ON THE KIND INSTRUCTIONS OF THE BOLITHO ESTATES

HIGHER BOSKINNING & BOSOLJACK FARMS, HEAMOOR, , , TR20 8UN

TO LET BY TENDER ON A 20 YEAR FARM BUSINESS TENANCY

TOTAL APPROX. 303 ACRE (123 HA) FARM

VIEWING DAY: Tuesday 18th May 2021 from 10 am to 5 pm TENDERS BY: Friday 18th June 2021 at 12 Noon

4 BEDROOM FARMHOUSE TO BE ENTIRELY REFURBISHED BY LANDLORDS OPTION FOR BARN TO BE CONVERTED BY LANDLORDS - SUBJECT TO PLANNING PERMISSION

FARMHOUSE, TRADITIONAL AND MODERN OUTBUILDINGS AT HIGHER BOSKINNING FARM FURTHER LAND AND FARM BUILDINGS AT ADJACENT BOSOLJACK FARM

INTRODUCTION

Higher Boskinning and Bosoljack Farms are being offered to let together, by tender, on a twenty year Farm Business Tenancy (FBT) Agreement to commence 25th March 2022. Higher Boskinning represents the principal farmstead, including the detached 4 bedroom farmhouse, a range of traditional and modern outbuildings and livestock housing, associated yard areas and the majority of the farmland. Bosoljack Farm is situated adjacent, offering further livestock housing and the remaining acreage. A traditional stone barn at Higher Boskinning Farm situated immediately east of the farmhouse (and labelled “I” on the enclosed plan) is being considered for conversion by the Landlord to provide further residential accommodation in the form of a 2 bedroom reverse level dwelling if of use to the incoming tenant, subject to planning permission and the tendered rent by the successful applicant.

SITUATION

Higher Boskinning Farm is approached via a hard surfaced entrance lane off the council roadway, leading past the principal farm buildings to arrive at the Farmhouse. Bosoljack is situated approximately half a mile further along the road. The farms are situated approximately 2 miles north of the seaside town of Penzance which provides a wide range of local amenities including supermarkets, town shopping, primary and secondary schools, doctors’ surgery, veterinary surgery, Post Office, etc. The popular town of St Ives is approximately 9 miles distant, offering sandy beaches and watersports, with further famous beaches such as Sennen Cove and Porthcurno accessible within a short a drive. Both farms lie immediately south of the vast West Penwith Area of Outstanding Natural Beauty, known for its dramatic coastline and rocky moorland, appealing to walkers and nature watchers alike.

Penzance Railway Station is on the end of the main London line, offering good access to Plymouth, Exeter and further afield.

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LANDLORD’S FARM BUILDINGS

HIGHER BOSKINNING FARM BOSOLJACK FARM A. Livestock Shed 1 A. Lower Lean-To B. Lean-To B. Pt. Lower Lean-To C. Livestock Shed 2 C. End Lean-To D. Long House D. Livestock Shed E. Yard Shed E. Store F. Workshop/Store F. Main Shed G. Old Parlour G. Small Lean-To

H. Store Shed H. Standalone Shed

I. Grade II Listed Barn I. Lean-To J. Outhouse K. Slurry Store

TENANT’S FARM BUILDINGS

NONE

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Not to Scale

Not to Scale

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Higher Boskinning Farm Buildings

(All dimensions are internal and approximate)

(A) Livestock Shed 1 (120’ x 49’) Steel portal frame with cementitious sheet roof, timber clad with dung boarding, containing 120 cubicles complete with rubber mats, electricity and water connections, concrete floor.

(B) Lean-To (120’ x 20’6”) Steel portal frame with cementitious sheet roof, timber clad with dung boarding, open-sided with natural floor.

(C) Livestock Shed 2 (120’ x 45’9”) Timber frame with cementitious sheet roof, timber clad with dung boards, containing 111 cubicles complete with rubber mats.

(D) Long House (57’8” x 74’10”) Traditional single-storey stone construction under a recent pitched, hipped slate roof.

(E) Yard Shed (22’6” x 31’9”) Combination of traditional stone and block construction with mono-pitch box profile metal sheet roof.

