UPSALL GRANGE FARM , NORTH , TS7 0PG

UPSALL GRANGE FARM GUISBOROUGH, , TS7 0PG

Guisborough 4 miles, Station 8 miles, Newcastle 48 miles

A ONCE RENOWNED DAIRY FARM NOW WITH A HIGHLY SUCCESSFUL LIVERY BUSINESS WITH EXTENSIVE EQUESTRIAN FACILITIES CLOSE TO THE NATIONAL PARK.

Traditional, south facing, 5-bedroom farmhouse Separate detached, 3-bedroom bungalow Good range of modern farm buildings currently set up for stabling with 69 loose boxes Purpose-built indoor riding arena, floodlit manege, lunging ring & covered horse walker 4.5 furlong gallop and canter track. 13 jump cross-country course 119.72 acres Grade 3 arable land 97.53 acres of permanent pasture 41.12 acres of woodland Income producing wind turbine and solar array tracker Considerable opportunities for a range of uses and development About 268.55 acres (108.68 ha) in all For sale as a whole or in four lots

5 & 6 Bailey Court, Colburn Business Park 26-28 High Street, Stokesley North Yorkshire, DL9 4QL North Yorkshire, TS9 5DQ Tel: 01748 897610 Tel: 01642 710742 www.gscgrays.co.uk www.gscgrays.co.uk [email protected] [email protected] Offices also at:

Alnwick Barnard Castle Chester-le-Street Easingwold Hamsterley Lambton Estate Leyburn Tel: 01665 568310 Tel: 01833 637000 Tel: 0191 303 9540 Tel: 01347 837100 Tel: 01388 487000 Tel: 0191 385 2435 Tel: 01969 600120 LOCATION Upsall Grange Farm is situated in a productive agricultural region on the edge of the North York Moors National Park about 3 miles north west of Guisborough and about 8 miles south of the centre of Middlesbrough with good public road access along the main A171 linking Middlesbrough to the coast at . The A19 is about 11.5 miles away providing a direct route to Newcastle-upon-Tyne to the north with York and Doncaster to the south. The nearest train station is at which is on the northern line and is less than three miles away and from where it is only about three and a half hours to London’s Kings Cross. The nearest international airport is at Durham , about thirty minutes’ drive away.

DESCRIPTION Upsall Grange Farm is a former dairy farm whose modern livestock buildings have been converted to support an extensive ‘Do It Yourself’ livery operation alongside a small cattle rearing enterprise. There is a beautifully positioned, south-facing brick-built farmhouse with views across the valley to the Cleveland Hills and the National Trust’s iconic landmark Roseberry Topping. Tucked away in an attractive and sheltered site on the eastern boundary and with separate access is a pretty 3-bedroom bungalow which is being offered as a separate lot. The main house and buildings lie centrally within a ring fence and made up mainly of permanent grassland with mature woodland boundaries.

The farm is being offered as a whole or in four lots:

Lot Description Area (ac) Area (Ha) 1 Upsall Grange Farm 91.48 37.02 (north) 2 Grange Field 3.93 1.59 3 Upsall Grange Bungalow 0.96 0.39 4 Upsall Grange (south) 172.18 69.68 The Whole 268.55 108.68

UPSALL GRANGE FARMHOUSE Upsall Grange Farmhouse is an attractive, brick- built house under a tile roof which has spacious accommodation on two floors. The house faces south over an enclosed garden with views beyond of Roseberry Topping and the Cleveland Hills. The house is accessed through the main farmyard and has plenty of parking.

Upsall Grange Farmhouse is built of brick with a pitched and tile clad roof with high ceilings and large windows which make the house bright and airy. It has been modernised as required without detracting from its original features, is well maintained and presented providing a high quality family home with accommodation as follows:

Ground Floor – vestibule, hall, dining room, farmhouse kitchen/ breakfast room, sitting room, garden room, office and utility room.

First Floor – four bedrooms, bathroom and shower room.

