Townhead Farm, West Hall, Brampton, Cumbria, CA8 2EH
CLOSING DATE: 12 NOON 3rd FEBRUARY
A FULLY EQUIPPED DAIRY & LIVESTOCK FARM COMPRISING A SUBSTANTIAL TRADITIONAL FARM HOUSE, RANGES OF MODERN AND TRADITIONAL FARM BUILDINGS INCLUDING APPROXIMATELY 74.98 HECTARES (185.28 ACRES)
Lot 1 – Townhead Farmhouse Approximately 0.72 Hectares (1.78 Acres)
Lot 2 – Accommodation Land Approximately 0.46 Hectares (1.14 Acres)
Lot 3 – Farm Buildings and Approximately 3.92 Hectares (9.69 Acres)
Lot 4 – Accommodation Land Approximately 2.17 Hectares (5.36 Acres)
Lot 5 – Mowing / Arable Land Approximately 16.14 Hectares (39.88 Acres)
Lot 6 – Mowing / Arable Land inc. 1,000,000 gal. Slurry Lagoon Approximately 26.00 Hectares (64.25 Acres)
Lot 7 – Mowing / Arable Land Approximately 21.15 Hectares (52.26 Acres)
Lot 8 – Mowing / Arable Land Approximately 4.42 Hectares (10.92 Acres)
TOTAL 74.98 HECTARES (185.28 ACRES)
For Sale By Private Treaty As A Whole Or In Lots
The sale of Townhead Farm provides the opportunity to purchase a fully equipped dairy and livestock farm comprising a substantial traditional farm house, range modern buildings and farmland of sound quality in all extending to approximately 74.98 hectares (185.28 acres). Townhead Farmhouse, believed to date from circa 1842, presents a six bedroomed spacious family residence including generously sized and well proportioned reception rooms with ranging views over the Irthing Valley, North Pennines and beyond. The property lies within a mid-upland farming district between the 95m and 145m contours where dairying and livestock rearing form the predominant agricultural enterprises. Over recent years, the farm has expanded to provide the base for a dairy herd of approximately 170 cows in milk together with the necessary facilities for milking and slurry management The topography of the area is undulating by nature and typical of the district with the land comprised of a mixture of deep soils over clay and freely draining soils over gravel towards the south of the property. Townhead Farm is offered to the market as a whole or in a number of lots. The arrangement of the Lots provides the opportunity for a residential purchaser to combine Lots 1 and 2 to form an attractive residential property with private access.
The property is located on the north east side of Carlisle in north Cumbria in a favoured agricultural district. Townhead Farm, as suggested by the name, lies at the head of West Hall at the northern end. The small hamlet of West Hall is situate immediately off the B6318 road, some 5 miles west of Gilsland. The historic market town of Brampton, which has a full range of shops, services, medical facilities and schooling is located some 6 miles to the South West. Carlisle, adjacent to the M6 motorway and on the main west coast rail line, is located some 14 miles to the South West. The city is regarded as the principle shopping location for the county as well as the administrative centre. The area is also well served with agricultural markets including Carlisle (14 miles), Longtown (15 miles), Hexham (24 miles) and Penrith (33 miles).
LOT 1 – Townhead Farmhouse, Garden and Land Approximately 0.72 Hectares (1.78 Acres)
Townhead Farmhouse The original farmhouse, constructed circa 1843, has been extended over time and has previously been divided into two separate dwellings. More recently the property has been returned back to one spacious family residence.
Townhead farmhouse is currently accessed via a driveway off the public highway which gives access to both the farm steading and the land. In addition to the farmyard access, there is an existing private gravel track leading to Townhead Farmhouse (Located in Lot 2), should an alternative driveway be required. The house itself is a substantial detached property, of traditional stone and slate construction formed on two floors and benefitting from a south facing aspect it offers the following accommodation;
Secondary Kitchen and Pantry – Approx 5.1m x 4.6m (16ﾒ8ﾔx15ﾒ1ﾔ) & 4.1m x 3.1m (13ﾒ5ﾔ x 10ﾒ2ﾔ)
From the Lobby, doors lead off to the secondary Kitchen – a product of when the house was divided. The Kitchen is fully fitted, with wall and floor units.
