Rowntree Farms

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ROWNTREE FARMS lancashire ROWNTREE FARMS gisburn lancashire Gisburn 2 miles ~ Clitheroe 10 miles ~ Skipton 13 miles ~ Harrogate 33 miles Leeds 39 miles ~ Manchester 40 miles (All distances are approximate) First class productive farming estate in the Ribble Valley

• Windy Pike, 5 bedroom principal residence • Moorhouse, 5 bedroom farmhouse • Two 3 bedroom cottages • Extensive range of modern and traditional farm buildings at two farmsteads • 437 acres of productive grassland • 30 acres of mature woodland • Established family shoot • Fishing rights on the River Ribble. approximately 477 acres (193.10 hectares) for sale as a whole or in three lots

Savills ~ Clitheroe Savills ~ York 5 Church Street 14 Merchants Place, Clitheroe Merchantgate BB7 2DD York YO1 9TU Tel: 01200 411046 savills.co.uk Tel: 01904 617800 [email protected]

Your attention is drawn to the Important Notice on the last page of the text.

1 SITUATION Rowntree Farms is superbly situated north of the village of Gisburn and close to the market towns of Clitheroe and Skipton in the sought after Ribble Valley. The Forest of Bowland Area of Outstanding Natural Beauty lies immediately to the west and wider surroundings comprise of traditional livestock farms and undulating grassland interspersed with attractive woodlands all set against the backdrop of Pendle Hill. The vendors have established many miles of hedgerows during their ownership, which along with a programme of regular arboriculture has enhanced the environment and feel of the farms and setting. The private areas beside the River Ribble are particularly stunning with mature native woodlands underlined with blue bells all set beside the river winding along the farm boundary. There are good transport connections, being only 2 miles from Gisburn and the east–west A59 trunk road between Clitheroe and Skipton. Mainline trains are only 25 miles to the west at Preston, which via the West Coast mainline has regular services to London, some in under 2.5 hours. Similarly Skipton, 13 miles to the east, has regular connections to Leeds and the East Coast mainline. Leeds Bradford Airport is 35 miles to the east.

DESCRIPTION Rowntree Farms is an excellent ring-fenced farming estate in the Ribble Valley with two principal holdings being Windy Pike and Moorhouse Farm. Each has a substantial farmhouse and additional cottage all centrally located in a ring-fenced block of over 475 acres. The land comprises predominantly productive grassland interspersed with attractive woodlands and hedgerows. The farms have been owned and run by the vendors’ family for over 70 years, initially as a 250 head dairy herd but latterly carrying the renowned and award winning Ribble Aberdeen-Angus pedigree herd with 500 head together with a 400 head commercial mule based sheep flock. The property has also given great enjoyment with both shooting and fishing well catered for.

2 WINDY PIKE The principal house, like much of the estate, is accessed via a private drive and set within attractive mature gardens with spectacular views towards Pendle Hill. To the east is a small tarmac courtyard bound by stone walls, orchard and traditional farm buildings which make for an attractive everyday parking area. The gardens are divided by established borders and shrubs. The property is a traditional stone built farmhouse complete with mullioned windows and rich history having being mentioned in the Domesday Book. Extended over the years this now totals 3,820 sq ft. Ground floor accommodation includes a large family kitchen, dining room, sitting room, drawing room, various ancillary rooms and cloakroom. The first floor includes 5 bedrooms (2 en-suite) and family bathroom. Part of the ground floor is given over to a garage with office space and store above. The property has been excellently appointed and decorated throughout with log burning stoves, open fires and many attractive period features. The property has oil fired central heating and double glazed windows in part.

