about 1,199.82 acres (485.57 hectares).

For sale as a whole or in 2 principal lots.

Norwich Tel: +44 (0)1603 229 229 Tel: +44 (0)20 7016 3780 Contact: Christopher Miles Contact: Alex Lawson [email protected] [email protected] Contact: Tom Parish Contact: Charlie Paton [email protected] [email protected]

www.savills.co.uk

Your attention is drawn to the Important Notice on the last page of the text. INTRODUCTION Manor Farm, Weasenham represents the opportunity to acquire an extensive commercial arable farm in a well accessed though unspoilt part of West Norfolk. Extending in all to 1,199.82 acres (485.57 hectares) the predominantly arable land is served by a well located farmstead, comprising the agricultural and commercial buildings, principal house and two further cottages. There is a further residential dwelling in the village of Weasenham St Peter. The arable area extends to 1,100 acres (445 hectares) farmed in a high yielding combinable rotation including wheat, barley, oilseed rape, sugar beet and beans. There are a further 44.15 acres (17.87 hectares) of permanent pasture whilst the mature, attractive woodland parcels provide amenity and sporting interest to the undulating topography, particularly within Lot 1. The holdings are located in West Norfolk between the villages of Weasenham St Peter and South Raynham, either side of the A1065 which links , to the North East, and Swaffham, to the South. All of the working areas benefit from good access to the public highway, either directly The farmstead at Manor or via the well maintained internal network of Farm provides general tracks. purpose and grain storage The Agricultural Land Classification of facilities for around and Wales shows the land as being predominantly 3,550 tonnes, of which Grade 3, with some Grade 2 soils. The land at 2,000 tonnes is on-floor Manor Farm, Weasenham (Lot 1) is characterised and 2,050 tonnes in four by soils of the Barrow Series, being deep well adjacent silos. drained coarse loams over clayey and sandy soils. Manor Farm, Weasenham The Land at South Raynham (Lot 2) generally consistently delivers first comprises more bodied soils of the Burlingham rate yields as part of the and Beccles series, being deep coarse and fine established rotation, loamy soils over denser sub-soils. The diversity of notably of winter wheat in soil types provides scope for a balanced rotation, recent years. particularly in years of variable rainfall. SITUATION Manor Farm, Weasenham sits between across Norfolk gives excellent access the settlements of Weasenham St to the regional and national road Peter and South Raynham in West network via Cambridge. Norfolk. The town of Fakenham is London Kings Cross can be reached around 7 miles to the North-East, in around 1 hour and 23 minutes whilst the county city of is from Downham Market, which is within 30 miles to the East. around 20 miles from the property. The property sits conveniently in London Liverpool Street can be relation to the A1065 trunk road reached in 1 hour and 44 minutes which runs links Fakenham to from Norwich, which is also served by Swaffham, where the A47 arterial road an international airport. LOT 1 – MANOR FARM, WEASENHAM ST PETER LOT 1A – WEASENHAM MANOR

Shown shaded pink on the sale plan, Manor Farm is a ring fenced unit The Property around the village of Weasenham St Peter with excellent access by Weasenham Manor is a substantial period property, virtue of its location in respect of the local road network. The holding enjoying a prominent position on the outskirts comprises Weasenham Manor, the agricultural and commercial buildings of the village of Weasenham St Peter. Annexed at Manor Farm, as well as three further residential dwellings and to the main house are an extensive range of agricultural land extending in all to 682.71 acres (276.29 hectares), of outbuildings including offices, garaging, workshop which 623.70 acres (252.40 hectares) are in arable production. and associated storerooms used as part of the commercial premises. The main house offers well arranged accommodation, with all rooms enjoying generous proportions befitting the period of the house. There is a well fitted kitchen/breakfast room, leading through to the dining room and useful larder, and at the front of the house is the more formal drawing room and sitting room. On the first floor there are five bedrooms including a master bedroom with adjoining bath/shower room enjoying views over the surrounding countryside. The remaining four bedrooms are all double bedrooms and there is a further family bath/shower room on the second floor. There is extensive attic space that could offer further bedroom accommodation, subject to conversion.

