NOUP AND LONGHOUSE FARMS AND LAND AT BISGEOS

WESTRAY,

NOUP AND LONGHOUSE FARMS AND LAND AT BISGEOS

WESTRAY, ORKNEY, KW17 2DW

AN OPPORTUNITY TO PURCHASE A UNIQUELY POSITIONED ISLAND PROPERTY, SET UP FOR EXISTING AGRICULTURAL OR ALTERNATIVE USES

Principal farmhouse (3 bedrooms) Farm cottage (4 bedrooms) Farm bungalow (3 bedrooms) Traditional and modern agricultural buildings and stores across two farmyards Development opportunities Private sandy cove Striking headland location with dramatic clifftop views

In all about 944.84 acres (382.37 hectares) For sale as a whole or in three lots

Savills Aberdeen Savills Edinburgh 5 Queen’s Terrace Wemyss House Aberdeen 8 Wemyss Place AB10 1XL Edinburgh EH3 6DH +44 (0) 1224 971 111 +44 (0) 131 247 3720 Email: [email protected] Email: [email protected] SITUATION The Land at Bisgeos, adjoining Longhouse Farm, consists of grasslands on which sheep The farms of Noup and Longhouse and the Land at Bisgeos make up a large portion of the currently graze. striking Noup Head, the most northwesterly peninsula on the Isle of Westray, providing dramatic and uninterrupted clifftop views across the Atlantic Ocean. The land is predominately grassland arranged in large, fenced and gated fields with the buildings at Noup and Longhouse farmyards providing housing for up to 150 cows alongside Known as ‘The Queen of the Isles’ with good farmland, hilly moorland, magnificent cliff scenery feed and general storage and workshops. The landscape, which includes grassland, heathland, and attractive sandy beaches, Westray lies approximately 20 miles north of Orkney Mainland and wetland, cliffs and shoreline, alongside the adjoining RSPB Reserve at Noup Head, creates a is served by both ferry services and an airport. At only 10 miles in length, Westray offers a unique diverse and unique habitat for many native and rare species, including sea otters, seals, island way of life for those looking for a change of pace and a new adventure or the rare migratory seabirds, sea eagles and puffins. opportunity to purchase and operate a viable island agricultural business. With a vibrant population and reliable transport links to Mainland Orkney, Westray benefits from a range of Across all three lots, the land is classified as Class 6(2) and Class 6(3) by the James Hutton services including convenience stores, churches, medical centre, post office and banking services Institute for Soil Research. The soil is of the Olrig series being Greyish brown drifts derived from alongside recreational facilities, tourist accommodation and restaurants, allowing the purchaser to Middle flagstones and sandstones with component soil types being peaty become fully immersed in island life. Primary and junior schooling is available on Westray, with a gleys and the similarly derived Mousland Series with component soils being saline gleys. senior secondary school providing weekday pupil accommodation on Mainland Orkney.