(F) Workshop/Store (12’ x 15’) Traditional stone construction under a pitched tile roof, electricity available.

(G) Old Parlour (45’ x 15’6”) Traditional stone and block construction over two storeys with mono-pitch corrugated sheet metal roof, electricity available.

(H) Store Shed (32’ x 8’) Traditional stone construction, no roof covering.

(I) Barn (28’2” x 16’) Grade II Listed, traditional stone construction.

(J) Outhouse Traditional stone construction, single-storey housing borehole pump.

(K) Slurry Store (60’ x 40’) Concrete construction

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Bosoljack Farm Buildings

(All dimensions are internal and approximate)

(A) Lower Lean-To (59’3” x 25’) Timber frame with pitched cementitious sheet roof, timber clad with dung boards, concrete floor, water and electric present, natural floor.

(B) Pt. Lower Lean-To (35’ x 25’) Timber frame with pitched cementitious sheet roof, timber clad with dung boards, concrete floor, water and electric present, natural floor.

(C) End Lean-To (44’6” x 29’10”) Timber frame with pitched cementitious sheet roof, timber clad with dung boards, concrete floor, water and electric present, natural floor. Opening onto rear concrete yard.

(D) Livestock Shed (80’ x 30’) Steel frame under fibre-cement sheet roof covering, timber clad with dung boards, open- ended with natural floor, water and electricity available.

(E) Store (9’8” x 16’) Concrete floor, electricity and water available.

(F) Main Shed (75’ x 43’6”) Timber framed construction beneath cementitious sheet pitched roof, timber clad with dung boards, concrete floor, approximately 80 cubicles with rubber mats, opening onto concrete yard to front.

(G) Small Lean-To (44’ x 16’) Part block-built construction, timber clad under a cementitious sheet roof.

(H) Standalone Shed (20’ x 58’9”) Timber frame under corrugated metal sheet roof, timber clad, combination of both natural and concrete flooring.

(I) Lean-To (15’ x 26’) Timber frame under corrugated metal sheet roof, timber clad, concrete floor.

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THE DWELLINGHOUSE & BARN FOR CONVERSION

Higher Boskinning Farmhouse is an attractive four bedroom Grade II listed residence with a south easterly aspect and extensive views over the farmyard and surrounding farmland.

Fronted with traditional stone elevations beneath a dual pitched slate roof, the Farmhouse will be subject to a complete refurbishment to commence in the late spring of 2021. Further details of the refurbishments and internal accommodation will be made available at the viewing day.

The property benefits from a range of traditional outbuildings. The Grade II listed barn is being considered for conversion by the Landlord in the form of a 2 bedroom reverse level dwelling. This is proposed to be available to include within the tenancy, whether for additional accommodation or holiday letting purposes. The Tender Form includes separate sections for applicants to submit a separate rent tender for the barn, and to set out their proposals for its use. Draft plans have been prepared and are available on request, though applicants should note that these have not yet been finalised and are subject to planning consent.

There is a concrete parking area to the front of the Farmhouse, in addition to the enclosed front garden and a rear courtyard.

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THE LAND

The land at both Higher Boskinning Farm and Bosoljack Farm is classified as being Grade III on the MAFF (DEFRA) Agricultural Land Classification Map.

In total, the Holding extends to approximately 303.59 acres (122.86 hectares) and is currently comprised of mainly permanent pasture with some temporary pasture, however applicants are advised that the majority of the land has been ploughed with some brassica crops grown in the last 20 years. The Holding is divided into 4 adjoining blocks interspersed by minor council roadways. The main ‘Higher Boskinning’ block being approx. 190 acres, the ‘Bosoljack’ block being approx. 81 acres and the ‘Land at Gear’ being approx. 27 acres. In addition, the wooded areas total approx. 5 acres.

The land lies between approximately 90 and 140 metres (295 and 459 feet) above sea level. The land is comprised of a variety of gradients with some of the valley fields within the eastern and northern blocks being steeper. The land around Higher Boskinning Farm is gently sloping, with a good mixture of both medium size and smaller size enclosures.