The working entrance is at the back of the house through a small sheltered courtyard beside the utility and office areas. The main front door is on the south side accessed through garden which is enclosed by a mature hedge and stone wall and includes an attractive pond.

EPC - Farmhouse

100 82

EQUESTRIAN FACILITIES The equestrian and livery facilities at Upsall Grange are excellent. There are 69 loose boxes with associated tack rooms, wash box and grazing for all. The indoor arena is built to industrial specifications and provides 42m x 30m covered space on a fibre sand surface. In addition, there is an outdoor arena with a rubber surface and a fibre sand based lunging ring as well as a 5 horse Monarch horse walker. On the farm there is also a 4.5 furlong gallop and canter track and a 13-jump, 2’, 2’10 and 3’ competition quality cross country course which includes a water complex.

In the yard is a large lorry park and storage areas for jumps and other outdoor equipment. UPSALL GRANGE COTTAGE (LOT 3) Upsall Grange Cottage occupies a particularly attractive site with a large garden and separate access to Flatts Lane. It is of non-traditional, prefabricated construction under a tile roof. The cottage is currently occupied by a family member and will be available with vacant possession on completion.

The accommodation is as follows:

Hall, living room, kitchen/dining room, three bedrooms and bathroom. Large store room and separate cloakroom with w.c.

The bungalow includes a large garden and garage and boundaries have been extended to allow for a new access and larger garden or paddock area.

EPC - Bungalow

95

53 No. Building Description Size (m) 1 Farmhouse Farmhouse 2 Indoor Arena 7 bay, industrial specification steel 42m x 30m portal frame, general purpose shed with corrugated asbestos roof sheeting and timber clad walls with specialist fibre sand surface and timber kick boards. Integrated water sprinkling system. 3 Portacabin Events office 4 Manége Railed enclosure, rubber surface & flood lit 40m x 20m 5 Horse Walker Monarch – 5 horses 6 General Purpose Double span building, part steel and part 36m x Shed timber frame, concrete floor, profile steel 18.5m roof sheeting and timber side cladding. 8 bays and lean-to and currently providing stabling for 22 horses and hay storage. 7 General Purpose 4 bay steel portal frame, timber clad, 24m x 10m THE FARM BUILDINGS Shed corrugated fibre cement roof and part The buildings at Upsall Grange are well maintained, flexible and offer a wide range of potential concrete floor. uses from livestock housing, livery, storage, transport/haulage, commercial storage, amongst 8 Lunge Ring Timber panelling and fibre sand floor. 16m diam. many others due to their modern structures and location to the road network. 9 Cattle Shed Concrete portal frame, corrugated asbestos 20m x 10m The steading buildings lie to the north of the house and include a wide range of modern timber roof, block walls and concrete floor and steel portal frame sheds built to support an extensive dairy business but which have now 10 Machinery Shed & 5 bay steel portal frame, corrugated fibre 25m x 10m been partially converted to provide cattle housing and high-quality stabling for an extensive workshop cement roof, part timber and part block livery business. walls with earth and concrete floor. 11 Cattle Court Timber frame with two lean-to’s, corrugated 27m x 25m There are wide open areas of yard with former silage clamp structures creating very useful roof, part block and part timber walls with temporary and permanent storage areas and two concrete panel former slurry tanks are ideal part concrete and part earth floor for water collection. The main yard and lorry park is capable of parking cars, horse boxes and lorries for each of the stables with easy access over a concrete sleeper road directly on to the 12 General Purpose 11 bay steel portal frame part block and 55m x 22m A171 or onto Flatts Lane. Shed part timber clad walls, corrugated roof and concrete floor. 46 stables, office, wash bay There is also a substantial cattle holding pen for gathering and loading stock on the south block 13 Slurry tanks Concrete panel construction. of land. 14 Parking & Lorry yard THE FARMLAND The farmland at Upsall Grange rises gently from the rail track on its southern boundary at about 90 m above sea level to 150 m above sea level at the northern edge of the farm,

The northern block surrounds the farm buildings and houses is mainly down to permanent pasture and fenced into suitable horse grazing paddocks where it is steeper and ploughed for arable and rotational grass on the flatter ground at the north.