WINDY PIKE Gross internal area (approx): 354.91 sq m ~ 3820.21 sq ft NOT TO SCALE Garage: 33.60 sq m ~ 361.66 sq ft FOR IDENTIFICATION PURPOSES ONLY Total: 388.51 sq m ~ 4181.88 sq ft

GROUND FLOOR FIRST FLOOR

For illustrative purposes only. Not to Scale Whilist every attempt was made to ensure the accuracy of the floor For plan, illustrative all measurements purposes onlyare .approximate Not to Scale and Whilist every attempt no responsibility was made ia to taken ensure for the any accuracy error of the 3 floor plan, all measurements are approximate and no responsibility ia taken for any error 4 MOORHOUSE FARMHOUSE Moorhouse sits to the east of the main farmstead in an elevated position which together with the southerly aspect gives specular views over the farmland and surrounding walled gardens and mature trees. There is a private parking area, garage and workshop to the rear, accessed from the farmyard. The property was refurbished in 2004 and comprises a traditional stone built farmhouse with slate roof and mullioned windows. Internally the accommodation extends to 2,440 sq ft set over three floors. Ground floor includes; kitchen with Rayburn range, sitting room, dining room and cloakroom. The first and second floors include 5 bedrooms (1 en-suite), bathroom and two ancillary store rooms. The renovation has kept and enhanced many of the attractive period features. The property has oil fired central heating and double glazed windows in part.

MOORHOUSE FARMHOUSE WORKSHOP Gross internal area (approx): 226.74 sq m ~ 2440.60 sq ft Garage: 18.87 sq m ~ 203.11 sq ft Workshop: 10.23 sq m ~ 110.11 sq ft Total: 255.84 sq m ~ 2753.83 sq ft

GROUND FLOOR FIRST FLOOR SECOND FLOOR

GARAGE

NOT TO SCALE FOR IDENTIFICATION PURPOSES ONLY

5 6 NOT TO SCALE FOR IDENTIFICATION PURPOSES ONLY

moorhousemoorhouse cottagecottage

For For illustrative illustrative purposes purposes only only. Not. Not to to Scale Scale WhilistWhilist every every attempt attempt was was made made to to ensure ensure the the accuracy accuracy of of th thee floor floor plan, plan, all all measurements measurements are are approximate approximate and and MOORHOUSE COTTAGE no no responsibility responsibility ia ia taken taken for for any any erro error r Gross internal area (approx): 98.33 sq m ~ 1058.41 sq ft Garage: 16.49 sq m ~ 177.49 sq ft Total: 114.82 sq m ~ 1235.91 sq ft MOORHOUSE COTTAGE Moorhouse Cottage is a typical detached brick built SittingSitting RooRoomm BedroomBedroom 22 BedroomBedroom 11 rendered cottage with composite slate roof. The property 4.184.18 xx 3.43.400 3.433.43 xx 3.083.08 4.174.17 xx 3.423.42 sits on the western fringe of the farmstead, adjacent to the 13'913'9 xx 11'211'2 11'311'3 xx 10'110'1 13'813'8 xx 11'311'3 DiningDining RoomRoom// farm access. Accommodation extends to 1,058 sq ft set GarageGarage UtilityUtility KitchenKitchen over two floors and includes porch, kitchen-dining room, 6.126.12 xx 2.932.93 3.093.09 xx 2.242.24 6.036.03 xx 3.03.066 20'120'1 xx 9'79'7 sitting room, utility, 3 bedrooms and a family bathroom. 10'210'2 xx 7'7'44 19'919'9 xx 10'010'0 CC The property has double glazing and a wood burning stove BedroomBedroom 33 2.762.76 xx 2.462.46 with back-boiler for central heating. Outside there is a small LarderLarder 9'19'1 xx 8'18'1 garden and lean-to garage. The property is subject to an Agricultural Occupancy Condition. PorchPorch GROUND FLOOR FIRST FLOOR 7 GroundGround FloorFloor FirstFirst FloorFloor WINDAM COTTAGE GROUND FLOOR WINDAM COTTAGE Gross internal area (approx): 111.95 sq m ~ 1205.02 sq ft Windam Cottage is a single storey rendered property located adjacent to the southern farm access south of Windy Pike. The property enjoys wonderful views south across the Ribble Valley. Accommodation extends to 1,228 sq ft, which includes kitchen-dining room, sitting room, utility, 3 bedrooms and a family bathroom. The property has been recently redecorated and benefits from double glazing and biomass fired central heating installed in 2014, which is also registered for the Renewable Heat Incentive. Outside there is a large garden and outbuilding. The property is subject to an Agricultural Occupancy Condition.