Business Premises and Outbuildings Adjoining the house to the East is an extensive range of outbuildings which are currently used as business premises with planning consent for A1 retail use. Accessed via a hallway from the house, a corridor leads to two offices and two large storerooms. The outbuildings then continue into further storerooms including a workshop and garaging with up and over doors, with open fronted vehicle stand, and a further unit currently being used as a workshop with separate WC and garage. Adjoining the house to the South are further small storage rooms for coal and logs, and a secure garage and storage room. All outbuildings are well maintained, and of traditional brick and flint construction under a pantile roof. Energy Efficiency Rating Situation

Bedroom 3 5.23 x 4.80 Weasenham Manor is situated on the North 17'2" x 15'9" Eastern fringe of Weasenham St Peter. The village

Eaves Storage has a public house, whilst the nearby village of Great Massingham (4 miles) with its pretty village

Bedroom 4 green provides everyday shopping facilities with 4.56 x 4.00 SkySAttic Room 3 ky 15'0" x 13'1" 3.16 x 2.66 Attic Room 2 10'4" x 8'9" Attic Room 1 a village shop and post office and a renowned 5.69 x 4.64 7.78 x 4.64 18'8" x 15'3" 25'6" x 15'3" public house (The Dabbling Duck). Further Store specialist shopping at Waitrose supermarket are in Bedroom 5 4.01 x 3.11 econd loor the local market town of Swaffham (8 miles) with 13'2" x 10'2" S F Fakenham, another market town, 7 miles away with an established garden centre, further shopping Garage 2 6.12 x 5.67 20'1" x 18'7" and racecourse. The Coast is

Bedroom 2 Master Bedroom approximately 15 miles North and offers a network 5.58 x 4.50 7.60 x 4.50 18'4" x 14'9" 24'11" x 14'9" of coastal walks, sailing, golf and bird watching, Garage 3 4.47 x 3.41 14'8" x 11'2" served by a variety of pubs and restaurants. First Floor Outside Wood Store Approximate Gross Internal Floor Area: Weasenham Manor is approached from the Coal Main House - 7,366 sq ft (684 sq m) Storage North through a brick pillared entrance onto a gravelled parking and turning area. There is Total - 9,774 sq ft (909 sq m) Bungalow 10.47 x 4.24 Logs For identification only. Not to scale. 34'4" x 13'11" a separate entrance leading around to the rear outbuildings and business premises and a further Store

4.96 x 2.44 area of gravel. Also to the North of the House 16'3" x 8'0" Dining Room is a large area of lawn bordered by a wall. The 8.23 x 4.73 27'0" x 15'6" private gardens to the house can be found to the Cellar