At the commencement of the proposed 20 year Farm Business Tenancy, 25th March 2022, the full extent of the land will be down to pasture. The majority of fields have water, whether natural streams or mains piped to troughs. All gateways have functioning gates. The land has limited fencing mainly consisting of wooden posts and single strand barbed wire.

Soil samples available upon request.

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IMPORTANT INFORMATION

TERM OF TENANCY Higher Boskinning Farm and Bosoljack Farm are offered to Let on a Farm Business Tenancy Agreement for an initial term of Twenty Years from 25th March 2022. A Break Clause in the Tenant’s favour can be incorporated if required.

Whilst there are no plans for development, the Landlord will protect their position by reserving the right to reclaim possession of some land if Planning Permission is obtained and only after giving at least 12 months’ prior notice to the Tenant. In the event of the traditional stone barn at Bosoljack Farm (which is outside of the tenancy) being converted to a dwelling, the Landlords will retain the right to reclaim possession of the small slurry store coloured BLUE on the plan.

AGRICULTURAL USE OF HOLDING / DIVERSIFICATION The primary use of Higher Boskinning Farm and Bosoljack Farm will need to remain agricultural in nature. However, the Landlords are open to diversification proposals and small-scale non-agricultural uses running in parallel with the Tenant’s principal farming business.

INGOINGS / TENANT RIGHT The majority of the buildings to be comprised in the proposed tenancy are Landlord’s Buildings and the rent should be tendered on the basis that the Tenant will not be required to purchase any buildings or fixtures at ingoing EXCEPT AS BELOW:

The cubicles and mats within the buildings, and the concrete slurry store, are the property of the outgoing tenant. The likelihood is that the incoming tenant will be required to take these over and purchase them from the outgoing tenant (valuation to be determined). The position regarding this will be confirmed on the viewing day.

ENTITLEMENTS Basic Payment Scheme Entitlements are not included with the Tenancy.

The Outgoing Tenant has indicated that they are willing to sell the Entitlements to the Incoming Tenant at Market Value, if required. Alternatively, Entitlements could be purchased on the open market. It is envisaged that the incoming Tenant would then be able to submit their first BPS application in May 2022, subject to Scheme rules.

SERVICES The farm is connected to mains electricity.

The water is via a private bore hole system that also serves Higher Boskinning Cottage. The water is tested every year by , with last year’s results available on request. Foul drainage is to a private septic tank system. The Tenant will be required to pay 50% of the cost of maintaining the water and drainage systems, which will increase to 66.66% if barn “I” is converted.

EARLY ENTRY None

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SUBLETTING

Subletting of the land or outbuildings may be permissible, but only by prior written agreement with the Landlord. Strictly no subletting of the Farmhouse.

REPAIRS, MAINTENANCE & INSURANCE The Landlord is to maintain, repair and insure ONLY the external walls, roofs and chimneys of the farmhouse and the external walls, roofs and chimneys of the Landlord’s Buildings.

The Tenant will be responsible to maintain and repair all windows, doors, internal walls, fixtures, fittings, services, etc.

The Landlord will be undertaking a complete renovation of the farmhouse commencing in the late spring of 2021 upon receiving Listed Building Consent (LBC), to include total refurbishment and redecoration, repairs to walls, ceilings, roof, new windows, doors, kitchen, bathroom, the installation of an additional bathroom subject to LBC, and the installation of a new heating system. If the incoming Tenant is unable to occupy the farmhouse at the commencement of the tenancy due to the repair works, then until occupation can take place the rent will be temporarily reduced by agreement with the tenant.

WAYLEAVES, RIGHTS OF WAY, ETC. The property is let subject to any wayleave agreements in respect of electricity and telephone poles, pylons, wires, stays, cables, etc, or water, drainpipes, etc, either passing upon, over or under the Holding. The property is also let subject to, and with the benefit of, public or private rights of way or bridle paths as may exist.

We understand that there are various Public Footpaths crossing the farm. Please refer to https://map.cornwall.gov.uk/website/ccmap/ for further details.

RESERVATIONS The Landlord will reserve the sporting and mineral rights. The Tenant will be able to control pests within the Law.

COUNCIL TAX The property falls with Cornwall Council Tax Band D for the Parish of . The Tenant will be responsible for Council Tax payment and all utilities charges.