Living Room – Approx 4.4m x 4.3m (14ﾒ5ﾔ x 14ﾒ)
With fireplace and views of the garden to the South. With door leading off to the Hall.
Hall – Approx 4.6m x 1.5m (15ﾒ1ﾔ x 4ﾒ9ﾔ)
Central Hall with access to stairs, pantry, bathroom, living and sitting rooms and door to front garden.
Sitting Room – Approx 4.2m x 4.2m (13ﾒ11ﾔ x 13ﾒ 10ﾔ)
From the entrance Hall, fireplace with wood burner and stone surround Principle
Kitchen / Breakfast Room – Approx 5.1m x 5.0m (16ﾒ10ﾔ x 16ﾒ4ﾔ)
Fitted kitchen with wall and floor units. Double doors provide access to the garden area
Utility Room – Approx 3.4m x 2.0m (11ﾒ0ﾔ x 6ﾒ6ﾔ)
Plumbed with single draining sink unit. Housing the boiler. Access to the rear door way area
Bathroom – Approx 3.6m x 3.0m (11ﾒ10ﾔ x 9ﾒ11ﾔ)
Full suite including shower and storage cupboard
First Floor –
Landing – Approx 6.1m x 4.3m (20ﾒ0ﾓ x 14ﾒ2ﾔ)
Bedroom 1 – Approx 5.5m max x 5.2m (17ﾒ11ﾔ max x 17ﾒ0ﾔ)
Vaulted ceilings with useful storage cupboards
Bedroom 2 – Approx 4.2m x 3.2m (13ﾒ7ﾔ x 10ﾒ6ﾔ)
Double bedroom with fine views to the south
Bedroom 3 – Approx 4.3m x 3.1m (14ﾒ1ﾔ x 10ﾒ1ﾔ)
Double bedroom with views to the north
Bedroom 4 – Approx 3.2m x 2.4m (10ﾒ8ﾔ x 7ﾒ10ﾔ)
With views to the south
Bedroom 5 – Approx 4.2m x 4.2m (13ﾒ10ﾔ x 13ﾒ10ﾔ)
Double bedroom with fine views to the south
Bedroom 6 – Approx 4.1m x 3.1m (13ﾒ6ﾔ x 10ﾒ2ﾔ)
Double bedroom with access to a further landing – a product of when the house was divided
Secondary Landing with Cloakroom – Approx 5.2m x 2.2m (17ﾒ0ﾔ x 7ﾒ4ﾔ)
With fitted cupboard and stairs leading from secondary kitchen. With cloakroom
Bathroom – Approx 3.5m x 2.2m (11ﾒ4ﾔ x 7ﾒ1ﾔ)
With full suite including shower.
The accommodation benefits from oil fired central heating and double glazed windows throughout.
To the front the property lies an attractive lawned garden with flower beds. Parking is located to the side of the property.
LOT 1 – THE LAND
The land forming Lot 1 is surrounding Townhead Farmhouse and extends to approximately 0.54 Hectares (1.33 Acres).
The majority of the area is grassland with a proportion of the area made up of mature woodland.
LOT 2 – ACCOMMODATION LAND APPROXIMATELY 0.46 HECTARES (1.14 ACRES)
The Land forming Lot 2 is arranged in a single enclosure, and provides good grazing accommodation land. To the front of the Farmhouse , the area contains a number of attractive mature trees and is served by a natural water supply.
Running through Lot 2 is a hard gravel access track leading to Lot 1 and Townhead Farmhouse. Should the buyer of Lot 1 require a private access, the purchase of Lot 2 in addition, would provide for this.
LOT 3 – FARM BUILDINGS AND LAND APPROXIMATELY 3.92 HECTARES (9.69 ACRES)
All of the buildings are situated at the Townhead Farm steading which occupies a relatively even graded site and comprises a range of traditional and modern buildings. The buildings have been specifically designed, extended and improved over recent years to provide adequate accommodation for the size of farm and a herd of circa 170 dairy cows. The buildings are as follows;
1. Traditional Building – Approx 15.50m x 4.36m (50ﾒ9ﾔ x 14ﾒ3ﾔ)
Constructed in stone under part slate, part metal clad roof, lofted. Housing the bulk tank
2. Traditional Building – Approx 5.07m x 5.03m (16ﾒ6ﾔ x 16ﾒ5ﾔ)
2 bays, constructed in stone under a metal clad roof. Providing secure storage.