Larder/Pantry South West, and are an attractive feature of the 3.67 x 2.57 12'0" x 8'5" Vehicle Stand property and have been carefully landscaped to 6.25 x 4.55 Kitchen/ 20'6" x 14'11" Breakfast Room 4.98 x 4.97 enjoy the position. There is a large paved terrace 16'4" x 16'4" Scullery 3.47 x 2.57 adjoining the house and accessed from both the 11'5" x 8'5" dining room, drawing room and inner hallway with Laundry 2.71 x 2.57 Garage1/ Oil Tank 8'11" x 8'5" raised decked seating areas on the terrace. Steps Workshop 5.04 x 4.55 11.04 x 5.21 16'6" x 14'11" 36'3" x 17'1" Green House lead out to a large expanse of lawn stretching away 5.57 x 2.68 Back Hall 18'3" x 8'10" Morning Room 4.97 x 4.48 4.30 x 3.81 16'4" x 14'8" 14'1" x 12'6" from the house and up to another area of lawn and Boiler Room dispersed with fine mature trees. There are various shrubs throughout the garden and raised flower beds adjoining the terrace, and on the Northern Office 3 Office 2 Office 1 Store Room Sitting Room Drawing Room 5.91 x 4.03 Store Room 4.59 x 4.13 7.87 x 4.16 4.65 x 4.28 5.57 x 4.84 6.96 x 4.06 15'3" x 14'1" 7.53 x 4.44 boundary is an attractive high brick and flint wall 19'5" x 13'3" 15'1" x 13'7" 25'10" x 13'8" 18'3" x 15'11" Hall 24'8" x 14'7" 22'10" x 13'4" 6.18 x 3.13 20'3" x 10'3" trained with various roses and climbing plants. Included within the garden is a stable block with Ground Floor two loose boxes. LAND AT MANOR FARM, WEASENHAM ST PETER Situated around the Village of Weasenham St Peter, Manor Farm is a serviced arable farm in rolling countryside. The productive arable land extends to 623.70 acres (252.40 hectares), with soils predominantly classified as Grade 3 by the 1:250,000 Series Agricultural Land Classification Maps of the Barrow Series described above. The land has sustained a high yielding rotation based around combinable cropping and sugar beet, with beans as a break crop. The fields are generally regularly shaped and orientated being well suited to commercial farming practices which, in conjunction with the excellent access from the public highway and local transport network, mean the land is particularly easily managed. DEVELOPMENT POTENTIAL There are some parts of the landholding adjacent to the settlement boundary of Weasenham St Peter, notably parcel 2705 on the sale plan, that have been identified as having development potential in the medium to long term, subject to achieving the necessary consents. Further details are available form the Vendor’s agent. SPORTING By virtue of the scale, gently undulating topography and mature, well maintained woodland parcels, the Farm provides sporting interest predominantly in driven game. There are a number of well known shoots in the area. AGRICULTURAL AND COMMERCIAL BUILDINGS N The schedule below sets out the use and specification of the agricultural and commercial BLOCK PLAN LB buildings by reference to the adjacent plan. Grain drying and storage as well as general agricultural machinery storage is provided in the principal building and adjacent silos providing around 4,050 tonnes of storage, with the further buildings occupied for commercial uses providing a useful diversified income stream. There are also further workshops and stores. The buildings are accessed from the A1065 Fakenham to Swaffham road and are therefore conveniently located in terms of the local transport infrastructure. There may be scope to extend the existing agricultural and commercial uses on to the land adjacent to the buildings or Weighbridge indeed seek to change the use of the buildings should the current activities cease. Any scheme El Sub Sta would be subject to all necessary consents from Council. Manor Farm 5 MAP BUILDING DESCRIPTION REF Steel portal frame with brick built walls and corrugated fibre cement 11 1 Grain Store sheet roof. Storage on concrete floor with internal partitions. Forecourt and wet pits serving dryer. Brick built walls with corrugated sheet cladding and roof. Houses grain 2 Grain Dryer dryer comprising 4 bins and handling infrastructure. 10 Iron frame structure with brick walls and corrugated sheet cladding 4 9 3 Grain Store and roof. Storage on concrete floor with access via 2 no roller shutter 3 8 loading bays. 4 no grain silos with handling equipment. Total capacity around 2,050 4 Grain Silos tonnes. Chemical Purpose built chemical store of brick walls with pitched, corrugated 5 Store sheet roof and concrete floor. Mast 2 Fitters Brick built beneath pitched, corrugated sheet roof with concrete floor. 6 Workshop A Secure compound adjacent, in which a disused radio mast is situated. 6 7 Fitters 7 Brick built beneath pitched, corrugated sheet roof with concrete floor. Workshop B Tanks 1 Boulton & Steel portal frame structure with block and corrugated sheet clad walls 8 Paul and roof. Open fronted bay with secured area. Carpenter’s Solar Panels 9 Flint and brick walls beneath pantile roof. Store Old Sack