Westray is the most prosperous of the North Isles, with a traditionally strong agricultural and The property is in most part served by council maintained public roads, with a section of private fishing culture set alongside emerging produce and creative industries and strong visitor numbers road leading from the final bend in the public road to Noup farmyard (approximately 100m) and making the Island a truly thriving place to live. on to Noup Steading (approximately 450m thereafter). The access road from Noup Steading to the Noup Head (Grade B Listed) is owned and maintained by the Northern Noup Head, where the property is located, extends into the Atlantic Ocean as Westray’s north Lighthouse Board, over which a right of passage is held. west peninsula, with uninterrupted, breathtaking sea views and a dramatic coastline, with the rocky cliffs of the headland home to a vast array of nesting seabirds. Of all the Orkney Isles, the residents of Westray in particular are known for their entrepreneurial flair, with many local businesses and cottage industries thriving both across the island and beyond. The numerous dwellings and buildings (including steadings) at the property offer DESCRIPTION limitless opportunities for a purchaser wishing to diversify, in full or part, from the existing In their spectacular clifftop position as Orkney’s most northwestern property, the farms of Noup agricultural nature of the property. and Longhouse and the Land at Bisgeos create an extensive ringfenced and diverse holding and an opportunity for a purchaser wishing to take on an existing agricultural property or those seeking a property ideally situated for personal enjoyment with the assets and resources to LOT 1: NOUP FARM develop new enterprises and income streams. In all, 577.67 acres (233.78 hectares) of permanent and temporary grassland alongside a farmhouse and cottage, farm buildings and stone steading. Advertised in three lots but currently farmed and managed as a single property, the main farmhouse, farm worker’s cottage and yard at Noup Farm are set immediately adjacent to the Bay of Noup, with direct access to a private sandy cove and beyond to the spectacular Noup NOUP FARMHOUSE AND COTTAGE Head where the property extends to the clifftops. The original dwelling of partly harled stone and tile has been extended into a spacious farmhouse, with generous living accommodation and spectacular views across the garden to a private sandy With less than a mile of council maintained roads separating their respective farmyards, both cove and out to sea at the Bay of Noup. Noup Farm and Longhouse Farm are similarly arranged, with their houses set beside farmyards of modern and more traditional stock and store buildings. Their ring-fenced lands extend The single storey property includes an equipped farmhouse kitchen with a gas hob, double directly from each farmyard. Both farms are fully equipped allowing them to be operated as electric oven and an oil fired Stanley Range providing hot water and heating; a living room with a separate holdings or in their current arrangement as a single larger farm. wood burning stove; two double bedrooms; a single bedroom; an office and a bathroom. LOT 1 LOT 1 Constructed in 2008, a front conservatory has increased the living space while taking full 3. Feed Shed (9.36m x 23.78m). Stone walls and slats with concrete flooring, timber trusses advantage of the uninterrupted coastal views. To the rear of the property is a large utility space, and a corrugated fibre cement roof. currently used as a store room and workshop but which could lend itself to renovation into a further double bedroom. 4. Cattle Court / Byre (19.56m x 9.40m). Half steel frame and concrete mass walling with slats on both sides under a corrugated profile sheeted roof and with a central concrete feed The property is double glazed throughout and well insulated, with oil fired central heating, mains passage. electricity and a private water supply and drainage. 5. Workshop (22.02m x 6.20m). Half timber framed, half poured concrete walling with a Adjacent to the principal farmhouse is a two-storey detached farm worker’s cottage of harled corrugated profile sheet roof and a concrete floor with work pit. stone under a tiled roof construction. The cottage, although until recently rented out, would benefit from modest renovation and modernisation. 6. Straw Shed (22.02m x 8.41m). Traditional timber framed shed with Yorkshire board sides, box profile corrugated sheeting and a concrete floor. Internally, the cottage consists of an entrance porch and utility room, leading through to a hallway off of which is a kitchen with an oil fired AGA, a spacious living room, WC and a double bedroom 7. Feed Shed (13.56m x 5.29m) of concrete and timber truss construction with a low with an en suite shower room within a later ground floor rear extension. Upstairs are a further two corrugated fibre cement roof, a concrete floor and a capacity of approximately 80 – 100 double bedrooms, a single bedroom and a family bathroom. tonnes.

The cottage is partially double glazed and has oil fired central heating and private drainage. 8. Traditional Steading redundant stone and tile steading set to the rear of the farm buildings.

Externally, the residential properties are surrounded by a garden, laid to lawn, from which the 9. Slurry Tank (212,000 gallons). property enjoys direct access to a sandy, private cove within the Bay of Noup.

NOUP FARM STEADING NOUP FARM BUILDINGS A redundant stone steading sits in a prominent hilltop position beyond Noup Farmyard, Located adjacent to the farmhouse and cottage the buildings of Noup Farm are a range of commanding open views across the clifftops and out to sea. The steading presents the livestock houses and stores, alongside a traditional timber framed steading offering potential for opportunity to develop a residential dwelling, for personal use or as a source of additional income development for a range of domestic or commercial uses (subject to consent). by means of holiday rental accommodation (subject to the necessary consents).

