CANTLEY VIEW FARM Church Road, Limpenhoe, NR13 3JB CANTLEY VIEW FARM Church Road, Limpenhoe, NR13 3JB Compact recreational Farm

Spacious four bedroom barn conversion Four coarse fishing lakes Consent for the development of twelve detached holiday lodges In all approximately 8.98 hectares (22.20 acres)

INTRODUCTION Extending to approximately 8.98 hectares (22.20 acres) in total, Cantley View Farm provides purchasers with a unique opportunity to acquire a recreational farm with potential for further income generation.

The spacious single storey barn conversion is situated in an elevated position at the entrance to the farm, and benefits from views from the garden across the farmland.

The fishery comprises four established spring fed lakes known as Limpenhoe Lakes which are stocked with mixed coarse fish species. There is a woodland belt to the west of the lakes which provides a shelter from Cantely Sugar Beet Factory.

The undulating pastureland shelters the lakes to the east and is currently grazed by livestock. The area of marshland helps to create the unspoilt setting. The planning consent for the holiday lodges refers to the lodges as being laid out in a linear formation fronting towards the fishing lakes with views across the adjacent marshland. LOCATION Cantley View Farm is situated in the hamlet of Limpenhoe, with easy access onto the A47. The property is just 2.5 miles from Reedham, a village on the north bank of the and close to the Broads, Reedham offers local amenities including schooling, shops, popular local pubs and restaurants, a regular train service with links to the city of and Reedham chain ferry, which regularly crosses the river.

Further amenities are provided in Brundall which is approximately 6 miles away and the Cathedral City of Norwich which is approximately 15 miles west and provides extensive shopping and leisure facilities. From Norwich there is a regular rail service to London Liverpool Street with the approximate fastest journey time of 1hr 40mins. Norwich airport, on the northern outskirts of the city, has regular flights to the continent via Schiphol (Amsterdam). FARMHOUSE Converted and extended approximately 30 years ago by the current owner Cantley View Farmhouse offers comfortable accommodation throughout.

Good quality wood effect flooring extends throughout the hallway areas and is also present in the sitting room, which features an impressive inglenook style fireplace with a wood burner on a raised pamment tile hearth. A side hallway with a stable type door to the rear garden provides family bathroom. The property has an oil fired central heating system The kitchen is fitted with modern units and there is a 900mm space for access to a utility/cloakroom with WC and a study with a free standing to radiators and timber framed double glazed windows. a range cooker with an extractor above. In addition, there is a utility oil fired boiler. A door from the study leads to the garage, which could Outside, a wide shingled and concrete driveway to the front of the space below the worktop with plumbing for a dishwasher and space be converted to provide an extra room (subject to planning). property provides ample parking and leads to an adjoining garage with for a fridge/freezer. The tiled floor in the kitchen extends through to the The large master bedroom has an en-suite bathroom with a three- double doors. The westerly facing rear garden is laid to lawn with a dining room which has a double glazed sliding door to a paved patio piece white suite and an electric shower above the bath, as does the paved patio to the rear of the property. and the rear garden.

Energy Efficiency Rating LAND & BUILDINGS The property also includes a large concrete hard standing area, a two bay open fronted garage and a double stable with concrete floor.

The farmland comprises approximately 5.71 hectares (14.10 acres) of Grade 3 gently undulating upland grazing with an area of marshland to the south.

The soil is classified by the Soil Survey of & Wales as being Wick 3 soil series being deep coarse and loamy soils.

The adjoining marsh totalling approximately 8 hectares (21 acres) could be made available by separate negotiation.

In addition to the farmland there is 2.08 hectares (5.14 acres) of mixed woodland including species of alder, willow, ash maple, hazelnut and silver birch. FISHING LAKES Established in 2003, Limpenhoe Lakes is a tranquil fishing spot sheltered to the west by the woodland belt and sheltered to the east by the gently undulating farmland which creates a natural setting.