ENERGY PERFORMANCE CERTIFICATE (HIGHER BOSKINNING FARMHOUSE) A new heating system and insulation are being installed by the Landlords as part of the renovations and therefore a new EPC will be prepared in due course.

PREPARATION OF FARM BUSINESS TENANCY AND RECORD OF CONDITION The Tenant will be required to contribute £750 + VAT towards the costs of the Farm Business Tenancy and Ingoing Record of Condition.

Any Dilapidations will be assessed against the Record of Condition at the end of the Tenancy.

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VIEWING There is a viewing day on Tuesday 18th May 2021 from 10:00 am until 5:00 pm.

Viewings are STRICTLY BY APPOINTMENT with the Sole Letting Agents: - Lodge & Thomas (01872 272722)

TENDERS & INTERVIEWS Tenders are invited by 12:00 noon on Friday 18th June 2021.

Tender Forms are available from Lodge & Thomas.

Shortlisted Applicants will be required to attend an interview proposed to be held Friday 2nd July 2021 at the Bolitho Estates Offices, Chyandour, Penzance, Cornwall, TR18 3LW.

It is intended that the successful Tenant will be confirmed by the end of July 2021 with the proposed tenancy to commence 25th March 2022.

DIRECTIONS The Higher Boskinning Farm postcode is TR20 8UN

Heading westbound on the A30, head towards Penzance along the sea front to the “Tesco roundabout”. Here, continue on the A30 up the hill, bypassing the Town Centre. Take the 2nd exit on the first roundabout, and then the 4th exit on the second roundabout, and continue on Madron Road past the Sportsman’s Arms Public House to reach the cross roads on the edge of the village. Turn right at the cross roads onto Josephs Lane and continue down the hill, turning off left after you’ve crossed the bridge. Continue on this road for approximately half a mile and turn right onto the entrance lane, signed Higher Boskinning.

PLAN A plan, which is not to scale, and is purely for the purpose of illustrating the approximate boundaries to the farm, is attached to these particulars. Applicants should satisfy themselves by inspection or otherwise as to its accuracy.

GENERAL These particulars are only intended to give guidance and should not be relied upon for any purpose.

SOLE LETTING AGENTS: For further information please contact: Ross Collins BSc(Hons) MRICS FAAV or Nathan Osborne BSc(Hons) Lodge & Thomas Chartered Surveyors 58 Lemon Street, , Cornwall, TR1 2PY t 01872 272722 e [email protected] / [email protected]

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Higher Boskinning and Bosoljack Farms, Heamoor, Penzance, Cornwall, TR20 8UN Field Schedule with Anticipated Cropping at 25/MAR/2022 (Data extrapolated from 2020 BPS claim)

OS Grid Square Field Number Hectares Acres 2020 BPS Claim - Land Use SW4532 3664 1.69 4.18 Permanent Pasture SW4532 2177 1.10 2.72 Permanent Pasture SW4532 2880 1.84 4.55 Permanent Pasture SW4532 4071 0.95 2.35 Permanent Pasture SW4532 5367 3.08 7.61 Permanent Pasture SW4532 6462 0.93 2.30 Permanent Pasture SW4532 6469 0.96 2.37 Permanent Pasture SW4532 5981 0.91 2.25 Permanent Pasture SW4532 7275 2.44 6.03 Permanent Pasture SW4532 6287 0.85 2.10 Permanent Pasture SW4532 4380 0.67 1.66 Permanent Pasture SW4532 4886 1.20 2.97 Permanent Pasture SW4532 3592 2.19 5.41 Permanent Pasture SW4532 4295 0.77 1.90 Permanent Pasture SW4532 2294 2.18 5.39 Permanent Pasture SW4532 1998 1.63 4.03 Permanent Pasture SW4532 7494 0.04 0.10 Scrub/Waste SW4532 8496 1.79 4.42 Permanent Pasture SW4532 9693 0.97 2.40 Permanent Pasture SW4532 8487 1.56 3.85 Permanent Pasture SW4532 9682 1.58 3.90 Permanent Pasture SW4532 Pt 8968 1.73 4.27 Permanent Pasture SW4532 Pt 8968 0.23 0.57 Scrub/Waste SW4632 0174 2.22 5.49 Permanent Pasture SW4632 0760 0.18 0.44 Scrub/Wood SW4632 1059 0.20 0.49 Scrub/Wood SW4632 1366 1.68 4.15 Permanent Pasture SW4632 1478 1.77 4.37 Permanent Pasture SW4632 2876 3.28 8.10 Permanent Pasture SW4632 1895 2.17 5.36 Permanent Pasture SW4632 4978 1.92 4.74 Permanent Pasture SW4632 4285 1.78 4.40 Permanent Pasture SW4632 3593 1.20 2.97 Permanent Pasture SW4632 6088 1.40 3.46 Permanent Pasture SW4633 5201 2.26 5.58 Permanent Pasture SW4533 4801 1.90 4.69 Permanent Pasture

