LOW WOODS FARM , YORK

LOW WOODS FARM SPROXTON, HELMSLEY, YO62 5ED

This sale provides the first ever opportunity on the open market to purchase Low Woods Farm which was historically part of the Duncombe Park Estate before passing into the Wray Family.

Unusually the farm is also offered as a whole, comprising 258 acres in a ring fence set in rolling countryside 1 mile south of the market town of Helmsley and just outside the National Park.

York Auction Centre Murton, York The homestead stands in the centre of the property and includes a traditional stone YO19 5GF farmhouse currently housing 2 families and extending to over 3600 sq.ft. Adjacent lie the farm Tel: 01904 489731 buildings which are a mixture of traditional stone structures and more modern sheds. Fax: 01904 489782 [email protected] The whole homestead lends itself to re-appraisal and re-development subject to necessary www.stephenson.co.uk consents. The land varies from sound arable capable of root cropping through to riverside grazing next to the River Rye. The farm is currently run as a mixed arable and livestock enterprise although in a previous life, Low Woods was a dairy unit.

Low Woods is a delightful compact family farm in the idyllic surroundings of in an Area of Outstanding Natural Beauty.

St Michael’s House Market Place, Malton, York GUIDE PRICE: £2.6 Million as a whole YO17 7LR Tel: 01653 692151 Offers will also be considered for lot sizes to suit prospective purchasers Fax: 01653 600311 [email protected] www.boultoncooper.co.uk

