Farcet Farms Yaxley Fen, Peterborough, Cambridgeshire PE7 3HY an Outstanding Farm with Grade 1 Land Capable of Growing Root Crops, Field Vegetables and Cereals

Farcet Farms, Cambridgeshire Farcet Farms Yaxley Fen, Peterborough, Cambridgeshire PE7 3HY An outstanding farm with grade 1 land capable of growing root crops, field vegetables and cereals

Peterborough 4 miles, Huntingdon 21 miles, A1(M) J16 4 miles

Mainly grade 1 land over three farms | Irrigation licences for about 224,258m3 of water Refrigerated stores for 1,400t onions | Insulated storage for 500t onions | 1,650t grain storage A two bedroom dwelling and planning consent for a further dwelling | Two solar PV schemes

About 1,265.26 acres (512.06 ha) in total For sale as a whole or in up to three lots

Lot 1 – Yaxley Fen Farm About 481.88 acres (194.58 ha) Grade 1 land | Four sets of farm buildings 350 Tonne grain store | Two bedroom dwelling and planning application for a further dwelling Summer abstraction licence | Solar PV

Lot 2 – Holme Road Farm About 521.45 acres (211.06 ha) Grade 1 and 3 land | 70,000m3 irrigation reservoir with ring main

Lot 3 – Black Bush Farm About 262.93 acres (106.42 ha) Grade 1 and 2 land | Refrigerated stores for 1,400 tonnes onions | Further storage for 500 tonnes onions with drying floor | 1,300 tonne grain store | 50,000m3 irrigation reservoir with ring main | Solar PV

500000 600000

East Region 1:250 000 Series Agricultural Land Classification

This map represents a generalised pattern of land classification grades and any enlargement of the scale of the map would be misleading. This map does not show subdivisions of Grade 3 which are normally mapped by more detailed survey work.

1:250 000 at A0

Further information Details of the system of grading can be found in: Agricultural Land Classification of England and Wales: revised guidelines and criteria for grading the quality of agricultural land. www.defra.gov.uk

For further information about the availability of Agricultural Land Classification data, including more detailed local surveys, please contact the Natural England Enquiry Service on 0845 600 3078 or e-mail [email protected]

Location There are train services from Peterborough The soils are classified as Grade 1, 2 and 3 by There are four sets of buildings at Yaxley Fen The Farcet Farms are situated in north to London (Kings Cross) in 51 minutes. DEFRA and are capable of growing a variety of crops Farm for general purpose and grain storage. Cambridgeshire, about four miles to the south Air travel is available from Stansted Airport or including root crops, field vegetables and cereals. There is also a farm office in the centre of the of Peterborough between the villages of Yaxley, Connington Airfield. The farm has supported leeks and carrots in the past farm, at Slotes Farmyard. Holme and Pondersbridge. Peterborough but these are not part of the current rotation. All of the provides local commercial, retail and Farcet Farms land is under drained with well-maintained ditches. There are two irrigation reservoirs with ring educational facilities. The Farcet Farms is an outstanding commercial mains at Holme Road Farm and Black Bush farm currently growing onions, sugar beet and The main stores are at Black Bush Farm where Farm with winter abstraction licences. There

0 The property lies in an accessible location, cereal crops. Potatoes have previously been there is a refrigerated store for up to 1,400 is also a summer abstraction licence for 0

0 just four miles from junction 16 of the included in the rotation until a change of farming tonnes of onions, an insulated store with a 106,058m3. 0 0 A1(M) motorway. policy by the vendors. drying floor for a further 500 tonnes of onions 0

0 and a grain store for 1,300 tonnes. 0 0 0 3 3 0 0 0 0 0 0 0 0 0 0 2 2

Grade Description

1 Excellent

2 Very Good

3 Good to Moderate

4 Poor 1:250,000 at A0 5 Very Poor 0 5 10 20 30 40 50

Kilometers Non-Agricultural Land

0 5 10 20 30 40 50 Other land primarily in non-agricultural use

Miles Land predominantly in urban use 0 0 0 0 0 0 0 0 0 0 1 1

Map produced by SWRGIU 05/08/2010 Map Reference 10-111h Reproduced by permission of Ordnance Survey on behalf of HMSO. © Crown copyright and database right 2010. All rights reserved. Ordnance Survey Licence number 100022021.