Noup Farm is well equipped with a range of modern and traditional buildings suited to the needs LOT 1 of a livestock holding. With the exception of the general purpose shed, the buildings are adjoining, allowing easy internal access.

The approximate dimensions and construction are as follows:

1. General Purpose Shed (6.12m x 15.09m) of concrete and timber under a corrugated roof.

2. Cattle Court / Byres Three adjoining byres of concrete floor and stone wall construction with timber trusses and corrugated fibre cement roofing, each with a central concrete feed passage. a. 7.43m x 23.38m, with pen sections. b. 7.61m x 27.62m. c. 8.12m x 27.70m. THE LAND The land extends in total to some 561.91 acres (277.40 hectares) of permanent and temporary grassland. The remaining area comprises the foreshore at the Bay of Noup, ponds, internal tracks, dwellings and buildings.

75.39 acres (30.51 ha) are included in an Agri-Environmental Climate Scheme.

The land ranges from approximately 0m to 108m above sea level.

The fields are accessed by a Northern Lighthouse Board owned and maintained road, over which the property has a right of access and which serves the central portion of the property, with internal access via a network of field gates. The land is set out in both open grazings and fenced fields of a good size for efficient movement of machinery and livestock. Although primarily used for livestock, ware potatoes have in recent years been grown in the home field, along with spring barley (used on-farm as a feed crop).

LOT 1 LOT 2: LONGHOUSE FARM In all, 300.97 acres (121.80 hectares) of grass and heathland alongside a farmhouse bungalow Externally, there is a garage, paving and a manageable garden. From its elevated position on the and farm buildings. site, the farmhouse enjoys long views over farmland and to the east and out to sea.

LONGHOUSE FARM BUNGALOW The property is double glazed, with oil central heating and hot water provided by the Rayburn Set off the road along a traditional stone walled drive, Longhouse Farm Bungalow is a deceptively Royal. The property has a private water supply from a UV filtered borehole. spacious single storey farmhouse in the traditional longhouse style. The property is harled with a tiled roof and block cavity walls. A side porch leads through the entrance hall to a fitted galley kitchen adjoining a sizeable dining-sitting room (with a Rayburn Royal stove) leading to three good sized bedrooms, an office, laundry room and a bright main reception room.

LOT 2 LOT 2 LOT 2

LONGHOUSE BUILDINGS 4. General Purpose Shed (11.84m x 5.75m) steel portal frame with Set below the farm bungalow, a range of livestock and farm buildings concrete walls and flooring and corrugated fibre cement sheeted provide ample housing and storage for operating the land associated roof and sides. with Longhouse Farm alone or in combination with the property as a whole. 5. Silage Pit (24.38m x 9.45m).

1. General Purpose Shed (53.29m x 13.70m). Large steel portal THE LAND framed shed with concrete walls and flooring and corrugated fibre The land extends in total to some 293.11 acres (118.62 hectares), cement sheeted roof and sides. which includes 170.82 acres (69.13 ha) of permanent and temporary grassland and 122.29 acres (49.49 ha) of rough grazing hill/heathland 2. Cattle Court/Byre (31.02m x 7.35m). Block wall and timber truss forming the southeastern extent of the property. The remaining area construction with a corrugate fibre cement roof, concrete flooring comprises the farmyard, internal tracks and clifftops. and divided into four penned sections. 180.98 acres (73.24 ha) are included in an Agri-Environmental Climate 3. Slatted Cattle Court/Byre (18.25m x 10.17m) steel portal framed Scheme. with Yorkshire boarding, fibre cement corrugated roof sheeting and a central concrete feed passage. The land ranges from approximately 11m to 101m above sea level. LOT 3: LAND AT BISGEOS

THE LAND In all, 66.20 acres (26.79 hectares) primarily of grazing land.

