Land for saleCostessey, Norwich
Sold STC £995,000
Rogers Farm is a compact residential farm within easy striking distance of the City of Norwich. The Farm offers many opportunities to a buyer, including being able to run their own small scale equestrian enterprise utilising the existing facilities as well as maintaining valuable income from the existing commercial lettings. The land has been let to local farmers and specialist produce growers and there is the opportunity to continue with these profitable arrangements; alternatively the farm would afford a new entrant the opportunity to have their own small arable holding.
The house and farm buildings sit in the lower part of the Tud Valley and are approached and surrounded by grassland and paddocks. The land rises to the rear of the farmhouse in two arable fields which have the benefit of irrigation making them highly versatile and suitable for vegetable and cereal crop production. At the top of the slope the land falls away to Marriott’s Way which offers excellent walking, riding and cycling to the wider area. Beyond Marriott’s Way is another arable field and some marsh grass with fishing rights on the River Wensum.
Slightly away from the house is a useful range of traditional farm buildings which have primarily been converted into stabling and storage for a successful equestrian livery business. There are also some small scale commercial lets providing a valuable source of income.
LOCATION & FACILITIES
Rogers Farm is situated in countryside on the edge of Norwich yet only 5 miles by car from the city centre. The property is most closely associated with the village of Costessey which lies on the north western boundary of Norwich. Rogers farm is well placed to access the local and regional highway network as well as offering quick and easy access to Norwich.
Costessey is a vibrant village and has an infant, junior and high schools as well as numerous pre school groups, youth groups and other family facilities. Norwich is the regional centre of East Anglia and offers extensive shopping, cultural and leisure facilities together with a main line rail service to London Liverpool Street with a journey time of around 1 hour and 50 minutes. Norwich airport, on the outskirts of the city and approximately 5 miles away by road, offers flights to European and domestic destinations as well as international destinations via Schipol airport (Amsterdam).
From the Norwich inner ring road take the A1074 (Dereham road) for approximately 2¼ miles before turning right into Norwich Road signposted for Old Costessey. Follow this road through the built up area until the houses disappear on the right hand side and there is a double back turning into Gunton Lane. The entrance to Roger’s Farm can be found on the steep left hand bend and there is a tarmac drive located between two hedgerows.
For SatNav Roger’s Farm’s postcode is NR5 0LB.
Rogers Farmhouse sits in private gardens and grounds to the north west of the farm buildings. It is accessed through the main farmyard although it used to be accessed via its own driveway which could be reopened. The house was built in 1975 subject to an Agricultural Occupancy Condition (AOC).
The house is a chalet bungalow constructed of brick elevations under a pantile roof with a UPVC double glazed conservatory on the southern elevation. The property has been modernised during its life, including the installation of oil fired central heating, sealed unit UPVC double glazing throughout. The central heating is complimented by a fireplace in the sitting room.
The property benefits from a large double garage with significant loft space over which has the potential to provide additional accommodation. The garage is linked to the house through a car port with loft space over which also could be utilised to provide more sleeping accommodation, subject to planning.
The accommodation is detailed below and can be seen on the floorplan. Please note that all room sizes are approximate.
Entrance hall: access via a covered entrance providing access to all parts of the house including the stairs.
Sitting room (south west): open fireplace with brick surround; UPVC double glazed conservatory extension with double French doors opening to the garden.
Dining Room (east): Incorporated into the sitting room and of a size suitable to have a large family table.
Kitchen/Breakfast room (east and west): a large family kitchen with modern floor and eye Franke granite level units; vinyl floor; drainer sink; halogen hob; built in oven; built in grill; with space for a family table.
Utility Room (north): directly accessed from the hall and rear access to the house providing floor and eye level storage cupboards and workspace; a double sink with drainer and space for a computer work station.
Cloakroom: WC; hand basin and shower.
Bedroom 1 (south west): large double bedroom with three double door built in wardrobes and an ensuite bathroom.
Ensuite Bathroom: with WC; hand basin, bidet and bath.
Landing: stairs from the hallway lead to a large landing with access to loft storage space; airing cupboard and family bathroom and bedrooms 2 and 3.
Bedroom 2 (south west): large double bedroom with three built in double door wardrobes and storage in the eaves.
Bedroom 3 (south west): large double bedroom with three built in double door wardrobes and storage in the eaves.
Family Bathroom: WC; hand basin, bidet and bath.
The house benefits from a car port which is capable of parking two cars and is used as access to the double garage.
To the front of the house is an enclosed mature garden which has been fully landscaped with mature conifer and specimen tree planting with well established flower beds and borders. The original house drive passes through the front garden and could be reinstated to avoid travelling through the farmyard. To the rear of the property is a large gravel car parking area and drive surrounded by landscaped lawns.