In total the four spring fed lakes extend to approximately 0.74 hectares (1.83 acres). There is a maximum depth of approximately 6 ft. The lakes are stocked with mixed coarse fish species including; Common, Ghost, HOLIDAY LODGES Consent was granted for the development of twelve bespoke timber Under the consent the Lodges will be situated in the south and western Mirror, Crucian and Koi Carp, as well as Tench. two and three bedroom Holiday Lodges, together with associated areas of the property in a linear formation with the majority of the There is an area for car parking for the fishermen, which may be development by District Council on the 28th September lodges facing towards the fishing lakes and benefiting from the views accessed off the track from Church Road. There is not a welfare 2011 under application number 20101641. This consent has been across the lake and marsh. facility. implemented. Full details regarding the consent is available from the Broadland District Council website. GENERAL REMARKS & STIPULATIONS Method of sale - There are no public footpaths across the farm. Details of applications relating to the lakes and fishing development The property is offered for sale by private treaty as a whole. If a can be found on their website under references: 20101641, 20050422, - The neighbour has a right of way between B – C to their property. prospective purchaser is interested in any part of the property they are 20051004, 20090663, 20091186, 20131208, 20141430, 20141538, invited to discuss their requirements with the selling agent. - A right of way is reserved across the property, as hatched brown, 20141575. for the benefit of the retained land subject to contributing a fair Tenure and possession Plans, areas and schedules proportion towards maintenance. The property is offered for sale freehold with vacant possession on These have been prepared as carefully as possible and are based on the completion. - The property benefits from a right of way over the track from the Ordnance Survey scale plans. The plans are published for illustrative highway outside of the vendors’ ownership marked A – B on the sale purposes only and although they are believed to be correct, their Exchange of contracts & completion plan, supported by a statutory declaration from the vendors. accuracy is not guaranteed. Exchange of contracts will take place within 21 days of receipt by the purchasers’ solicitor of a draft contract with completion no later than 28 Value added tax Disputes days thereafter. A deposit of 10% of the purchase price will be payable Should any sale of the farm, or any right attached to it become a Should any dispute arise as to the boundaries or any point arising in on exchange of contracts. chargeable supply for the purpose of VAT, such tax shall be payable by these Particulars, schedule, plan or interpretation of any of them the the Buyer in addition to the contract price. question shall be referred to the arbitration of the Selling Agent, whose Basic payment scheme (BPS) decision acting as expert shall be final. The Buyer shall be deemed to The land is registered for the Basic Payment Scheme. The relevant Outgoings have full knowledge of all boundaries and neither the Seller nor the number of entitlements will be made available to the purchaser The farmhouse is in Council Tax band D. The gross charge payable for Seller’s Agents will be responsible for defining the boundaries or the following completion by separate negotiation. the 2018/2019 year is £1,775.74 ownership thereof. The purchaser will be responsible for cross compliance to 31st Business rates are not payable across Limpenhoe Lakes. Viewing December 2019 and will indemnify the vendor for any non-compliance Drainage rates are payable. By appointment only. Please contact the selling agents: Sarah Lucas or that results in any penalty or reduction in their payment under the Tim Wicks on 01603 629871. Basic Payment Scheme. All outgoings will be apportioned at completion. Health and safety Services Fixtures and fittings The property is part of a working farm and fishery and therefore viewers Mains electricity and mains water is connected to the farmhouse. The All fixtures and fittings are excluded from the sale unless specifically should be careful and vigilant whilst on the holding. Neither the Seller domestic foul drainage is to a private system. There is oil fired central referred to in these particulars. The sale includes fish stocks within the nor the Selling Agents are responsible for the safety of those viewing heating. ponds. Brown & Co are not liable in any way for the quality or quantity the property and accordingly those viewing the property do so at their of the fish stocks, nor any death or disease that may affect such stocks. own risk. Sporting rights, minerals and timber Purchasers must satisfy themselves as to the quality and quantity of the These are included in the sale so far as they are owned, subject to fish stocks prior to purchase. Anti money laundering statutory exclusions. In accordance with the most recent Anti Money Laundering Legislation, Town & country planning the buyer will be required to provide proof of identity and address to Wayleaves, easements and rights of way The purchaser/s will be deemed to have full knowledge and have The property is sold subject to and with the help and benefit of all the selling agents once an offer is submitted and prior to solicitors satisfied themselves as to any planning matters that may affect the existing rights, including rights of way, whether public or private, light, being instructed. property. Broadland District Council are the relevant authority. support, drainage, water and electricity supplies and other rights, easements, quasi-easements and all wayleaves whether referred to or not in these particulars. in particular it should be noted: -

The Atrium, St George’s Street, Norwich, Norfolk NR3 1AB 01603 629871 | [email protected] This Plan is based upon the Ordnance Survey Map with the sanction of the This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (ES100005264). Controller of H.M. Stationery Office. Crown Copyright reserved. (ES100005264). This Plan is published for the convenience of Purchasers only. Its accuracy is This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

IMPORTANT NOTICES Brown & Co for themselves and for the Vendors or Lessors of this Property give notice that: 1. These particulars are intended to give a fair and accurate general outline only for the guidance of intending Purchasers or Lessees and they do not constitute an offer or contract or any part of an offer or contract. 2. All descriptions, dimensions, references to condition and other items in these Particulars are given as a guide only and no responsibility is assumed by Brown & Co for the accuracy of individual items. Intending Purchasers or Lessees should not rely on them as statements or representations of fact and should satisfy themselves as to the correctness of each item by inspection or by making independent enquiries. In particular, dimensions of land, rooms or buildings should be checked. Metric/imperial conversions are approximate only. 3. Intending Purchasers or Lessees should make their own independent enquiries regarding use or past use of the property, necessary permissions for use and occupation, potential uses and any others matters affecting the property prior to purchase. 4. Brown & Co, and any person in its employ, does not have the authority, whether in these Particulars, during negotiations or otherwise, to make or give any representation or warranty in relation to this property. No responsibility is taken by Brown & Co for any error, omission of mis-statement in these particulars. 5. No responsibility can be accepted for any costs or expenses incurred by intending Purchasers or Lessees in inspecting the property, making further enquiries or submitting offers for the Property. 6. All prices are quoted subject to contract and exclusive of VAT, except where otherwise stated. 7. In the case of agricultural property, intending purchasers should make their own independent enquiries with the RPA as to Single Payment Scheme eligibility of any land being sold or leased. 8. Brown & Co is the trading name of Brown & Co – Property and Business Consultants LLP. Registered Office: Granta Hall, Finkin Street, Grantham, Lincolnshire NG31 6QZ. Registered in England and Wales. Registration Number OC302092. 9. These Particulars were prepared in June 2019.

The Atrium, St George’s Street, Norwich, Norfolk NR3 1AB 01603 629871 | [email protected]