The land block to the south of the A171 is mainly level sloping very gently to the south and east, draining into an open ditch.

The land is classified as predominantly Grade 3 and 4 with some parcels of grade 5 to the higher elevations. The majority of the grade 3 land is capable of producing good yielding arable and high yielding grass crops.

In total there are approximately 119.72 acres under arable rotation and about 97.53 acres of permanent pasture. There are also about 41.12 acres of woods in three main blocks with just over 3.31 acres of roads, tracks and buildings

The land is divided into two separate blocks by the A171 road, with the principal block on the north side supporting the equestrian and cattle business. To the south of the road is a single land block in a ring fence with good internal tracks and separate access to mains water.

A paddock of about 3.93 acres and sheltering woodland with access directly from Flatts Lane is being offered as a separate lot.

WOODLAND There are about 41.12 acres of woodland at Upsall Grange in two main blocks. Upsall Carrs and Breckon Hill Plantation lies at the southern end of the farm and is a mix of commercially planted trees and amenity woodland. It is currently partially occupied by a third party on a commercial basis for a paint ball enterprise. Further details are available from the Selling Agent. Dibdale

This Plan is based upon the Ordnance Survey Map with the sanction of the Plantation in the north east corner is all amenity woodland and it Controller of H.M. Stationery Office. Crown Copyright reserved. (100043767). 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. forms part of the cross-country course. UPSALL GRANGE FARM ACREAGE & LOTTING SCHEDULE