The farm buildings are located approximately 60 metres to the south east of the farmhouse. There are two large former livestock buildings and a range of traditional farm buildings arranged in a courtyard. The main use of the farm buildings is for equestrian livery and the property provides up to 18 stables with associated tack rooms, stores and feed storage. The buildings are noted on the enclosed plan and described as follows.
Small Barn (25.89m x 9.86m): a brick built barn with steel frame and steel truss roof, Yorkshire board cladding to the side and gable end walls; double opening doors to the side and southern gable end; asbestos cement fibre clad roof. It is currently used by an insulation contractor for equipment storage.
Store (12.40m x 10.25m): brick elevations; steel frame; steel truss roof; asbestos cement fibre gable end and roof cladding; Yorkshire board cladding to the side walls and double door entrances on the northern and western elevations. The northern section of the store is currently let to a building contractor and his agreement included a small enclosed compound for equipment storage. The southern section of the store is let for the storage of operatic and theatre production materials and scenery.
Stables & Hay Store (40.80m x 10.25m): a large former cattle yard constructed of steel frame with steel truss roof; with asbestos cement fibre roof cladding over brick and block elevations and Yorkshire board cladding with some plastic roof lights giving natural light. The building has a concrete floor in all apart from an area at the south end which is used for straw storage. The barn is divided into three main sections.
Section 1 provides an open storage area and access to three loose boxes; Section 2 provides access to three more loose boxes as well as three secure tack rooms of similar size to the stables, each being fully enclosed with wooden panelling and split stable doors with locks. Each stable measures approximately 3.2m x 3.6m.
Section 3 is currently used for storage of hay, straw and other ancillary equipment.
South Stable Block (18.75m x 4.45m): constructed of brick and flint elevations under a timber frame roof with onduline sheet covering. This building is currently used to provide 5 stables and a tack room.
Store and Stables (28.48m x 5.10m + 8.76m x 6.11m + 5.60 x 4.70m): a range of traditional buildings constructed of brick and block elevations with some timber cladding; timber frame roof with onduline sheet roof and gable ends. This range is formed of 3 buildings which provide a feed store area, 7 stables and a tack room.
The traditional buildings in the south courtyard benefit from an enclosed concrete yard area and concrete muck pad. The yard area surrounding the rest of the buildings is a mixture of gravel and in some parts concrete. In all places the yard is made up to a good standard and is suitable for regular use and access in all weathers.
The land is a mixture of grazing land, arable land, newly planted woodland and marsh pasture with river frontage. The land around the house and buildings is laid to pasture for horse grazing. The two largest fields on the holding rise to the north of the farmstead and are in arable production. Beyond them is an area of arable reversion tree planting up to Marriott’s Way. To the North of the old railway line is a further parcel of land which includes an arable field and marsh grassland fronting onto the River Wensum.
The horse grazing land extends to 6.67 hectares (16.48 acres) and at the time of sale there are approximately 20 individually fenced paddocks. It is possible to further divide some of these parcels or remove the divisions to give larger fields as the current arrangement is made to suit the stabling facilities at Roger’s Farm. In addition to the well fenced paddocks there is a 20m x 40m, fully fenced manege constructed of a sand base with rubber shredding.
The two fields of arable land behind the farmhouse extend to 13.12 hectares (32.42 acres) and the most recent cropping has been for parsnips on field 7439 and spring barley on field 9130. These fields are light soil and benefit from irrigation enabling root crops such parsnips, carrots or potatoes to be grown.
Beyond the arable land is an area extending to 4.13 hectares (10.21 acres) which has been reverted to grassland and woodland under an English Woodland Grant Scheme (EWGS). The woodland is still in an immature stage but will provide significant amenity value of the property in due course.
To the north of Marriott’s Way is a block of land which extends to 7.00 hectares (17.30 acres) of which approximately 4.11 hectares (10.15 acres) is non irrigated arable land. The remainder of this parcel is comprised of rough marsh and reed grassland facing onto 600m of river bank, where the fishing is let out to private clubs.
GENERAL REMARKS AND STIPULATIONS
TENURE AND POSSESSION
The farm is offered for sale freehold with vacant possession of the land and house on completion, subject to any hold over for removal of crops being grown on licence on the arable land. Details of the occupancy arrangements for the equestrian facilities and the buildings are available from the selling agents.
METHOD OF SALE
The property is offered for sale by Private Treaty, as a whole. If a purchaser is interested in part of the farm, they are invited to discuss their requirements with the selling agents.