3. Modern Building – Approx 27.50m x 11.60m (90ﾒ2ﾔ x 38ﾒ0ﾔ)
6 bays, formed with a steel portal frame under a part metal, part fibre cement roof, with part stone and part block walls. Housing a cattle collecting yard, cattle handling area including crush, auto shedding gate, 24:24 GEA Westfalia Parlour with ADF and a comprehensive in plant washer system.
4. Cattle Complex – Approx 31.66m x 22.7m (103ﾒ8ﾔ x 74ﾒ5ﾔ)
5 bays, formed with a steel portal frame under a fibre cement clad roof, with walls constructed in concrete block and timber space boarding. Housing cubicles for circa 106, feed passage and automatic scrapers and 6 ATL out of parlour feeder units
5. Livestock Building – Approx 14.8m x 5.90m (48ﾒ5ﾔ x 19ﾒ4ﾔ)
4 bays, formed with a steel portal frame under a metal roof with concrete block walls.
6. Cattle Complex – Approx 18.05m x 17.89m (60ﾒ0ﾔ x 58ﾒ7ﾔ)
Cattle housing complex, 4 bays, formed with steel portal frames under fibre cement roof sheeting and providing cubicles for approximately 40. With a part slatted floor and external feed trough
7. Modern Building – Approx 17.90m x 11.59m (60ﾒ0ﾔ x 38ﾒ0ﾔ)
4 bays, formed with a steel portal frame with concrete panel walls and a fibre cement clad roof and part concrete floor. This building provides general storage or livestock loose housing.
8. Slurry Store – Above ground 3-ring metal slurry store, approx 15m diameter.
9. Silage Clamp – Approx 15.00m x 24.00m (49ﾒ2ﾔ x 78ﾒ7ﾔ)
Open silage clamp with concrete panel walls and concrete floor
10. Silage Clamp – Approx 14.50m x 26.00m (47ﾒ5ﾔ x 85ﾒ3ﾔ)
Open silage clamp with solid earth walls and tarmacadam surface
The land forming Lot 3 is arranged to the north of the farm buildings and extends to approximately 3.32 Hectares (8.20 Acres) in 1 single enclosure.
Soils generally comprise medium loams over clay with the field currently retained as grass for silage but capable of alternative cropping. The land is within Grade IV on the local Land Classification Plan of the area.
LOT 4 – LAND EXTENDING TO APPROXIMATELY 2.17 HECTARES (5.36 ACRES)
The land forming Lot 4 is arranged in a single enclosure, and provides good grazing land.
Soils comprise freely draining medium loams over gravel with the field currently retained as grass. The field is bounded by stock proof post and wire fencing and hedgerows. The land is within Grade IV on the local Land Classification Plan of the area.
LOT 5 – LAND EXTENDING TO APPROXIMATELY 16.14 HECTARES (39.88 ACRES)
The land forming Lot 5 is arranged in 5 enclosures, all with hard road access. Soils generally comprise medium loams over clay with all of the fields retained as grass and a number within the farms arable rotation. One small enclosure contains a number of mature trees.
The land is bounded by stock proof walls, hedgerows and post and wire fences. The land is within Grade IV on the local Land Classification Plan with much of the area suitable for arable cropping
LOT 6 – LAND EXTENDING TO APPROXIMATELY 26 HECTARES (64.25 ACRES)
Lot 6 represents a useful block of mowing / arable land, all accessed off a hard road in 5 field enclosures. Soils comprise of well drained medium to deep loams over clay. The land is bounded by walls, hedgerows and post and wire fences. The land is within Grade IV on the local Land Classification Plan of the area.
Much of the land is suitable for silaging.
Located within Lot 6 is a recently installed clay lined slurry lagoon with capacity for approximately 1,000,000 gallons. The lagoon is accessed via a hard road.