Lot Field No Arable Grass Woods Others Area (ha) Area (ac) Eligible Area Lot Field No Arable Grass Woods Others Area (ha) Area (ac) Eligible Area (ha) (ha) (ha) (ha) (ha) (ha) (ha) (ha) (ha) (ha) 1 8534 4.52 4.52 11.17 4.52 2 1702 1.00 1.00 2.47 1.00 1 Dibdale Wood 6.71 6.71 16.58 0.00 2 Dibdale Wood* 0.59 0.59 1.46 0.00 1 8811 1.53 0.01 1.54 3.81 1.53 2 0.00 1.00 0.59 0.00 1.59 3.93 1.00 1 8224 0.66 0.37 1.03 2.55 0.66 3 Bungalow 0.25 0.25 0.62 1 7413 3.33 3.33 8.23 3.33 3 2467* 0.14 0.14 0.35 0.14 1 8316 0.11 0.11 0.27 0.11 3 0.00 0.14 0.00 0.25 0.39 0.96 0.14 1 9813 0.84 0.84 2.08 0.84 1 9314 1.12 1.12 2.77 1.12 4 7691 0.01 0.01 0.02 0.05 0.01 1 0310 0.35 0.35 0.86 0.35 4 6455 3.65 0.02 3.67 9.07 3.65 1 0810 0.13 0.13 0.32 0.13 4 0359 4.92 4.92 12.16 4.92 1 0900 0.23 0.01 0.24 0.59 0.23 4 3549 6.30 6.30 15.57 6.30 1 0807 0.03 0.03 0.07 0.03 4 9939 8.10 0.07 8.17 20.19 8.10 1 7898 1.53 1.53 3.78 1.53 4 6934 12.81 0.16 12.96 32.02 12.61 1 7289 0.41 0.41 1.01 0.41 4 Crow Wood 2.42 2.42 5.98 0.00 1 7691 0.20 0.20 0.49 0.20 4 2329 2.04 2.04 5.04 2.04 1 7995 0.20 0.20 0.49 0.20 4 2415 1.47 0.03 1.51 3.73 1.47 1 8191 0.20 0.20 0.49 0.20 4 2715 0.23 0.31 0.54 1.33 0.23 1 8393 0.20 0.20 0.49 0.20 4 3611 6.80 0.06 6.86 16.95 6.80 1 8692 0.28 0.28 0.69 0.28 4 1113 4.99 0.21 5.19 12.82 4.99 1 8992 0.28 0.28 0.69 0.28 4 9303 8.07 0.03 0.07 8.16 20.16 8.09 1 9797 1.08 1.08 2.67 1.08 4 Upsall Carrs Wood 6.92 6.92 17.10 0.00 1 House & Steading 2.03 2.03 5.02 0.00 43.93 15.49 9.34 0.94 69.68 172.18 59.21 1 8477 3.60 3.60 8.90 3.60 THE WHOLE 48.45 39.47 16.64 4.14 108.68 268.55 87.72 1 9590 0.04 0.04 0.10 0.04 1 9488 1.11 1.11 2.74 1.11 1 0998 0.29 0.03 0.32 0.79 0.29 1 1685 0.30 0.30 0.74 0.30 1 1584 0.13 0.13 0.32 0.13 1 0681 0.28 0.28 0.69 0.28 1 0278 1.46 1.46 3.61 1.46 1 8570 1.32 0.48 1.80 4.45 1.32 1 0873 0.39 0.39 0.96 0.39 1 1777 0.28 0.01 0.29 0.72 0.28 1 2476* 0.29 0.01 0.30 0.74 0.30 1 2074 0.43 0.43 1.06 0.43 1 2674 0.21 0.21 0.52 0.21 1 4.52 22.84 6.71 2.95 37.02 91.48 27.37 OVERAGE RENEWABLE ENERGY SUPPLIES BOUNDARIES Part of the land on the western side of the south block of There is a 10 KV wind turbine located to the north of the farm Neither the vendor nor the vendor’s agent will be responsible Upsall Grange has been identified as having potential for steading and a 9 KV solar tracker array providing electricity for defining the boundaries or their ownership thereof and future development with an option agreement with a national to the farmhouse and buildings with the unused energy going the purchaser(s) shall rely on their own inspection and the house builder with 3 years left to run and an option to extend into the grid system for which a Feed In Tariff is paid. Further information appearing in the Land Registry. for a further 5 years. It is also felt that there are significant details are available from the Selling Agents. SPORTING, TIMBER AND MINERAL RIGHTS opportunities for development of the main farm steading area LOCAL AUTHORITY Sporting, timber and mineral rights are included in the sale in so the whole farm will only be sold therefore with an overage Redcar and Cleveland Borough Council so far as they are owned. agreement between the buyer and the seller. The seller or Tel: 01642 774774 their successors will clawback a share in any uplift in value as VAT a result of change of use at a rate of 35% for a period of 50 AGRI-ENVIRONMENTAL SCHEMES Any guide prices quoted or discussed are exclusive of VAT. years. Further details can be obtained from the Selling Agent. There are no current stewardship schemes associated with Should any part of this sale or any rights attached to it become this property. chargeable then this will be payable by the purchaser. We are GENERAL INFORMATION not aware that any election to VAT has been made at this PUBLIC RIGHTS OF WAY AND EASEMENTS BASIC PAYMENT SCHEME time. This property is sold subject to and with the benefit of all The land has been registered with the Rural Payments Agency. rights of way whether public, private, rights of water, light, 71.34 units of non-SDA and 22.24 units of SDA Basic Payment HOLDOVER AND INGOING VALUATION support, drainage, electricity and other rights and obligations, Scheme (BPS) entitlements will be included in the sale. The arable land is being managed and farmed by the vendor easements, quasi-easements, restrictive covenants and all and therefore the 2020 crop will be held over until the straw A value of the Entitlements will be apportioned with the sale existing and proposed wayleaves whether referred to or not. has been removed or 30th September, whichever is the earlier. price. The vendor will then transfer these to the purchaser on In addition to the purchase price, the purchaser will take over There are no footpaths which cross the farm. completion in accordance with the regulations of the Scheme. and pay for the cultivations, stocks and stores at valuation. On purchasing the land, the purchaser will be required to sign SERVICES, COUNCIL TAX AND EPC Payment is to be made on completion and at a figure assessed an indemnification that they will maintain the land in good Property Services Heating Council Tax EPC by the vendor’s valuer based on CAAV or contractor rates agricultural and environmental condition and follow the cross- Band rating where applicable and invoiced for cost of seeds, fertilisers and compliance regulations for the current claim year. Upsall Mains Oil E B (82) sprays applied plus enhancement value. Grange water and METHOD OF SALE SOLICITORS Farmhouse electricity. Upsall Grange Farm is offered for sale by private treaty with Private Newtons Solicitors Vacant Possession. drainage EMPLOYEES (TUPE) FIXTURES AND FITTINGS No staff will transfer to the purchaser with the sale as there Upsall Mains Oil D TBC Only those items specifically mentioned in these sale are currently no employees. Grange water and particulars are included in the sale. Fixtures and fittings relating Cottage electricity. to the equestrian business, including show jumps and cross- VIEWING Private country fences etc will be available separately by negotiation. Appointments to view will be through the Selling Agents only. drainage An inventory of purchasable items will be available from the Given the potential hazards of a working farm we ask that all The farm buildings and house have CCTV digital recording Selling Agents. parties wishing to view are as vigilant as possible particularly security. around buildings, livestock and machinery. Disputes Should any discrepancy arise within these particulars of sale or the interpretation of them, the question shall be referred to the arbitration of the Selling Agents whose decision acting as experts will be final.