Solicitors Quality Solicitors Burn & Co Ebor House, London Ebor Business Park, Millfield Lane, Nether Poppleton, York YO26 6QY Tel: 01904 655442 THE HOUSE From the Entrance Hall, stairs rise to the first floor A substantial stone built farmhouse situated centrally living accommodation: within its own grounds, and with significant scope for extension and further improvement. The spacious Landing: 21’11’’ x 5’4’’ (6.68 x 1.63m) plus 16’4’’ x and flexible living accommodation extends to in 6’11’’ (4.98 x 2.11m) uPVC double glazed windows. excess of 3,600 sq.ft (340 sq.m) comprising:- Door to attic space. ACCOMMODATION Bedroom 3 (SE): 14’10’’ x 14’1’’ (4.53 x 4.28m) uPVC Ground Floor: double glazed window to the front. Original decorative fireplace. Dado rail. Alcove with Front Entrance Door: uPVC double glazed to: shelving. Single radiator. Entrance Hall: 9’8’’ x 6’10’’ (2.95 x 2.08m) plus 6’7’’ x 6’10’’ (2.01 x 2.08m) plus 5’6’’ x 5’4’’ (1.68 x 1.63m) Bedroom 4 (NE): 14’0’’ x 12’0’’ (4.26 x 3.66m) uPVC partly on a tiled floor and partly carpeted. Single double glazed window to the front. Double radiator. radiator. Alcove with shelving. Door to walk-in wardrobe. Living Room/Snug (SW): 13’11’’ x 10’9’’ (4.25 x Bedroom 5 (SW): 14’11’’ x 9’5’’ (4.28 x 2.86m) Double 3.27m) uPVC double glazed windows overlooking glazed window to rear aspect. Single radiator. the patio garden. Display alcove. Double radiator. Alcove with shelving. Laminate wood floor. Bedroom 1 (SE): 15’ x 13’11’’ (4.57 x 4.24m) uPVC double glazed windows to front and side. Display Inner Landing: 15’4’’ x 3’7’’ (4.67 x 1.09m) alcove and shelving. Two double radiators. Sitting Room: 19’2’’ x 12’1’’ (5.87 x 3.69m) uPVC Bedroom 2 (NE): 15’ x 14’1’’ (4.57 x 4.28m) Built-in double glazed windows to south elevation. wardrobe. Double radiator. Laminate wood floor. Open fireplace with cast iron Bathroom: 16’10’’ x 5’6’’ (5.13 x 1.68m) Opaque surround and stone hearth. double glazed window to the side. Pink suite Kitchen/Diner: 22’3’’ x 10’8’’ (6.79 x 3.26m) Fitted comprising panelled bath, pedestal wash basin. modern base units. Ceramic sink and drainer with Fully tiled with sunken shower cubicle, glazed screen and electric shower. Extractor fan. Single radiator. chrome mixer taps. Integral fridge. Extractor fan. Airing cupboard with shelving. Decorative fireplace and electric heater. Office/Study: 22’5’’ x 6’7’’ (6.82 x 2.00m) Two single From the inner landing a separate door leads to: radiators. Through to: Bathroom: 19’2’’ x 9’2’’ (5.84 x 2.79m) White suite Living Room: 22’5’’ x 15’11’’ (6.82 x 4.8m) Dual comprising rolltop bath and pedestal wash basin. aspect double glazed windows to north and south Door to airing cupboard with immersion heater and elevations. Window seats to the south elevation overlooking the enclosed rear garden. Decorative shelving. Heated towel rail. Through to: fireplace with stone surround hearth, timber Separate WC: 6’7’’ x 2’9’’ (2.01 x 0.84m) Low flush mantelpiece and display alcove. Two double WC. radiators. Utility Room: Partially furnished with plumbing for Kitchen: 22.5.. X 9’11’’ (6.82 x 3.03m) Dual aspect. washing machine. Single radiator. Fully fitted base and wall units with Formica work surfaces over. Breakfast island. Integral chrome Outside: To the outside the property is Zanussi oven and grill. Stainless steel sink and drainer complemented by substantial gardens to three with chrome mixer taps over. Tiled splashbacks. sides. The lawned and herbaceous bordered Integral 4 ring hob. Extractor fan. Single radiator. garden to the north elevation enjoys breath-taking Pantry/Separate Utility Room: 13’4’’ x 8’4’’ (4.06 x views across to the North York Moors National Park. 2.54m) plus 8’8’’ x 8’4’’ (2.64 x 2.54m) uPVC double glazed window to the south elevation, stainless steel To the east there are enclosed gardens with sink. Plumbing for automatic washing machine. Solid herbaceous borders, a pond area and a separate wood floor. Shelving and cupboard space. driveway. To the south there is an enclosed stone Rear Porch: 9’8’’ x 4’2’’ (2.95 x 1.27m) leads through flagged garden with herbaceous borders and a to garage. separate vegetable plot. Low Woods Farm, Sproxton YO62 5ED OUTBUILDINGS AND FARM BUILDINGS:- 4. FOLDYARD 2 9. DUTCH BARN NO. 1 80’ x 60’ (24.38 x 18.29m) Concrete portal frame construction 54’ x 27’ (14.63 x 8.23m) plus 54’ x 18’ (16.46 x 5.49m) Timber See numbered buildings on block plan. attached to the traditional range. frame construction under a corrugated iron roof. Earth floor. The main cluster of residential outbuildings and farm buildings are situated to the south and west of the farmhouse and comprise 5. STONE BARN 10. DUTCH BARN NO. 2 the following:- 26’ x 27’ (7.92 x 8.23m) Single storey former wheelhouse under a 72’ x 45’ (21.95 x 13.72m) with lean-to and corrugated iron roof. pantile and corrugated iron roof. Earth floor. Access Concrete floor enclosed on three sides 1. GARAGE BLOCK passageway 8’11’’ x 18’ (2.72 x 5.49m) to the Foldyard No 1. 30’ x 14’7’’ (9.14m x 4.45m) max. Double storey. (Dilapidated on 11. FORMER STABLES 6. FORMER PARLOUR the first floor). Part stone and part brick range under a pantile 72’ x 18’ (21.95 x 5.49m) Stone construction under a pantile roof. 50’ x 18’ (15.85 x 5.49m) Single storey range under a cement roof. Hard standing floor. Outside WC. Wood burning boiler. Requires re-roofing and not to be entered when viewing. sheeted roof. Electric and water. Chemical store to west. Workshop to east. Concrete block walls 2. TRADITIONAL RANGE 7. STONE BARN and cement sheeted roof in poor repair. On the south side there 40’ x 17’9’’ (12.19 x 5.41m) and L-shaped building 37’ x 22’ (11’28 52’ x 15’ (15.85 x 4.57m) West facing single storey range; stone are 4 small former pig sties. Stone and pantile roof in poor x 6’71m) Stone range with part clay pantile and cement sheeted and pantile construction. condition. roof with openings to the east and south. 8. LIVESTOCK SHED 12. FIELD SHELTERS 3. FOLDYARD 1 48’ x 20’ (14.63 x 6.10m) Cement sheeted timber trussed roof. 2 covered sheds to the north of the homestead. 60’ x 68’ (18.29 x 20.73m) Timber frame construction under a Concrete apron to the front. Water and electric. Concrete corrugated iron roof with brick and steel pillars; water troughs. hardstanding or outside storage area to the side.