The land extends in total to some 59.45 acres (24.06 ha) of permanent and temporary grassland. The remaining area comprises cliff edges and internal tracks. The land is surrounded by agricultural land, while extending to clifftops above the Geo of Crowalsber to the east.

The land ranges from approximately 10m to 83m above sea level.

LOT 3 GENERAL REMARKS Fixtures and Fittings Fitted carpets, curtains and light fittings are included. Viewing Strictly by appointment with Savills – 01224 971111. Given the potential hazards of a rural Stock and machinery available by separate negotiation. property, we request you take care when viewing the property, especially around the farmyard. Servitude Rights, Burdens and Wayleaves Directions The property is sold subject to and with the benefit of all servitude rights, burdens, reservations From on Mainland Orkney, take the Orkney Ferry to Westray (). From the ferry and wayleaves, including rights of access and rights of way, whether public or private, light, terminal take the B9066 north towards Pierowall. Once in Pierowall, take the first left hand turning support, drainage, water and wayleaves for masts, pylons, stays, cable, drains and water, gas past the Pierowall Hotel (sign posted Noltland Caste and Noup Head) and continue past the and other pipes, whether contained in the Title Deeds or informally constituted and whether ruined castle before turning left at the junction. From here, after 0.5 miles, Longhouse Farmhouse, referred to in the General Remarks and Stipulations or not. The Purchaser(s) will be held to have buildings and land will be on the right. Continue for another 1.0 miles and Noup Farmhouse and satisfied himself as to the nature of all such servitude rights and others. buildings are situated on the left. The Property is crossed by two Core Paths, The West Westray Walk and Noup Head Circular. Alternatively, flights are available to Westray airport via . Basic Payment Scheme Designations 204.16 Region 1 and 173.99 Region 2 Entitlements or thereabouts are included in the sale. The The West Westray SSSI and the West Westray Special Protection Area are situated in part within land is classified as LFA. each of the three lots. In addition, 256.37 acres (103.75 hectares) is included in an Agri-Environment Climate Scheme, The third party owned and managed , located within Lot 1, is Grade B providing annual payments of £13,650.13 until 2021. Listed. Ingoing Valuation The Noup Cliff RSPB Reserve adjoins Lot 1 to the west. The purchaser(s) of Noup and Longhouse Farms and Land at Bisgeos, in addition to the purchase price, will be obliged to take over and pay for at a valuation to be agreed between two Outgoings & Energy Performance Certificates valuers, one acting for each party, or an arbiter appointed by the valuers, or failing agreement as to the appointment by the President, for the time being, of the Royal Institution of Chartered Property Council Tax Band EPC rating Surveyors (Scottish Branch), the following: Noup Farmhouse BE 1. All cultivations carried out in preparation of the 2019/2020 cropping year valued on a labour Noup Cottage BF and machinery basis. Longhouse Farmhouse CE 2. All growing crops, on a seeds, labour, lime, fertiliser, sprays and machinery basis with an increment representing the enhanced value of the establishment and age of such crops.