NOT TO SCALE FOR IDENTIFICATION PURPOSES ONLY

8 LAND Both farms sit centrally within the ring-fenced farmland, each with a private tarmac drive and link between for easy movement of vehicles and livestock. In addition there is a stone track which runs from Moorhouse Farm to Paythorne Bridge, providing excellent access to many of the grass pastures and meadows. The land is predominantly flat or gently undulating, peaking at 170 metres above sea level with sloping pastures and woodland adjoining River Ribble down at 100 metres above sea level. The land is classified as Grade 4 under the MAFF Provisional Agricultural Land Classification. Soils are predominantly from the Brickfield 3 series, common to the locality and described as a fine loamy soil over clayey and clayey soils. The soil type is described as suitable for grassland and winter cereals. The vendors have worked hard to maximise productivity from the grassland with a programme of sward management, balancing this with establishment of many miles of hedgerows to further enhance conservation on the farms. The land is also interspersed with various mature woodlands which together with additional newly planted areas and infield trees give a parkland feel, all making for a very attractive setting.

9 10 11 FARM BUILDINGS There is an extensive range of both modern and traditional farm buildings at both Windy Pike and Moorhouse Farm, set around concrete and stone yards. These were originally focused on two dairy herds run over the farms, but latterly have been adapted to suit the suckler herd and sheep flock Issues successfully developed by the vendors. There are also three traditional field barns within the estate, some of these have been recently renovated with assistance from the Higher Level Stewardship Issues Scheme. The main buildings are more particularly described in the following tables:

WINDY PIKE FARM BUILDINGS SLURRYPond COMPOUND Approximate Building Description SLURRYPond Dimensions (m) COMPOUND Tank A Tr Moor House Stores ac k C Tr A Timber frame under corrugated steel roof, concrete floor and apron to 7.2 x 4.5 B south elevation. Internal timber divides into three. ac Silo k D F Stores Issues G E B Lean-to part block walls, part stone under fibre cement roof with concrete 3.9 x 8.7 Moor House Farm floor and galvanised gate. J G G I H WC and Wash Room Facilities K C Block walls with fibre cement roof, concrete floor, 2x WC’s (1 disabled) 7.9 x 2.8 L M F N electric heater, long multi wash point stainless steel sink. E P F D O BC E Livestock Building / Stores D 16 x 7.9 A D Traditional double height stone barn with stone slate roof, first floor in part. BC Pond A SLURRY COMPOUND Livestock Building E Brick built and rendered with steel frame under fibre cement roof with 10 x 17.6 1 Windy Pike 2 concrete floor, water trough. 3 SILAGE CLAMPS Windy Pike Livestock Building F Lean-to building D with block walls and steel frame under fibre cement 5.4 x 19.4 roof with concrete floor. Moor House Cottage Livestock Building Wareings steel portal frame with lean-to’s divided into 3 with block walls G 40.4 x 26 (max) Issues and concrete floor under fibre cement roof with Yorkshire boarding. Internally divided with gates and block walls, concrete apron to the east. Issues

Slurry Compound Earth bank store adjacent to building G, with scraping ramp. 0m 10m 20m30m 0m 10m 20m30m

0m 10m 20m30m Ordnance Survey © Crown Copyright 2017. All rights reserved. Ordnance Survey © Crown Copyright 2017. All rights reserved. Licence number 100022432. Plotted Scale - 1:1250 Licence number 100022432. Plotted Scale - 1:1250