Schedule of Areas

OS Map Ref Description Field Size (Ha) Field Size (Ac)

SE6182 8691 Winter Barley & Track 5.55 13.71

SE 6282 0796 Woodland 0.30 0.74

SE6182 8075 Potatoes 7.36 18.19

SE6282 4181 Grass 3.01 7.44

SE6282 3365 Winter Wheat & Spring Oats 16.08 39.73

SE6282 1248 Winter Wheat 9.57 23.65

SE6282 2635 Grass 0.38 0.94

SE6282 3137 Part Access Track 0.05 0.12

SE6282 5949 Grass 2.47 6.10

SE6282 1633 Grass 0.32 0.79

SE6282 1028 Part Homestead 0.25 0.62

SE6282 1521 Part Homestead 0.30 0.74

7ac Potatoes SE6182 9823 12 ac Sp. Barley 12.52 30.94 11ac Fallow

SE6282 3031 Grass 0.84 2.08

SE6282 2818 Grass 2.83 6.99

SE6282 2102 Winter Wheat & Spring Oats 5.66 13.99

SE6282 4635 Spring Wheat 2.83 6.99

14ac Winter Barley SE6282 5726 8.66 21.40 7ac Grass cover crop

SE6282 7941 Woodland 0.20 0.49

SE6282 9749 Grass 6.13 15.15

THE LAND SE6382 0128 Spring Barley 10.86 26.84 The arable land is divided into commercial field sizes. Soils fall into the Rivington 1 Soil Series being a carboniferous and Jurassic sandstone with well drained coarse loamy soils over sandstone. SE6282 7872 Temporary Grass 4.49 11.09

An agricultural access track through Field no. 5949 leads to the lower land with a good arable SE6282 9469 Riverside Grass 3.02 7.46 field and an area of permanent grass adjoining the River Rye. There is a further field of permanent grass each side of the river with access using a ford which Homestead 0.93 2.30 is summer grazing subject to seasonal flooding. The arable land is capable of growing excellent crops of cereals and roots. Total Area 104.61 258.49

GENERAL INFORMATION:- SINGLE PAYMENT SCHEME LOCATION The land is registered with the Rural Payments Agency and included on the Rural Land Register. The Low Woods Farm is approximately 1 mile south of Helmsley, 25 miles north of York, 14 miles east of Entitlements will be transferred subject to RPA approval for a fee of £150 plus VAT per transfer form Thirsk, and 16 miles west of Malton. required. The vendors will retain the 2014 claim.