EXCHANGE OF CONTRACTS AND COMPLETION
Exchange of contracts will take place 21 days after receipt by the purchaser/s solicitor of a draft contract with completion by agreement thereafter. A deposit of 10% of the purchase price will be payable on exchange of contracts. If early entry is required then purchasers will be asked to pay an additional 10% at that stage.
WAYLEAVES, EASEMENTS AND RIGHTS OF WAY
The farm is sold subject to, and with the benefit of, all existing rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights, easements, quasi-easements, and all way-leaves whether referred to or not in these particulars.
The farm benefits from mains electricity, mains water with foul water drainage to a septic tank.
ELS AND HLS SCHEME
The purchaser/s will be required to continue the HLS and ELS, reference AG00199211until the schemes end on 31.01.2017. The annual income is £1760.
The buyer will be required to take over the responsibilities of the EWGS contract 2630/Roger’s Farm which is due to expire in 2022. The scheme provided for new planting over 4.09ha and the annual payment is £300/ha.
SINGLE PAYMENT SCHEME
An appropriate number of entitlements will be made available to the purchaser/s in proportion to area of land bought. The 2012 payment will be retained by the vendor and entitlements will be made available for the 2013 claim.
Roger’s Farmhouse is Band D for council tax assessment payable at £1577.37 for the current year. The farm buildings are not currently rated.
SPORTING, MINERALS AND TIMBER
All sporting rights, timber or timber like trees are included in the sale. The mineral rights are reserved in the Title of the previous vendor and the purchasers are advised to make the necessary investigations on this point.
TOWN & COUNTRY PLANNING
The purchaser/s will be deemed to have full knowledge and have satisfied themselves as to any planning matters that may affect the property. Roger’s Farmhouse is subject to an Agricultural Occupancy Condition reference 07/75/0624/F granted in 14/4/1975.
A CERTIFICATE OF LAWFUL USE
A certificate of lawful existing use and development has been granted for the existing non agricultural uses of the farm buildings. This was granted on 18/05/2012 under reference 2012/0613/LE.
The Property will be subject to an Overage Agreement with the vendor for 21 years reserving 50% of any uplift in value resulting from the grant of planning permission for a non agricultural use on all or part of the property.
FIXTURES & FITTINGS
Unless mentioned in these particulars, fixtures and fittings are excluded from the sale. Some fitted carpets in the farmhouse are included in the sale.
PLANS, AREAS AND SCHEDULES
These have been prepared as carefully as possible and are based on the Ordnance Survey national grid 1:2,500 landline data. The plans are published for illustrative purposes only and, although they are believed to be correct, their accuracy is not guaranteed.
Should any disputes arise as to the boundary or any points concerning the particulars, schedules, plans and tenant right issues, or the interpretation of any of them, the question will be referred to an arbitrator appointed by the selling agent.
There is a licence to abstract water for irrigation reference AN/034/0011/47. This allows abstraction of 16,000 cubic metres per year from the period of April to October up to 31st March 2014. In the period of 30th April 2014 to 31st March 2018 the abstraction rate will drop to 12,000 cubic metres per year.
Strictly by appointment with Brown & Co. Please contact David Hooper or Jonathan Rush on 01603 629871.
Brown & Co for themselves and for the Vendors or Lessors of this property give notice that:
1. These particulars are intended to give a fair and accurate general outline only for the guidance of intending Purchasers or Lessees and they do not constitute an offer or contract or any part of an offer or contract.
2. All descriptions, dimensions, references to condition and other items in these particulars are given as a guide only and no responsibility is assumed by Brown & Co for the accuracy of individual items. Intending Purchasers or Lessees should not rely on them as statements or representations of fact and should satisfy themselves as to the correctness of each item by inspection or by making independent enquiries.
3. Intending Purchasers or Lessees should make their own independent enquiries regarding use or past use of the property, necessary permissions for use and occupation, potential uses and any others matters affecting the property prior to purchase.
4. Brown & Co and any person in their employ does not have the authority, whether in these Particulars, during negotiations or otherwise, to make or give any representation or warranty in relation to this property. No responsibility is taken by Brown & Co. for any error, omission of mis-statement in these particulars.
5. No responsibility can be accepted for any costs or expenses incurred by intending Purchasers or Lessees in inspecting the property, making further enquiries or submitting offers for the Property.
6. Intending Purchasers or Lessees should make their own independent enquiries with RPA as to the Single Payment Scheme eligibility of any of the land being sold or leased.
7. All prices are quoted subject to contract and exclusive of VAT, except where otherwise stated.
8. Brown & Co is the trading name of Brown & Co – Property and Business Consultants LLP. Registered Office: Granta Hall, Finkin Street, Grantham, Lincolnshire, NG31 6QZ. Registered in England and Wales. Registration Number OC302092.
9. These Particulars were prepared and the photographs taken in June 2012.
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