12 MOORHOUSE FARM BUILDINGS

Building Description Approximate Dimensions (m) Dutch Barn A 8.4 x 5.2 Timber frame under fibre cement roof with part steel box profile side cladding, concrete floor. Traditional Barn B 17.4 x 7.5 Double height stone barn with stone slate roof, part with block wall divisions and hay loft, part divided to form cattle pen. Sheep Pens and Lambing Shed C 17.4 x 5.6 Lean-to building B, block walls, timber frame, stone slate roof and concrete floor. Store / Livestock Building D 6.3 x 11.7 Lean-to building B, block walls, timber frame, under corrugated steel roof with concrete floor. Livestock Building with Central Feed Passage E 17.8 x 20.7 Steel portal frame with lean-to, fibre cement roof and block walls with concrete floor, steel feed barriers and gale breakers. Feed Store F 5.6 x 4.9 Part steel, part timber frame with block walls under fibre cement roof, Yorkshire boarding and concrete floor. Livestock Building G 11.8 x 12.7 Steel frame with fibre cement roof, block walls and concrete floor with galvanised gates. Cubicle Building H 21.6 x 10 Brick built with steel frame under fibre cement roof, Yorkshire boarding in parts, timber underlined and slurry channel connection. Cubicle numbers approximately 48. Covered Feeding Area I 10.9 x 10 Timber frame under fibre cement roof, concrete floor with Yorkshire boarding to part, slurry channel connected. Cubicle Building J 7.8 x 14.3 Monopitch timber frame with fibre cement roof, block walls and concrete floor. Cubicle numbers approximately 36, complete with rubber mats, slurry channel connected. Cubicle Building K 10.6 x 7.4 Block walls with corrugated steel roof concrete floor. Cubicle numbers approximately 18, complete with rubber mats, slurry channel connected. Cubical Building L 10.2 x 8 Atcost concrete frame building under fibre cement roof and side cladding, block walls concrete floor and approximately 16 cubicles. Workshops and Stores M 12.8 x 7.7 Traditional double height stone barn with fibre cement roof, part hardcore, part stone flag floor. Bull Pen N 8.9 x 4 Lean-to to building M part stone, part block walls under fibre cement roof with concrete floor. External feeding area. Cubicles and Livestock Building Atcost concrete frame double pitch building with double lean-to’s, block walls and Yorkshire boarding with Newton Rigg style cubicle divisions and rubber matting in part. Internally O 42.8 x 35 divided with former parlour, feed bin floor above and bulk tank room, slurry channel connected, currently arranged with 2 cubical areas and 2 loose housed creep areas. Total cubicles approximately 112 with 2 loose yards 32m x 10m. Muck Midden P 22.5 x 12.4 Concrete floor with rendered reinforced block walls. Cattle Handling System Part circular forcing ring with race adjacent to building O. Silage Clamps Concrete floor with concrete panel divisions and earth bank walls to part. Bay 1: 11.7m x 35m Bay 2: 12m x 32m Bay 3: 7.5m x 32m Slurry Compound Earth bank store adjacent to building O Traditional Field Barns Bank Close Laithe: Double height stone barn with stone slate roof (approximately 15.6m x 8.2m) Beanland Laithe: Double height stone barn with corrugated steel roof (approximately 14.6m x 6.2m) Lower Laithe – Double height stone barn with blue slate roof (approximately 17.5m x 6.6m)

13 IssuesTank A Moor House

C B Silo D

SLURRYPond Issues F COMPOUND E Tank A Moor House FarmTr Moor House ac G J k C B I Silo D K H Issues F G E Moor House Farm L M J G N I P K H O L M F N E P D O BC A Pond Pond SLURRY COMPOUND SLURRY COMPOUND

