CASTELL FARM NANT GWYNANT BEDDGELERT CAERNARFON GWYNEDD LL55 4NL A 302.52 Acre Upland Farm including a Farmhouse and Farm Buildings TO LET BY TENDER ON A 10 YEAR FARM BUSINESS TENANCY AGREEMENT For further details, please contact Sion Wyn Jones MRICS Menai Bridge: (01248) 362524 e-mail: [email protected] Particulars prepared in March 2013 INTRODUCTION Castell Farm is an useful upland farm, which has become available to rent on the open market again after almost 20 years, due to the impending retirement of the current Tenant this September. The holding generally comprises of a sizeable farmhouse (a section of which has been let for self-catering purposes for a number of years by the current Tenant), a range of farm buildings and 302.52 acres or thereabouts of land of mixed quality. The farm is being offered to let under the 1995 Agricultural Tenancies Act as a Farm Business Tenancy Agreement for a fixed term of 10 years. LOCATION Castell Farm is located on the south side of the Glaslyn Valley with an outlook towards Snowdon. It is 3 miles or so north east of the popular tourist village of Beddgelert and is approached along a council maintained road, which comes off the A498 that runs from Beddgelert to Capel Curig. The A55 Expressway that runs from Holyhead to Queensferry is approximately 20 miles from the holding with the city of Bangor being approximately 23 miles and the town of Porthmadog being 12 miles or thereabouts. A Location Plan is included with these particulars. DIRECTIONS From The Royal Victoria Hotel Snowdonia in Llanberis, travel along the A4086 in the direction of Beddgelert for exactly 6 miles. At the t-junction near the Pen-y-Gwryd Hotel, turn right onto the A498. Travel for 4.60 miles or so before taking a left hand turn (please note that there is a blue sign at the aforementioned turning which says “Single Track Road”). The farm will then be identified within approximately ½ a mile. THE FARMHOUSE The holding has a spacious family home which sits in an idyllic position with stunning views of the Snowdonia Mountain Range. It is soundly constructed on two storeys of part pebbledashed stonework with a pitched slate roof above. The windows and doors are wooden framed with the rainwater goods being pvc. The accommodation provided is outlined overleaf. Particulars prepared in March 2013 Ground Floor Level (of the section occupied by the current Tenant) Utility – 3.84m x 3.64m Partly tiled floor. Wood burning stove. Electric meter and fuse board. Kitchen – 3.75m x 3.06m Range of base and wall units. Stainless steel sink drainer unit. Partly tiled walls. Exposed wooden beams. Living Room – 4.67m x 4.06m Log burner. Under-Staircase Storage – No measurements taken Staircase at the aforementioned Utility room leading to the first floor level First Floor Level (of the section occupied by the current Tenant) Bathroom – 4.26m x 3.94m Comprising of a bath, WC, wash hand basin and shower. Carpeted floor covering. Bedroom 1 – 4.09m x 2.98m Carpeted floor covering. Storage Room – 2.13m x 1.09m Carpeted floor covering. Ground Floor Level (of the section currently let for self-catering purposes) Porch – 1.23m x 0.98m Slate floor covering. Kitchen – 4.28m x 3.69m Laminated floor covering. Range of base and wall units. ‘Glowarm’ gas boiler. One radiator. Stainless steel sink drainer unit. Partly tiled walls. Hallway – 2.42m x 1.28m Carpeted floor covering. One radiator. Lounge – 4.49m x 3.84m Carpeted floor covering. Log burner with surround. One radiator. Staircase at the aforementioned Hallway leading to the first floor level First Floor Level (of the section currently let for self-catering purposes) Landing – No measurements taken Carpeted floor covering. One radiator. Particulars prepared in March 2013 Bedroom 1 – 4.49m x 3.00m Carpeted floor covering. One radiator. Bedroom 2 – 3.92m x 2.89m Carpeted floor covering. One radiator. Bathroom – 2.47m x 1.67m Comprising of a bath, WC and wash hand basin. Towel radiator. Carpeted floor covering. Partly tiled walls. Bedroom 3 – 3.66m x 2.52m Carpeted floor covering. One radiator. Airing Cupboard – No measurements taken With hot water cylinder and immersion heater. THE FARM BUILDINGS The holding benefits from a number of farm buildings, which are generally described overleaf. Particulars prepared in March 2013 Farm Buildings near the Farmhouse Log Store 1 – No measurements taken Attached to the farmhouse and constructed of stone walls under a sheeted roof. Disused WC Compartment – No measurements taken Constructed of stone walls under a slate roof. Log Store 2 – No measurements taken Constructed of stone walls under a sheeted roof. Former Cowshed with Granary Store above – No measurements taken Currently used for the storage of small machinery and the housing of working dogs. Constructed of stone walls under a slate roof. Farm Buildings away from the Farmhouse There are further farm buildings away from the farmhouse, as