10 Block and corrugated sheet clad walls and roof. NOTE - Reproduced from the Ordnance Survey Map with the Store 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: 23316/BLOCK PLAN Date: 31/05/2017 11 Old Garages Brick and flint walls beneath a pitched, pantile roof. The Cartographic & Design Team, Wessex House, Wimborne, Dorset. BH21 1PB Tel: (01202) 856800 NOT TO SCALE RENEWABLE ENERGY To the South of the farmstead is a ground mounted (100 kW) solar photovoltaic array registered on 30th December 2013, since when electricity has been generated producing an income of around £12,000 per annum via the Feed-In Tariff regime, though the financial benefit to the property is in excess of this given a good deal of the electricity generated is utilised on site, generating savings of around £3,500 per annum. Further details are available from the Vendor’s agent. 1 AND 2 THE BUNGALOWS, WEASENHAM ST PETER Two detached bungalows situated to the West of Weasenham Manor with aspects across the agricultural land. Constructed of brick built walls beneath pitched, pantile roofs both of the dwellings comprise three bedrooms, entrance hall, bathroom with WC, living room, kitchen/ dining room, separate WC and utility room on a single floor. Both dwellings benefit from oil fired central heating and UPVC double glazing units as well as a garage each. 26 THE GREEN, WEASENHAM ST PETER Situated on the Northern fringe of Weasenham St Peter with views across the village green, 26 The Green is brick built dwelling over two storeys under a pitched, pantile roof. Internally, there are three bedrooms and a bathroom on the first floor, with the kitchen, two reception rooms, WC and store on the ground floor. The property is served by oil fired central heating and is partially double glazed.