DIRECTIONS ENVIRONMENTAL SCHEMES From the market place of Helmsley take the A170 to the south crossing the bridge over the River The land is included in an Entry Level Scheme which commenced in 2012. The sale represents the Rye out of town. After a 1/4 of a mile a signpost to the left indicates Low Woods Farm access drive. only land included in that scheme. Transfer of the scheme to the purchaser is at the discretion of Initially crossing land not in the ownership, Low Woods Farm commences where the drive is Natural England and the vendors will make any necessary repayments to Natural England if the tarmaced with the farmstead approximately 3/4 mile inland. purchaser does not wish to continue with the scheme. SERVICES Mains water and electricity. Septic tank drainage. There is a central heating system fuelled by a NITRATE VULNERABLE ZONE ‘Farm 2000’ wood burning boiler situated in the garage block. The holding falls within a Nitrate Vulnerable Zone. TENURE CROPPING HISTORY The land is freehold and vacant possession will be given upon completion except for fields 8075 Details of cropping history for the last five years for the individual fields is available from the Agents and part 9823 which are occupied by a neighbouring farmer on a seasonal cropping licence for upon request. potatoes with a hold-over until the crop is lifted. The farm is sold subject to two leases for the Telecom Masts which lie just to the west of the farmstead. HEALTH AND SAFETY Please note that when viewing the property applicants do so at their own risk. Some of the OUTGOINGS traditional buildings will be cordoned off as unsafe for internal inspection. Please respect that notice. The farmhouse is in Council Tax Band H. A small drainage rate is payable to the Ryedale Internal Drainage Board. PLANS, AREAS AND SCHEDULES The plans provided and areas stated in these sales particulars are for guidance only and are subject COVENANTS, EASEMENTS, WAYLEAVES AND RIGHTS OF WAY The property will be sold subject to all existing covenants, easements and rights of way whether to verification with the Title Deeds. specifically mentioned in these particulars or not. There is a public footpath following the access VIEWINGS drive before passing through the Field 5949 to a path which follows the River Rye in Fields 4181 and Strictly by appointment with our Stephenson and Son, York Auction Centre Office or our Boulton 9749. The footpaths are marked on the sales particulars. and Cooper, Malton Office. Open viewing days to be arranged. The Ryedale Angling Club have access on foot alongside the River Rye. The operators of the two telephone masts have vehicular access to the masts to maintain their AGENT CONTACTS equipment. For further information or negotiation please contact: • Rod Cordingley BSc FRICS FAAV SPORTING RIGHTS (email: [email protected], Tel: 01904 489731, Mobile: 07801 685660) The shooting rights are in hand and are sold with the property. The vendors wish to retain the right • Henry Scott MSc MRICS to exercise the shooting rights over the farm for them and their guests only, until the 2nd February (email: [email protected] Tel: 01653 692151, mobile: 07739 983806) 2017. • James Stephenson MA (Cantab)FRICS FAAV The fishing rights to the River Rye have been retained by a previous owner and are not included in (email: [email protected], Tel: 01904 489731, Mobile: 07801 685661). the sale. MINERAL RIGHTS METHOD OF SALE These rights have been reserved by a previous owner and are not included in the sale. For sale by Private Treaty as a whole or in lots to suit prospective purchasers requirements. Interested parties are asked to register their interest with the selling agents. This is particularly important for LOCAL AUTHORITY those who have downloaded the particulars from the website. Hambleton District Council, Civic Centre, Stone Cross, Northallerton, DL6 2UU. The Farm is in an Area of Outstanding Natural Beauty. GUIDE PRICE: £2,600,000

CONSUMER PROTECTION FROM UNFAIR TRADING REGULATIONS 2008 iii. No employee of Stephenson & Son has any authority to make or give any representation or warranty or enter into any contract Stephenson & Son for themselves and the vendors or lessors of this property for whom they act, give notice that: whatever in relation to the property. i. These particulars are a general outline only, for the guidance of prospective purchasers or tenants, and do not constitute the iv. We will not be liable in negligence or otherwise for any loss arising from the use of these particulars. whole or any part of an offer or contract. v. The reference to any plant, machinery, equipment, services, fixtures or fittings at the property shall not constitute a ii. We cannot guarantee the accuracy of any description, dimensions, references to condition, necessary permissions for use and representation (unless otherwise stated) as to its state or condition or that it is capable of fulfilling its intended function. Prospective occupation and other details contained herein and any prospective purchasers or tenants must not rely on them as statements of purchasers/tenants should satisfy themselves as to the fitness of such items for the requirements. fact or representations and must satisfy themselves as to their accuracy vi. We can give no warranty or representation whatsoever in relation to the farming prospects or other matters