1 Windy Pike 2 3 SILAGE CLAMPS 1 2 3 SILAGE CLAMPS Moor House Cottage

Issues

Moor House Cottage

0m 10m 20m30m 0m 10m 20m30m

0m 10m 20m30m

Ordnance Survey © Crown Copyright 2017. All rights reserved. Licence number 100022432. Plotted Scale - 1:1250 FIELD SCHEDULE AND LOTTING TABLE Lot No. Field No. Total (Ha) Total (Acres) Description 7206 2.40 5.93 Grass Lot 1 9946 3.23 7.98 Grass 9334 0.07 0.17 Woodland 9644 0.40 0.99 Grass / Fenced Watercourse 9892 5.41 13.37 Grass 8347 2.19 5.41 Woodland 5978 6.90 17.05 Grass 6299 5.55 13.71 Grass 8285 0.09 0.22 Woodland 3583 9.43 23.30 Grass 7695 2.37 5.86 Grass 2510 7.76 19.17 Grass 8806 0.10 0.25 Grass 3497 0.76 1.88 Grass / Fenced Watercourse 3052 0.04 0.10 Pond 1992 0.08 0.20 Grass / Fenced Watercourse 3546 5.75 14.21 Grass 4321 2.66 6.57 Grass 2954 3.91 9.66 Grass 4118 0.59 1.46 Grass / Fenced Watercourse 5125 10.85 26.81 Grass 2824 0.98 2.42 Woodland 3901 8.81 21.77 Grass 5682 2.17 5.36 Woodland 1848 10.18 25.15 Grass 7981 3.90 9.64 Grass 3953 0.78 1.93 Grass / River Bank 8174 0.48 1.19 Grass / River Bank 9431 3.72 9.19 Grass 7398 1.08 2.67 Woodland 9342 0.11 0.27 Track 5361 3.12 7.71 Grass 2019 8.87 21.92 Grass 5762 0.95 2.35 Woodland 3738 2.35 5.81 Woodland 7541 3.27 8.08 Grass 5015 1.50 3.71 Grass 7334 0.18 0.44 Grass / Track 0180 0.99 2.45 Grass / Fenced Watercourse 6032 0.15 0.37 Grass / Track 9869 8.24 20.36 Grass 0703 2.48 6.13 Grass Moorhouse 2.48 6.13 Farmstead and Tracks 0118 4.82 11.91 Grass Windam Cottage 0.11 0.27 Dwelling and Gardens 9826 0.08 0.20 Grass Tracks 0.34 0.84 Tracks 2035 0.21 0.52 Grass / Fenced Watercourse Total 176.88 437.07 1741 4.89 12.08 Grass Lot 2 8264 0.06 0.15 Woodland 6824 4.31 10.65 Grass 6764 3.33 8.23 Grass 8719 6.60 16.31 Grass 7548 5.07 12.53 Grass 3768 2.33 5.76 Woodland 8160 0.10 0.25 Woodland 6552 5.10 12.60 Grass Windy Pike 0.76 1.88 Farmstead 8435 2.74 6.77 Grass Total 9.32 23.03 6734 4.52 11.17 Grass Lot 3 pt 0861 0.10 0.25 Grass 8324 0.66 1.63 Grass pt 1560 6.80 16.81 Grass 7336 0.03 0.07 Pond Total 6.90 17.06 9147 2.81 6.94 Grass Grand Total 193.10 477.16

15 NOTE - Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office. c Crown copyright licence number 100024244 Savills (UK) Ltd NOTE - Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed. 16 The land is entered into a Entry Level and Higher GENERAL Level Stewardship Scheme due to expire 30th INFORMATION April 2018. The purchaser(s) will be required to take over and honour the agreement until expiry. Rights of Way, Easements & Annual income received from the scheme is approximately £10,000 excluding various Wayleaves capital works now completed, further details are The property is sold subject to and with the available on request. benefit of all existing wayleaves, easements and rights of way, public and private whether Holdover specifically mentioned or not. The vendors will reserve a right of holdover on Public footpaths and bridleways cross the farms the farmland and buildings in advance of an together with local electricity lines. There is also anticipated herd disposal in November. These a permissive Bridleway through the farm which holdover rights should not exceed the end of forms part of the current Entry Level and Higher November 2017. Level Stewardship Scheme. Services Sporting Rights The sporting rights are included in the sale. Mains electricity, metered mains water supply The farm currently runs an enjoyable family (residential properties) and private drainage. shoot with six drives focused around the farm The farm buildings and majority of fields are woodlands which adjoin the River Ribble. The connected to a private borehole water supply. current low-key shoot could be continued or further developed and enhanced in what is Statutory Designations undoubtedly a wonderful setting beside the Windy Pike and Moorhouse Farmhouse are river. both Grade II Listed; further details are available on request. Fishing Rights The fishing rights are included in the sale insofar Local Authority as they are owned. These are single bank on