1 The Bungalow 2 The Bungalow 26 The Green

Energy Efficiency Rating Energy Efficiency Rating Energy Efficiency Rating LOT 2 – LAND AT SOUTH RAYNHAM Shown shaded blue on the sale plan and situated to the There are a further 100.27 acres (40.57 hectares) in a single South of South Raynham extending in all to 515.67 acres working area located to the North, again easily accessed (208.69 hectares) of which 483.58 acres (195.70 hectares) are direct from the A1065. in arable production. The majority of the land, some 415.40 The soils are of the Burlingham and Beccles series, being acres (168.12 hectares) is situated as a single, ring fenced deep coarse and fine loamy soils which have sustained a block well accessed from the public highway at the East and rotation based around combinable cropping and sugar beet, West with an arterial track linking all of the working areas to with beans as a break crop though the land has historically make for efficient working. also grown root crops. GENERAL REMARKS AND STIPULATIONS Ingoing Valuation Fixtures & Fittings The Purchaser(s) may, in addition to the purchase price, be Unless described in these particulars, all fixtures and fittings Method of Sale required to takeover and pay for those items of tenant right are specifically excluded from the sale. For avoidance of Manor Farm, Weasenham is offered for sale by private treaty including: doubt the portable weighbridge situated in the farmyard is as a whole or in two lots with vacant possession subject to the excluded from the sale. occupation agreements set out. • Growing crops and other tillages, post harvest sprays and other acts of husbandry to include costs of all cultivations, Services Exchange and Completion chemicals and fertilisers in accordance with CAAV Weasenham Manor, the further residential dwellings and Exchange to take place with a 10% deposit by agreement, with costings. agricultural buildings benefit from mains electricity. The completion by agreement thereafter. Contracts to be agreed •  residential dwellings are served by mains water supply within 20 working days of receipt of the draft contract from Enhancement will be charged on all crops after January and private sewerage systems, further details of which are the Vendor’s solicitor. 1st 2018 at £30 per acre per month from the date of sowing to completion. available from the Vendor’s agent. It is intended that completion will take place as soon as practically possible following harvest, subject to a Purchaser • Hay and straw at market value. Easements, Covenants, Rights of Way & Restrictions will be granted early entry if required following exchange of • All purchased stores including fertilisers, seeds, sprays, The Property is sold subject to, or with the benefit of, all contracts to carry out cultivations and other works for the benefit feeding stuffs, fuel and oils etc. to be charged at cost. existing wayleaves, easements, quasi-easements, rights of way, covenants and restrictions whether mentioned in these of the 2018 harvest of fields cleared of the 2017 harvest. Tenant right shall be paid for immediately once the valuation particulars or not. Holdover is agreed with interest at 4% over Barclays Bank plc base There is a high pressure gas main running through Lot The Vendors will reserve all necessary rights of holdover in rate at the date of valuation from exchange of contracts on 2, further details of which are available from the Vendor’s respect of: to date of payment. Should the valuation not be agreed agent. • Growing crops - to harvest and take the growing crops of within four weeks of exchange of contracts, the matter Employees Sugar Beet established no later than 31st January 2018. will be referred to the decision of a single Arbitrator to be appointed by agreement or in the event of a dispute by the Subject to the Lots being sold separately, the Vendor • Buildings - to store harvested crops until removed from the President of the Royal Institution of Chartered Surveyors. does not believe that there are any employees to which agricultural buildings and silos to be removed no later than the statutory provisions of the Transfer of Undertakings 31st March 2018. Sporting (Protection of Employment) Regulations 2006 apply given The sporting rights over Manor Farm Weasenham and Tenure & Possession their intention to retain the existing employees. part of the Land at South Raynham are currently let to a Manor Farm, Weasenham is offered for sale freehold with shooting syndicate, until 1 February 2018. Whilst the shoot vacant possession on completion save for the residential and commercial occupational arrangements set out, further details is currently relatively small, the farm, by virtue of the scale, of which are available from the Vendor’s agent. gently undulating topography and mature, well maintained woodland parcels, provides the potential for more significant All of the property is registered to the Vendor at the Land sporting interest, predominantly in driven game in keeping Registry on the basis of Title Absolute with the exception of: with the established shoots in the surrounding area. In • A small area of land comprised within Manor Farm, particular, there is scope to utilise the centrally located Weasenham which remains in the name of the woodland block, known as Raby’s Wood, at South Raynham. predecessor in title, now deceased. The Vendor’s will make arrangements for this to be included in the sale and Planning transferred to the Purchaser. The Property is offered subject to any current or past • The pond adjacent to the public highway within parcel development designation and policies, tree preservation 0793 is not within the registered title though is believed to orders, town planning schedules, applications, permissions be owned. and resolutions which may be or may come in to force. Occupational Schedule LOT PROPERTY TENURE TERM DATE INCOME (PA) 1a Weasenham Manor Landlord & Tenant 9 October £36,000 Act 1954 2023 1 26 The Green Rent (Agriculture) Protected £4,368 Act 1976 1 Chemical Store Landlord & Tenant Periodic £5,000 Act 1954 1 Fitters Workshop A Landlord & Tenant 31 December £6,000 Act 1954 2021 1 Fitters Workshop B Landlord & Tenant 31 December £4,000 Act 1954 2021 1 Boulton & Paul Building Landlord & Tenant Periodic £8,500 Act 1954 1 Various Grazing and Periodic £3,991 storage Licences 1 & 2 Manor Farm, Weasenham and Sporting Licence 2 February £0 Land at South Raynham (part) 2018