500000 600000 Lot 1 – Yaxley Fen Farm – Metal frame with sheet roof and side cladding Coxalls Farmyard Two grain stores (46m x 10.85m) – Timber About 480.88 acres (194.58 ha) shaded pink on General purpose building (7.85m x 31m) – Metal General purpose building (27.5m x 8.75m) – frame with sheet roof, block walls, side cladding the plan frame with sheet roof and side cladding Timber and metal frame with sheet roof and and wooden drying floor with fan house to rear. metal side cladding These have not been used for grain storage Yaxley Fen Farm is in a single block with a Diesel store (6.2m x 6.3m) – Metal portal frame in recent years, but have a total capacity for network of internal tracks. Day to day access is with metal sheet roof, block walls and timber Grain store (12.25m x 18.5m) – Metal portal about 500 tonnes. from Yaxley Village under a railway bridge, but side cladding frame with sheet roof and side cladding with seasonal large machinery can gain access via a capacity for about 350 tonnes General purpose building (24.5 x 10m) – Metal track owned by Cambridgeshire District Council Cattle Farmyard and timber frame dutch barn and lean to with over which there is a licence agreement. Livestock building (22.8m x 63.5m) – Timber General purpose building (23.1m x 14m) – Metal metal sheet roof, block walls and side cladding frame with sheet roof and vented ridge with portal frame with sheet roof and side cladding There is a two bedroom cottage at Elm timber walls and Yorkshire boarding Grain bins – Ten redundant metal bins with a Farmyard and planning application submitted for Elm Farmyard total capacity of about 500 tonnes a new agricultural dwelling at Dortson Farmyard. General purpose building (13.75m x 5.65m) General purpose building (14m x 14m) – Metal – Pole barn with metal sheet roof and side portal frame with sheet roof and side cladding Dorston Farmyard There is a 48kW solar photovoltaic installation cladding General purpose building (16m x 9m) – Timber at Slotes Farm which was commissioned General purpose building (23m x 5m) – Timber and metal frame with half block walls, metal on 26/07/12 with a FiT Rate of 34.50p General purpose building (36.5m x 7.3m ) – frame lean to with sheet roof sheet roof and side cladding which produces an income of £15,658 per Metal and timber frame dutch barn with sheet annum in addition to the saving on electricity roof and side cladding Derelict brick building (9m x 13.75m) consumption.

Elm Farm Cottage The cottage is a single storey property located at the entrance to Elm Farmyard. The property is of brick with render construction under a tile roof and comprises a porch, kitchen, sitting room and two bedrooms. Externally there is a garden with a hedge surround and two small outbuildings.

The cottage is occupied by a farm worker.

There are four farmyards with excellent access via internal tracks comprising:

Slotes Farmyard General purpose building and chemical store (23.3m x 9.7m) – Timber frame with sheet roof and side cladding

General purpose building (34.7m x 11m) – Nissen hut with sheet roof and wooden drying floor

Workshop (24.2m x 11.75m) – Metal and timber frame dutch barn and lean to with metal sheet roof and side cladding

Office and general purpose building (20m x 26m) The Farmland The land is classified as Grade 1 by DEFRA with soils from the Turbary Moor and Altcar 2 series which are deep peat soils suitable for sugar beet, potatoes, field vegetables and cereals.

There is a summer licence to abstract 106,058m3 of water from designated drains (see general remarks for detail of the license).

Cropping History - Hectares

Yaxley Fen Farm 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016

Onions 37.14 28.11 16.78 - 26.11 49.93 30.89 18.30 32.11 14.00

Sugar Beet - 37.72 6.00 76.93 32.24 18.30 32.11 14.00 32.24 44.88

Potatoes 40.35 16.27 - 31.14 6.00 25.22 32.24 - - -

Carrots - - 19.53 16.27 ------

Wheat 61.16 6.00 110.10 64.35 124.34 95.24 93.45 95.24 93.45 95.24

OSR ------61.15 30.89 34.57

Peas 26.68 28.00 ------

Set aside 6.58 ------

Grass 16.78 72.59 36.28 ------

Total 188.69 188.69 188.69 188.69 188.69 188.69 188.69 188.69 188.69 188.69 Lot 2 – Holme Road Farm The Farmland About 521.45 acres (211.06 ha) shaded green The land is classified as Grade 1 and 3 by on the plan DEFRA with soils from the Turbary Moor and Altcar 2 series which are deep peat soils suitable Holme Road Farm forms the western block of for sugar beet, potatoes, field vegetables and land and leads up towards the edge of the fen. cereals. On the western side of the farm there There is excellent access from the Holme Road are some clay soils (Hanslope series) suitable for which runs through the middle of the farm from winter cereals. Yaxley to Holme village, and from the B1043 on the western side of the farm. There is an The farm benefits from a clay lined 70,000m3 extensive range of tracks, and a hard standing irrigation reservoir with a winter abstraction sugar beet pad surrounded by an earth bund. licence for up to 50,000m3 per year and a ring main distributing water across the farm.