Ribble Valley Borough Council the renowned River Ribble and extend to NOTE - Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office. c Crown copyright licence number 100024244 Savills (UK) Ltd Council Offices, Church Walk, approximately one mile in all. Within the stretch NOTE - Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed. Clitheroe, Lancashire, BB7 2RA are four Salmon holding pools and additional Tel: 01200 425111 spawning beds. Salmon, Sea Trout, Brown Trout and Grayling are available. Tenure of Undertakings (Protection of Employment) Subsidies & Grants Regulations 2014) is likely to apply to two The freehold of the farm is offered for sale with Mineral Rights employees working at the farm. The land is registered on the Rural Land vacant possession. Moorhouse Farmhouse is The mines and minerals are included in the sale Registry and is sold with the benefit of Basic currently let on an Assured Shorthold Tenancy insofar as they are owned. Payment Scheme (BPS) Entitlements at no and Moorhouse Cottage is occupied by an Council Tax additional cost. The Entitlements are currently employee, please note the provisions below. Windy Pike - Band E held by and have been claimed in 2017 by the Solicitor vendor, who will endeavour to facilitate transfer Moorhouse Farmhouse - Band E Woodcocks Haworth & Nuttall Solicitors of Entitlements to the purchaser(s) in readiness Employees Moorhouse Cottage - Band C 1A Strawberry Bank, Blackburn, for the 2018 claim. There will be a charge of The Transfer of Undertakings (Protection of BB2 6AA Windam Cottage - Band C £250 plus VAT for the transfer to the successful Employment) Regulations 2006 (as amended Te: 01254 272640 purchaser(s). by the Collective Redundancies and Transfer

17 Energy Performance Certificates Viewing Windy Pike - Exempt Strictly by appointment through the selling Moorhouse Farmhouse - Exempt agents Savills York. Tel: 01904 617800. Moorhouse Cottage - F Windam Cottage - D Health & Safety Given the potential hazards of a working farm Drainage we would ask you to be as vigilant as possible The farm benefits from various extensive field when inspecting the farm for your own personal drainage schemes, plans are available on safety, in particular around the farm buildings, request. slurry compond and livestock. We advise you to take a stick when walking among the livestock. Method of Sale Rowntree Farms is offered for sale by private Important Notice treaty as a whole or in three lots: Savills and their clients give notice that: Lot 1 - Moorhouse Farm with Windam and 1. They are not authorised to make or give any Moorhouse Cottages, in all 437.07 acres. representation or warranties in relation to the property either here or elsewhere, either on Lot 2 - Windy Pike, in all 23.03 acres. their own behalf or on behalf of their client Lot 3 - Land at Paythorne, in all 17.06 acres. or otherwise. They assume no responsibility Offers for part or outside the current lotting may for any statement that may be made in these be considered. All prospective purchasers are particulars. These particulars do not form encouraged to register their interest with Savills part of any offer or contract and must not be as soon as possible. relied upon as statements or representations of fact. Company Ownership 2. Any areas, measurements or distances The property is currently held within a Limited are approximate. The text, photographs company ownership, whilst not a pre-requisite and plans are for guidance only and are of the sale, the vendors would consider offers not necessarily comprehensive. It should on the basis of a share transaction. not be assumed that the property has all the necessary planning, building regulation or other consents and Savills have not Post Code tested any services, equipment or facilities. BB7 4HZ Purchasers must satisfy themselves by inspection or otherwise. Directions From the A59 in Gisburn turn north past the Date of Information cattle market onto Mill Lane, continue north Particulars prepared - May 2017 crossing the River Ribble at Gisburn Bridge and take the next right turn onto Carter’s Lane. Photographs taken - 2016/2017 From here the turning to Windy Pike is signed Reference - 170517WD and located on the right after approximately 300 yards. The second western entrance to Moorhouse Farm can be found by continuing along Carter’s Lane for a further 300 yards, the turning is again on the right. NOTE - Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office. c Crown copyright licence number 100024244 Savills (UK) Ltd NOTE - Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed. 18 Mark Riley Design - 07747 037222