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SW4533 4112 1.73 4.27 Permanent Pasture SW4533 5709 2.73 6.75 Permanent Pasture SW4533 4023 1.90 4.69 Permanent Pasture SW4533 4632 1.05 2.59 Permanent Pasture SW4533 7103 1.58 3.90 Permanent Pasture SW4533 6517 2.25 5.56 Permanent Pasture SW4533 7819 2.20 5.44 Permanent Pasture SW4533 Pt 6129 1.59 3.93 Permanent Pasture SW4533 Pt 6129 0.23 0.57 Scrub/Wood SW4533 5343 2.66 6.57 Permanent Pasture SW4533 5558 1.32 3.26 Permanent Pasture SW4533 6648 2.21 5.46 Permanent Pasture SW4533 7938 2.30 5.68 Permanent Pasture SW4533 8828 2.44 6.03 Permanent Pasture SW4533 9512 2.83 6.99 Permanent Pasture SW4533 0222 2.27 5.61 Temporary Grass SW4533 8807 0.18 0.44 Hard Standing/Waste SW4633 1519 1.26 3.11 Permanent Pasture SW4633 0603 1.48 3.66 Permanent Pasture SW4633 2109 1.76 4.35 Permanent Pasture SW4633 2901 1.46 3.61 Permanent Pasture SW4633 4709 0.42 1.04 Permanent Pasture SW4633 4517 0.92 2.27 Permanent Pasture SW4633 3712 1.16 2.87 Permanent Pasture SW4633 2623 2.15 5.31 Permanent Pasture SW4633 Pt 3527 1.35 3.34 Permanent Pasture SW4633 Pt 3527 0.31 0.77 Wood/Scrub SW4633 3334 0.20 0.49 Wood/Scrub SW4633 2835 0.42 1.04 Wood/Scrub SW4633 Pt 2342 0.63 1.56 Permanent Pasture SW4633 Pt 2342 0.13 0.32 Wood/Scrub SW4533 2648 0.37 0.91 Wood/Scrub SW4533 9934 1.40 3.46 Temporary Grass SW4533 8649 1.20 2.97 Temporary Grass SW4533 7557 1.21 2.99 Temporary Grass SW4533 5767 2.74 6.77 Permanent Pasture SW4533 6675 2.24 5.54 Permanent Pasture SW4533 8362 1.73 4.27 Temporary Grass SW4533 9553 1.03 2.55 Temporary Grass SW4533 7484 1.59 3.93 Permanent Pasture SW4533 8274 1.08 2.67 Permanent Pasture

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SW4533 7791 0.28 0.69 Scrub/Wood SW4533 8091 0.71 1.75 Scrub/Wood SW4533 8583 0.59 1.46 Scrub/Wood SW4533 9174 1.08 2.67 Permanent Pasture SW4533 9674 0.48 1.19 Wood/Scrub SW4533 9567 0.46 1.14 Permanent Pasture SW4633 0458 2.66 6.57 Permanent Pasture SW4633 0144 1.17 2.89 Temporary Grass SW4633 Pt 1545 1.28 3.16 Permanent Pasture SW4633 Pt 1545 0.49 1.21 Scrub/Wood SW4633 1136 0.70 1.73 Temporary Grass

TOTAL 122.86 303.59

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