follows. Looseboxes – No measurements taken Constructed of stone walls under an asbestos sheeted roof. Lean-to off the Looseboxes – No measurements taken Constructed of stone walls under a sheeted roof. General Purpose Farm Building – No measurements taken A two-bay steel framed farm building with an asbestos sheeted roof. Stone Barn – No measurements taken Constructed of stone pillars with one gable end under a pitched slate roof. Currently used for cutting and storing logs. Please note that this farm building will not be included in the Farm Business Tenancy Agreement and will be used by the Landlord as and when required. Open Fronted Building - No measurements taken Constructed of stone walls under a single pitched roof. Former Cowhouse – No measurements taken Constructed of stone walls under a pitched asbestos covered roof. Lean-to off the Former Cowhouse – No measurements taken Constructed of stone walls but with no roof covering. Store - No measurements taken Constructed of stone elevations under a pitched slate roof. One chimney head. Please note that this farm building will not be included in the Farm Business Tenancy Agreement and will be used by the Landlord as and when required. Dilapidated Timber Shed – No measurements taken Particulars prepared in March 2013 THE LAND According to an acknowledgement letter which the current Tenant received from the Welsh Government in May 2012 in respect of his 2012 Single Application Form (SAF), Castell Farm extends to 302.52 acres. The majority of the land is Grade 4 and 5 on the Agricultural Land Classification Map for England and Wales. A reasonable proportion of the land is down to permanent pasture, mainly situated around the farmstead and to the north with the remainder divided into two blocks of hill / mountain land, which lie on both sides of the council maintained road. The land is currently grazed with sheep and the Tenant has claimed Single Farm Payment Scheme and Tir Gofal Scheme payments on an annual basis in recent years. A Farm Plan is included with these particulars as well as a detailed Schedule. Particulars prepared in March 2013 SERVICES The Farmhouse Mains electricity, septic tank drainage and a private water supply from a well situated in a nearby field (which forms part of Castell Farm). The Farm Buildings Mains electricity to some of the farm buildings. The Land Natural water. SINGLE FARM PAYMENT SCHEME All of the land is registered with the Welsh Government. For the avoidance of doubt, there are no Single Farm Payment Scheme Entitlements included with the Farm Business Tenancy Agreement and the successful Applicant will have to bring his own Single Farm Payment Scheme Entitlements to qualify for an annual payment from the Welsh Government. Particulars prepared in March 2013 GOOD HUSBANDRY / ENVIRONMENT / NVZ’s The Tenant will be required to farm in accordance with the rules of good husbandry and will be encouraged to participate in agri-environment schemes such as Glastir. Castell Farm is not believed to be within a Nitrate Vulnerable Zone, nor is it known to lie within or be affected by any environmentally protected areas. INGOING The Tenant will not be required to pay any Ingoing. RIGHTS OF WAY AND WAYLEAVES There are public footpaths and overhead electricity lines over parts of the holding. OUTGOINGS We have been informed by Gwynedd Council that the farmhouse is included in Council Tax Band ‘E’ and have accepted this information to be correct. PLANNING PERMISSION / DIVERSIFICATION The Landlord may be willing to consider alternative uses / diversification schemes on the farm subject to prior written consent and approval of proposed plans. PROPOSED FARM BUSINESS TENANCY AGREEMENT - HEADS OF TERMS It is proposed that the farm will be let on a 10 year Farm Business Tenancy Agreement. Basic terms proposed are as follows. Term Length 10 years. Commencement 13th September 2013. Rent Half yearly in advance. Rent Reviews Every third anniversary. Repairs Tenant: Full repairing and insuring. Please note that the Landlord will let and the Tenant will take the holding in its state at that time and that any improvements from its condition at that time will be at the Tenant’s own cost. Particulars prepared in March 2013 Insurance Landlord will insure the farmhouse and farm buildings for all the usual perils. Tenant will be required to insure all livestock, deadstock, fixtures and fittings, and for public liability, with an approved insurance company. Boundaries and Fencing Tenant responsible for upkeep, repair and replacement. Assignment Permitted, subject to Landlord’s prior written consent. Outgoings Tenant will be responsible for all outgoings (council tax etc). Cross-Compliance The Tenant will take over the cross-compliance obligations from the current Tenant and will indemnify him as a result of any non-compliance that is identified by the Welsh Government between 13th September 2013 and 31st December 2013.