Cropping History - Hectares

Holme Road Farm 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016

Onions 30.06 27.72 48.42 19.80 24.48 - 13.95 32.41 17.76 27.01

Sugar Beet 14.91 23.06 43.44 - 29.33 49.10 23.48 31.70 15.50 19.75

Potatoes 12.06 25.25 20.43 2.96 43.84 6.88 15.50 - - -

Wheat 32.65 59.02 22.76 112.29 61.68 103.35 127.02 102.77 119.11 96.48

OSR ------22.48 28.79 40.74 61.16

Peas 24.76 ------

Oil raddish ------2.96 - -

Linseed ------3.80 - -

Spring Barley ------9.32 -

Set aside 22.58 1.97 1.97 1.97 1.97 1.97 1.97 1.97 1.97 -

Grass 18.58 18.58 18.58 24.28 ------

TOTAL 155.60 155.60 155.60 161.30 161.30 161.30 204.40 204.40 204.40 204.40 Lot 3 – Black Bush Farm Grain store (18.3m x 31m) – Metal portal frame About 262.93 acres (106.42 ha) shaded blue on with sheet roof and walls with an epoxy resin/ the plan concrete floor, concrete grain panels and capacity for about 1,300 tonnes grain storage Black Bush Farm forms the eastern block of land and is about 6 miles by road from Yaxley Refrigerated onion store (31m x 24.5m) – Metal Fen Farm; access is gained from the B1095 portal frame with sheet roof and walls with a Ramsey Road which runs from Stanground to concrete drying floor, ambient temperature Pondersbridge. control, and capacity for about 1,400 tonnes of onions. There is a 240kW solar photovoltaic installation to the immediate south of the farmyard which Grain bins – Three redundant metal bins with a was commissioned on 22/09/14. The FiT Rate total capacity for about 225 tonnes. is 10.41p with an annual income of £35,987 in addition to the electricity saving on the The farmland farm buildings which have a five year average The land is classified as grade 1 and 2 by consumption of 185,947 units. DEFRA with soils from the Adventurers series which are deep peat soils, the Ireton series There are a range of modern farm buildings which are permeable humose and fine loamy comprising: soils, the Downholland 1 series which are deep stoneless humose clayey soils with some Insulated onion store (18.2m x 18m) – Metal peat and deep humose calcareous silty soils. portal frame with sheet roof and walls with These are all suitable for growing a wide variety wooden drying floor and capacity for about 500 of crops. tonnes of onions. The farm benefits from a clay lined 50,000m3 irrigation reservoir with a winter abstraction licence for up to 68,200m3 per year and a ring main distributing water across the farm.