Solicitors 3. All hay, straw, fodder, roots, silage and farmyard manure and other produce at market value. Edward Nicholson: Lows Orkney, 5 Bridge Street, Kirkwall, KW15 1DH 4. All oils, fuel, fertilisers, sprays, chemicals, seeds and sundry at cost. Entry and Possession Entry and possession will be by arrangement. Note: If the amount of the valuations has not been agreed on the date fixed for completion, then the purchaser shall pay to the seller such a sum as Savills shall certify on account at the valuation Services pending agreement. Should the payment not be made within seven days then the interest will Mains electricity, private UV filtered borehole supply, private drainage (septic tanks). become payable on outstanding monies at 5% over Bank of borrowing rate. Mineral & Sporting Rights Generally Insofar as they are owned the mineral and sporting rights are included in the sale. Should there be any discrepancy between these particulars, the General Remarks and Information, Stipulations and the Missives of Sale, the latter shall prevail. The Shooting Rights across the Property have a rateable value of £1,250. Apportionments Offers The Council Tax and all other outgoings shall be apportioned between the seller and the Offers must be submitted in Scottish Legal Form to the Selling Agents. A closing date for offers purchaser(s) as at the date of entry. may be fixed, and prospective purchasers are advised to register their interest with the Selling Agents following inspection. IMPORTANT NOTICE Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the STIPULATIONS 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 Purchase Price particulars. These particulars do not form part of any offer or contract and must not be relied Within 7 days of the conclusion of missives a non-returnable deposit of 10% of the purchase upon as statements or representations of fact, unless the same is incorporated within a written price shall be paid. document signed by the Sellers or on their behalf satisfying the requirements of Section 3 of the Requirements of Writing (Scotland) Act 1995 or is granted in pursuance of any such document. The balance of the purchase price will fall due for payment at the date of entry (whether entry is 2. Any areas, measurements or distances are approximate. The text, photographs and plans are taken or not) with interest accruing thereon at the rate of 5% above Bank of Scotland base rate. for guidance only and are not necessarily comprehensive. It should not be assumed that the No consignation shall be effectual in avoiding such interest. property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or Financial Reference otherwise. Any offer by a purchaser(s) which is supported by a loan agreement must be supported by supporting documents for the satisfaction of the seller. Offers from those resident outwith the Our Ref: HIC1900529 Brochure prepared May 2019 must be accompanied by a guarantee from a banker who is acceptable to the sellers.

Disputes Should any discrepancy arise as to the boundaries or any points arise on the Remarks, Stipulations or Plan or the interpretation of any of them, the question shall be referred to the arbitration of the selling agents whose decision acting as experts, shall be final.

Plans, Areas and Schedules These are based on the Ordnance Survey and are for reference only. They have been carefully checked and computed by the selling agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or mis-statement shall not annul the sale nor entitle either party to compensation in respect thereof.

Lotting It is intended to offer the property for sale as described, but the seller reserves the right to divide the property into further lots, or to withdraw the property, or to exclude any property shown in these particulars.

Reproduced from the Ordnance Survey Not to Scale mapping with the permission of the Controller of Her Majesty's Stationery Office © Crown copyright (100041908) NOT TO SCALE BPS Acrea ge Sc hedu le Agri- Paymen t Gross AreaEli gible PGRS TGRS RGR Tree s / Othe r Environ m Cropp ing Lo tField No Reg ion LFAS S he ctares acres he ctares he ctares acres he ctares acres he ctares acres he ctares acres he ctares acres 201 6 201 7 201 8 12Y24 .70 61 .03 24 .12 24 .12 59 .60 0.58 1.43 2 2Y38 .67 95 .55 38 .52 38 .52 95 .18 0.15 0.37 31Y8.8021 .74 8.80 8.80 21 .74 8.80 21 .74 4 1Y10 .87 26 .86 10 .87 10 .87 26 .86 52Y51 .16 126 .42 50 .89 50 .88 125 .72 0.27 0.67 6 1Y5.9814 .78 5.98 5.98 14 .78 5.98 14 .78 71Y0.801.980.710.701.73 0.090.22 81Y3.458.523.453.458.52 91Y14 .66 36 .22 14 .52 14 .52 35 .88 0.14 0.35 10 1 Y 5.11 12 .63 5.11 5.11 12 .63 SB SB TGRS 1 11 1 Y 6.45 15 .94 5.99 5.99 14 .80 0.46 1.14 5.93 14 .65 121 Y7.9719 .69 7.97 7.97 19 .69 TGRS 2 TGRS 3 TGRS 4 1 13 1 Y 3.83 9.46 3.83 3.83 9.46 14 1 Y 5.00 12 .36 5.00 5.00 12 .36 4.80 11 .86 171 Y0.280.690.280.280.69 18 1 N 5.23 12 .92 5.17 5.17 12 .78 0.06 0.15 5.00 12 .36 WPOTS SB 19 1 Y 0.14 0.35 0.14 0.14 0.35 20 1 Y 1.98 4.89 1.98 1.98 4.89 22 1 Y 2.41 5.96 2.41 2.41 5.96 TGRS 1 TGRS 2 TGRS 3 23 1 Y 0.71 1.75 0.71 0.71 1.75 TGRS 1 TGRS 2 WPOTS 24 1 Y 4.49 11 .09 4.49 4.49 11 .09 26 1 Y 8.74 21 .60 8.74 8.74 21 .60 29 1 Y 10 .07 24 .88 9.83 9.83 24 .29 0.24 0.59 30 1 Y 5.90 14 .58 5.90 5.90 14 .58 TotalTree s / Othe r 236.383.7 8 5175 7.76.6 7 225.4 1 204.0 2 504.1 3 21.3 7 52.8 1 0.0 0 0.0 0 86.38.3 7 2105 ..766 8 30.5 1 75.3 9