Plans, Areas and Schedules These are based on the Ordnance Survey and Rural Land Register and are there for reference only. They have been carefully checked 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.

Overseas purchasers Any offer by a purchaser(s) who is resident outside of the must be accompanied by a guarantee from a bank who is acceptable to the sellers.

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 DIRECTIONS CONDITIONS OF SALE property shown in these particulars. To reach Upsall Grange Farm from Guisborough take the Purchase Price Apportionments A171 heading west towards Nunthorpe and after about 4 On exchange of contracts a non-returnable deposit of 10% of The council tax, rental income and all other outgoings and miles cross the dual carriageway on to Flatts Lane. The side the purchase price shall be paid. The balance will fall due for incomings shall be apportioned between the seller and the entrance to the farm is the first on the left over a concrete payment on completion at a date to be agreed and whether purchaser(s) as at the date of completion. sleeper road which leads up to the main yard. There is also entry is taken or not with interest accruing at a rate of 5% a separate main entrance directly onto the A171 through above the Bank of base rate. electric gates.

DISCLAIMER NOTICE: PLEASE READ: GSC Grays gives notice to anyone who may read these particulars as follows: 1. These particulars, including any plan, are a general guide only and do not form any part of any offer or contract. 2. All descriptions, including photographs, dimensions and other details are given in good faith but do not amount to our presentation or warranty. This should not be relied upon as statements of facts and anyone interested must satisfy themselves as to their corrections by inspection or otherwise. 3. Neither GSC Grays nor the vendors accept responsibility for any error that these particulars may contain however caused. 4. Any plan is for guidance once only and is not drawn to scale. All dimensions, shapes, and compass bearings are approximate and you should not rely on them without checking them first. 5. Nothing in these particulars shall be deemed to be a statement that the property is in good condition, repair or otherwise nor that any services or facilities are in good working order. 6. Please discuss with us any aspects that are important to you prior to travelling to the property.

Particulars written July 2020. Photographs taken July 2020. www.gscgrays.co.uk 113.4m

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Lot 1 (36.59 ha)

Lot 2 (1.55 ha)

Lot 3 (0.39 ha) 93.3m

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Upsall Carrs Plantation

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12 The BD ank, Barnard Castle, County Durham,

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Breckon Hill Plantation Level Crossing SCALE : DATE : 1 : 5000 13/07/2020

90.5m Level Crossing MAP FILENAME : 90.5m Upsall Grange Farm 4.mpd

Map data shown may contain Ordnance Survey ® products supplied by Pear Technology Services Ltd; Email: [email protected] © Crown Copyright and database rights from 1997 to this day Ordnance Survey ® licence number 100023148 NZ 55 88.4m