1 The Bungalow and 2 The Bungalow are occupied on service contracts by employees of the Vendor’s farming business.

Boundaries, Plans, Areas, Schedules & Disputes The boundaries are based on the Ordnance Survey and are for reference only. The Purchaser(s) will be deemed to have full knowledge of the boundaries and any error or mistake shall not annul the sale or entitle any party to compensation in respect thereof. Should any dispute arise as to boundaries or any points arise on the general remarks and stipulations, particulars, schedules, plan or the interpretation of any of them, such questions shall be referred to the selling agent whose decision acting as expert shall be final. Basic Payment Scheme Schedule of Areas The land is registered for the Basic Payment Scheme and the Entitlements are included in the sale subject to VAT. The Vendor’s LOT 1 ACRES HECTARES farming company will make reasonable endeavours to transfer the relevant Entitlements to the Purchaser(s) after completion Arable 623.70 252.40 of the sale. The 2017 Basic Payment will be retained by the Vendor. The Purchaser(s) will indemnify the Vendor against any Pasture 42.37 17.15 breach of cross compliance from the date of completion until the end of the scheme year in which completion occurs. Wood 2.50 1.01 Sporting, Minerals & Timber Miscellaneous 14.14 5.73 In so far as they are owned by the Vendor, rights of sporting, minerals and timber are included in the sale. All such rights are Sub - Total – Lot 1 682.71 276.29 believed to be owned by the Vendor with the exception of: LOT 1A ACRES HECTARES • The Sporting Rights over part of the Land at South Raynham. Miscellaneous 1.44 0.58 • There are areas of the property where the mines and minerals are reserved from the freehold below a depth of 1,000 ft. Sub - Total – Lot 1a 1.44 0.58 VAT LOT 2 ACRES HECTARES Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property or any part thereof, or any Arable 483.58 195.71 right to it becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition. Pasture 1.78 0.72

Council Tax, Non-Domestic and EPC Ratings Wood 26.47 10.71 Miscellaneous 3.84 1.59 PROPERTY COUNCIL TAX 2017/18 COUNCIL EPC RATING AOC RATEABLE VALUABLE BAND TAX LIABILITY Sub - Total – Lot 2 515.67 208.70 Weasenham Manor E £1,973.84 E No £6,090.00 TOTAL – WHOLE 1,199.82 485.70 1 The Bungalow B £1,256.08 E Yes N/A 2 The Bungalow B £1,256.08 E Yes N/A 26 The Green B £1,256.08 F No N/A Chemical Store N/A N/A N/A N/A £4,850.00 Fitters Workshop A N/A N/A N/A N/A £10,000.00 Fitters Workshop B N/A N/A N/A N/A £6,100.00 Boulton & Paul Building N/A N/A N/A N/A £6,625.00 Note – AOC denotes Agricultural Occupancy Restriction.

Local Authorities Breckland District Council. Elizabeth House, Walpole Loke, , Norfolk NR19 1EE. Tel: 01362 656870 North Norfolk District Council. Council Offices, Holt Road, , Norfolk, NR27 9EN. Tel: 01263 513811 Norfolk County Council. County Hall, Martineau Lane, Norwich, Norfolk NR1 2DH. Tel: 0344 800 8020

Solicitors Mills & Reeve LLP, Norwich. Contact: Nicola Dernie/Louisa Butcher.

Viewings By appointment with the Vendor’s agent. Before travelling to view the property, please discuss with the Vendor’s agent any point which is of particular importance to you. Given the potential hazards of a working farm, visitors must, before entering the property, meet with our representative on site to be briefed on possible hazards. 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 have not tested any services, equipment or facilities. Purchaser(s) 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 and prospective Purchaser(s)/Tenant(s) should satisfy themselves as to the fitness of such equipment for their requirements. 4. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the Purchaser(s) is responsible for making his own enquiries in this regard. Particulars prepared: June 2017. Ground and Internal Photographs taken: May 2017. Aerial Photographs taken: May 2017. 170609TP

Hardwick House 33 Margaret Street Agricultural Hall Plain London Norwich NR1 3FS W1G 0JD Tel: +44 (0)1603 229 229 Tel: +44 (0)20 7016 3780 Contact: Christopher Miles Contact: Alex Lawson [email protected] [email protected] Contact: Tom Parish Contact: Charlie Paton [email protected] [email protected] © Designed & produced by Bespoke Brochures | bespokebrochures.co