31 2 Y 1.11 2.74 1.07 1.07 2.64 0.04 0.10 32 1 Y 6.49 16 .04 6.48 6.48 16 .01 0.01 0.02 33 1 Y 3.90 9.64 3.90 3.90 9.64 1.00 2.47 TGRS 1 TGRS 2 TGRS 3 34 2 Y 6.42 15 .86 6.42 6.42 15 .86 5.14 12 .70 35 1 Y 4.90 12 .11 4.90 4.90 12 .11 36 1 Y 5.25 12 .97 5.25 5.25 12 .97 5.25 12 .97 37 1 Y 6.73 16 .63 6.73 6.73 16 .63 38 1 Y 4.16 10 .28 4.16 4.16 10 .28 4.16 10 .28 39 1 Y 4.18 10 .33 4.18 4.18 10 .33 TGRS 3 TGRS 4 ASS F 40 1 Y 0.80 1.98 0.80 0.80 1.98 41 1 Y 2.11 5.21 2.11 2.11 5.21 42 1 Y 4.19 10 .35 4.19 4.19 10 .35 SB TGRS 1 TGRS 2 2 43 1 Y 0.06 0.15 0.06 0.06 0.15 44 1 Y 0.41 1.01 0.41 0.41 1.01 45 1 Y 0.33 0.82 0.33 0.33 0.82 46 1 Y 2.36 5.83 2.36 2.36 5.83 2.00 4.94 SB SB / TGRS 1 SB 47 1 Y 0.14 0.35 0.14 0.14 0.35 48 1 Y 0.33 0.82 0.33 0.33 0.82 49 1 Y 0.32 0.79 0.32 0.32 0.79 50 1 Y 0.33 0.82 0.33 0.33 0.82 51 1 Y 5.26 13 .00 5.26 5.26 13 .00 TGRS 4 TGRS 5 52 1 Y 2.24 5.54 2.24 2.24 5.54 2.20 5.44 53 1 N 4.09 10 .11 4.09 4.09 10 .11 4.00 9.88 SB SB 54 2 Y 52 .51 129 .75 49 .49 49 .49 122 .29 3.02 7.46 49 .49 122 .29 TotalTree s / Othe r 123.181.8 0 307.860.9 7 115.5 5 47.3 4 116.9 8 18.7 2 46.2 6 49.4 9 122.2 9 63.18.2 5 17.865.4 5 73.2 4 180.9 8

15 1 Y 3.57 8.82 3.57 3.57 8.82 16 1 Y 3.12 7.71 3.12 3.12 7.71 TGRS 1 TGRS 2 TGRS 3 21 1 Y 4.20 10 .38 4.20 4.20 10 .38 TGRS 5 3 25 1 Y 11 .24 27 .77 11 .24 11 .24 27 .77 27 1 Y 1.59 3.93 1.59 1.59 3.93 28 1 Y 0.34 0.84 0.30 0.30 0.74 0.04 0.10 TotalTree s / Othe r 22.736.7 9 66.756.2 0 24.0 2 20.9 0 51.6 4 3.1 2 7.7 1 0.0 0 0.0 0 22.73.7 7 66.75.8 5