Cropping History - Hectares

Black Bush Farm 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016

Onions 7.04 14.01 19.15 39.06 14.39 - 7.04 23.14 20.31 23.21

Sugar Beet 46.35 - 7.04 - 19.15 43.45 14.39 18.75 14.69 -

Potatoes 14.69 20.31 14.39 23.14 7.04 18.75 19.15 - - -

Wheat 20.31 68.46 62.20 40.58 62.20 40.58 62.20 60.89 46.35 56.43

OSR ------21.43 23.14

Peas 14.39 ------

Total 102.78 102.78 102.78 102.78 102.78 102.78 102.78 102.78 102.78 102.78 General included with the eligible land on a pro rata Holdover Fixtures and fittings Method of sale basis at the discretion of the vendor (or their Holdover is reserved to permit the harvesting of All items usually regarded as tenant’s fixtures Farcet Farms is offered for sale as a whole, representatives). all growing crops and for storage in the following and fittings and equipment, including fitted or in up to 3 lots by private treaty with buildings: carpets and curtains, together with garden vacant possession. The vendor has submitted a claim for the current Black Bush Farm Grain Store: 31st May 2017 ornaments and statuary, are specifically scheme year and will retain the payment for Black Bush Farm Onion Stores: 30th April 2017 excluded from the sale. These may be available Services this scheme year in its entirety. The vendor Sugar Beet pads at Holme Road Farm and Elm to the purchaser by separate negotiation. will use reasonable endeavours to transfer the Farmyard: 31st January 2017 Lot No. Property Water Electric Drainage entitlements to the purchaser as soon after Coxalls Farm Grain Store: 30th April 2017 Employees Slotes completion as the transfer rules allow. There are two farm employees to which will be 1 Mains 3 phase Private Farmyard Early Entry transferred to the purchaser under the Transfer Cattle There are 447ha entitlements (2016). The Basic Early Entry may be permitted on to fields that of Undertakings Regulations. Further details are 1 Mains - - Farmyard Payment in 2015 was £78,758. have been harvested following exchange of available from the vendor’s agent. Coxalls contracts at the purchasers own risk. Further 1 Mains 3 phase - Farmyard Schemes details are available from the vendor’s agent. Local authority Elm There are no environmental Cambridgeshire County Council (0345 045 5200) 1 Mains 3 phase - Farmyard stewardship schemes. Ingoing valuation Huntingdon District Council (01480 388388) Elm Farm In addition to the purchase price the purchaser 1 Mains Mains Private Cottage Designations will be required to pay for:- VAT Dorston The property is in a Nitrate Vulnerable Growing crops and all beneficial cultivations, Any guide price quoted or discussed is exclusive 1 Mains Mains - Farmyard Zone (NVZ). sub soiling, moling and acts of husbandry of VAT. In the event that a sale of the property, since the last harvest at current CAAV rates or any part of it, or any right attached to it, Black Bush 3 - 3 phase - Irrigation or contract rates where applicable; seed, becomes a chargeable supply for the purposes Farmyard fertilisers, manures and sprays applied to the of VAT, such tax will be payable in addition. growing crops since the last harvest at invoice EPCs and Council Tax Property Licence Number Volume Expiry cost; all seeds, sprays, fertilisers, fuel, oil and Drainage Rates Elm Farm Cottage has an EPC rating of E and 106,058m3 other consumables in store at invoice cost. falls into Council Tax Band A. 31st Yaxley Fen from April Enhancement of £30/acre/month from the date Drainage 2015/16 Payment AN/033/0053/102 March Farm to October of establishment to completion. Wayleaves, easements and rights of way 2025 The property is being sold subject to and inclusive 3 Sporting, timber and mineral rights Environment Agency £5,182.40 with the benefit of all rights including; rights of 50,000m from Holme 31st All sporting and timber are included in the freehold way, whether public or private, light, support, November Road AN/033/0053/026 March sale, in so far as they are owned. All mineral rights Whittlesey and District Internal drainage, water and electricity supplies and to February £4,795.80 Farm 2025 are included from field numbers 5218 and 4477 Drainage Board other rights and obligations, easements and inclusive in lot 2 at Holme Road Farm. Further details are Holmewood and District Internal quasi-easements and restrictive covenants and 68,200m3 from £3,070.50 31st available from the vendor’s agent. Drainage Board all existing and proposed wayleaves for masts, Black November pylons, stays, cables, drains, water and gas AN/033/0053/027 March Bush Farm to February Planning Middle Level Commissioners £18,481.17 and other pipes whether referred to in these 2025 inclusive There is a planning application for an agricultural particulars or not. dwelling on lot 1 at Dorston Farmyard. Further Health and safety In the event that lot 1 is sold separately to lot details are available from the vendor’s agent. There are public footpaths and a bridleway over Given the potential hazards of a working farm 2 the summer licence will be divided between the land. Further details are available from the we ask you to be as vigilant as possible when the two. Overage vendor’s agent. making your inspection for your own personal Some of the land on Lot 2 is sold subject to an safety, particularly around the farm buildings Sugar Beet overage of 25% of the uplift in value in the event Basic Payment and machinery. There is a sugar beet contract in 2016 for 4,105 of implementation or disposal of land subject The entitlements to the Basic Payment are tonnes CTE and 400 tonnes ICE. to planning permission for non-agricultural included in the sale. In the event that the use for within 25 years from the sale. Further property is sold in lots the entitlements will be information is available from the vendor’s agent. Solicitors Shakespeare Martineau, Two Colton Square, Leicester LE1 1QH.

Postcode PE7 3HY.

Directions From junction 16 of the A1(M) take the A15 London Road north towards Yaxley. After about 1.5 miles take the right hand turn onto the B1091 into Yaxley. After just under a mile take the right hand turn down Windsor Road, then at the junction continue straight over onto Great Drove. Take the left hand turn at the fork and then the first turn right down a stone track which will take you into the centre of Yaxley Fen Farm; continue straight to reach Slotes Farmyard.