LOT 7 – LAND EXTENDING TO APPROXIMATELY 21.15 HECTARES (52.26 ACRES)
The land forming Lot 7 includes 5 field enclosures divided and bounded by walls, hedgerows and post and wire fences. Lot 7 provides a sound block of mowing/arable land and comprises deep loams over clay with fields 6975 and 9863 more freely draining soils over gravel.
The land is within Grade IV on the local Land Classification Plan of the area. Fields identified on the plan as 8405 and 9863 are in stubble.
LOT 8 – LAND EXTENDING TO APPROXIMATELY 4.42 HECTARES (10.92 ACRES)
The land within Lot 8 consists of a single field enclosure extending to approximately 4.42ha (10.92 ac). The land forms part of the farms arable rotation and is currently retained as grass. The enclosure is of sound quality with soils consisting of medium loams over clay. The land has good access off the public highway and is naturally watered.
GENERAL REMARKS & STIPULATIONS
RIGHTS, EASEMENTS AND OUTGOINGS
The land is sold subject to and with the benefit of all rights of way, whether public or private and any existing proposed wayleaves, easements, rights of servitude restrictions and burdens of whatever kind whether referred to in these particulars or not. The buyer(s) will be held to satisfy him or herself on all such matters.
If the property is sold in Lots the appropriate rights of access, servitude and wayleave will be granted and reserved as appropriate.
METHOD OF SALE
The property is offered for sale by private treaty as a whole or in Lots. Offers should be submitted to EDWIN THOMPSON LLP, FIFTEEN Rosehill, Montgomery Way, Carlisle, Cumbria, CA1 2RW. A closing date for offers may be fixed, and prospective purchasers are advised to register their interest with the selling agents following an inspection. The vendor and their agents reserves the right to amalgamate, withdraw or exclude any of the land shown at any time or to generally amend the Particulars of sale. The agents also reserve the right to conclude negotiations by any other means at their discretion and a degree of flexibility is available to prospective purchasers.
BASIC PAYMENT SCHEME ENTITLEMENTS
All of the farmland is registered with the Rural Land Register. The payment for the current scheme year (2015) will be retained by the vendor. The Basic Payment Scheme entitlements are specifically excluded from the sale. The Basic Payment Scheme entitlements may be available via separate negotiation.
The land is not currently entered into any form of Environmental Stewardship agreement. SERVICES We understand that mains electricity is available on site. Water is from both mains and a borehole supply. The house has oil fired central heating and drainage is said to connect to the mains supply. Please note we have not been able to test the services or make judgement on their current condition. Prospective purchasers should make their own enquiries as to the services available for future use.
TENURE & POSSESSION
The property is offered for sale freehold with vacant possession upon completion
An overage clause will be inserted in the contract of sale. This will provide for the Vendors or their successors in title to receive 50% of any development value in the land following implementation of any planning consent, or sale subsequent to planning consent, for a period of twenty five years.
FIXTURES & FITTINGS
The fitted carpets and curtains in the farmhouse are included in the sale. Selected items can be made available for sale to a purchaser at a separate and additional price; including items of furniture.
SPORTING AND MINERAL RIGHTS
The Mineral and Sporting rights are included in the sale so far as the sellers have title to them
ENERGY PERFORMANCE CERTIFICATE & COUNCIL TAX
The properties EPC is E, 46. With Townhead Farm house understood to be listed as Council Tax Band E
As far as the vendor is aware t
e responsibility for boundaries is shown on the sale plans by inward facing T marks. Should the property be sold in Lots maintenance liability will be as indicated.
The land and property is available to view strictly by prior appointment with Edwin Thompson, TEL:01228 548385 – Mr C Slinger dealing
Carlisle City Council, The Civic Centre, Carlisle CA3 8QG Tel:01228 817000 United Utilities, Parkside Road, Kendal, Cumbria LA9 7DU Tel: 01539 796243
CLOSING DATE: 3rd FEBRUARY 2016
Fully Equipped Dairy & Livestock Farm.
Including A Well Presented Traditional Farmhouse and Approximately 74.98 Hectares (185.28 Acres)