Viewing Strictly by confirmed appointment with the vendor’s agents Strutt & Parker LLP in Cambridge 01223 459500 or London 020 7629 7282. 6674 12.11 ha 29.93

5157 10.86 ha 26.84

3540 7.49 ha 18.52

8421 12.40 ha 2415 30.65 29.02 ha 71.70 6705 10.67 ha 26.36

7495 0189 3692 2.86 ha 2.78 ha 7.07 15.39 ha 6.86 38.03 2674 14.71 ha 36.36

5964 7666 0465 1.69 ha 9.54 ha 11.00 ha 4.17 23.57 2959 27.18 3.11 ha 8057 3850 7.68 20.32 ha 3.59 ha 50.22 8.87 5543 18.92 ha 7036 46.76 4436 3136 1.87 ha 8.28 ha 5.22 ha 4.62 20.46 12.90 5226 3.38 ha 2619 8.35 5.50 ha 13.59 6311 7607 4.17 ha 0107 1.91 ha 10.31 4.72 16.46 ha 2499 40.68 4896 6.54 ha 5.46 ha 16.16 5189 13.50 0687 3.97 ha 0585 2986 7591 7.84 ha 10.20 ha 9.82 2.88 ha 25.21 0.76 ha 19.37 7.10 1.89 9074 4267 13.58 ha 1.17 ha 8971 33.55 2.89 8.95 ha 5268 7062 22.12 11.81 ha 4563 29.18 1.23 ha 8.84 ha 2558 3.03 21.83 5.44 ha 13.44 8148 4449 0847 8.17 ha 8.62 ha 3.42 ha 20.18 21.30 8.45

2832 8125 8.02 ha 4.94 ha 19.81 12.22 5218 13.25 ha 9810 32.73 11.74 ha 29.01 Farcet Farms Lots 1 & 2

3190 6595 3.64 ha 5.04 ha 8.98 12.44 Lot key This plan is published for the convenience of the purchaser only. Its accuracy is not guaranteed and it is expressly excluded from any contract. 4477 Lot 1 - Yaxley Fen Farm (194.58ha/480.88ac) 4.25 ha Lot 2 - Holme Road Farm (211.06ha/521.45ac) 10.51 Based on Ordnance Survey 1:2,500 mapping with the permission of the Controller of HMSO © Crown Copyright Licence No ES 100018525 Not to Scale. Drawing No. Q8056-05 | Date 25.05.16 5013 6.95 ha 17.17

9897 6188 30.09 ha 4.29 ha 74.35 10.59 2675 7.37 ha 18.22 2846 1.54 ha 3.80 3357 13.79 ha 8352 2851 34.07 1.67 ha 1.36 ha 4.13 3.35 0138 12.28 ha 6433 30.34 3929 6.98 ha 18.19 ha 17.24 44.95

Farcet Farms Lot 3

Lot key This plan is published for the convenience of the purchaser only. Its accuracy is not guaranteed and it is expressly Lot 3 - Black Bush Farm (106.42ha/262.93ac) excluded from any contract.

Based on Ordnance Survey 1:2,500 mapping with the permission of the Controller of HMSO © Crown Copyright Licence No ES 100018525 Not to Scale. Drawing No. Q8056-06 | Date 25.05.16 Cambridge Head Office 66-68 Hills Road, Cambridge CB2 1LA 13 Hill Street, London W1J 5LQ 01223 459 500 020 7629 7282 [email protected] [email protected] struttandparker.com struttandparker.com

If you require this publication in an alternative format, please contact Strutt & Parker on tel 020 7629 7282. IMPORTANT NOTICE Strutt & Parker LLP for themselves and for the Vendors of this property, whose agents they are, give notice that: 1. The particulars are intended to give a fair and substantially correct overall description for the guidance of intending purchasers and do not constitute part of an offer or contract. Prospective purchasers and lessees ought to seek their own professional advice. 2. All descriptions, dimensions, areas, reference to condition and necessary permissions for use and occupation and other details are given in good faith, and are believed to be correct, but any intending purchasers should not rely on them as statements or representations of fact, but must satisfy themselves by inspection or otherwise as to the correctness of each of them. 3. No person in the employment of Strutt & Parker LLP has any authority to make or give any representations or warranty whatever in relation to this property on behalf of Strutt & Parker LLP, nor enter into any contract on behalf of the Vendor. 4. No responsibility can be accepted for any expenses incurred by intending purchasers in inspecting properties which have been sold, let or withdrawn. Particulars prepared May 2016. Aerial photograph is not to scale and shown for indicative purposes only (taken May 2016). MEASUREMENTS AND OTHER INFORMATION All measurements are approximate. While we endeavour to make our sales particulars accurate and reliable, if there is any point which is of particular importance to you, please contact this office and we will be pleased to check the information for you, particularly if contemplating travelling some distance to view the property.

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