Land for saleDownhead, Shepton Mallet, Somerset, BA4
- 158.3 acres (64 hectares)
- Lot 1 of 6 available lots, also available as a whole
- Outstanding dairy unit for 1,300 cows
- 64 point DeLaval rotary milking parlour
- Extensive range of modern farm buildings
- Productive grassland and arable land
- 158.27 acres of land
***We are inviting “Best Offers” by 12 noon on Friday 29th January 2021*** First class large scale dairy farm with extensive buildings set in 158.27 acres
***We are inviting “Best Offers” by 12 noon on Friday 29th January 2021***
Lot 1, Manor Farm Dairy
Lot 1 is one of the 6 available lots for sale at Manor Farm Dairy, Downhead. The lot comprises a collecting yard, parlour and dairy building with several other farm buildings, set in approximately 158.27 acres of land. All the buildings are connected to mains electricity and water supplies. The majority of the land has the benefit of a mains water supply.
Manor Farm Dairy
Manor Farm Dairy is located between Shepton Mallet and Frome, in an attractive part of Somerset. The farm totals approximately 221 acres with extensive modern farm buildings which are centrally located. Currently, the farm is operated with additional rented land and forage crops grown under contract of over 1,348 acres within a radius of 6.2 miles.
The buildings at Manor Farm provide state-of-the-art facilities, offering the potential to run an intensive and efficient dairy system. They comprise a large dairy complex including a 64 point DeLaval rotary milking parlour. The three large open-span buildings which, together with cubicles, silage pits and slurry facilities, currently provide year-round accommodation for a 1,300 cow dairy herd. The site gives the opportunity to easily expand further making it an exciting farming and investment opportunity.
Location and Situation
The pretty hamlet of Downhead lies in the heart of the Mendip Hills. The hamlet has its own church, Church of All Saints, and is a short distance away from the village of Leigh-on-Mendip, which provides a range of amenities including a primary school taking children from 4 - 11, a village shop, The Bell Inn public house, St Giles's church, a village hall and many active clubs and societies.
The market town of Shepton Mallet is approximately 6 miles away and offers a comprehensive range of amenities and services including additional schools. The Georgian City of Bath lies 25 miles to the north and the picturesque City of Wells 11 miles to the west.
Land as a Whole
In total the land at Manor Farm extends to approximately 221 acres, the majority of which is Grade 3 and farmed in a rotation of forage maize, grass leys and arable crops.
The land north of the Old Wells Road is a free draining, loamy soil. The main block of land around the dairy complex is characterised by base-rich, loamy soils which may in places be slowly permeable.
The farm is currently farmed together with an additional 1,348 acres of rented land comprising a number of separate Farm Business Tenancies and other agreements which the vendor has entered in to locally. Further details are available from the vendor’s agents.
The farm is farmed in hand by the vendors. The high yielding pedigree Holstein dairy herd currently comprises 960 cows which are milked 3 times a day with a 379 day index, calving all year-round, with an impressive pregnancy rate of 30%. The herd have a rolling average yield of approximately 11,100 litres based on 305 day average and 12 month average milk sales showing butterfat levels of 3.97% and protein levels of 3.20%. The milk is sold to a cheese producer. More details of the herd performance are available from the agents.
At present, the staffing comprises 12 full-time employees. Further details are available from the agents.
The farm buildings are in one central location in lot 1, these form the basis of the dairy unit. Please see the brochure for more information on the buildings.
Acreage: 158.27 Acres
From London take the M3 West onto the A303. Travel along the A303 to Wylye and then take the A36 North. At the third roundabout take the first exit onto the A362 signposted to Frome. Continue along this road until the A361 T-junction at which turn left. Follow the A361 west towards Shepton Mallet over three roundabouts. Then take the right-hand turn after Torr Works off the A361 and on to Slait Hill, signposted to Downhead. Continue along this road through the village of Downhead and the entrance to the farm can be found on the right-hand side, immediately after a stone barn and just before the church.
Method of Sale:Manor Farm Dairy is offered for sale by private treaty as a whole or in 6 lots.
Caravans: There are six caravans on site for staff accommodation.
Tenure: The farm is freehold and is sold with vacant possession, subject to the lease on the Anaerobic Digester Plant. There is a lease of a small parcel of land shown hatched on the sale plan to the RZ Energy Ltd (RZE) for 21 years from 04.07.2014. Under the terms of the lease, the farm supplies cattle slurry and waste animal feed. The farm receives a current rent of £11,500 per annum which is linked to RPI. The farm receives electricity at a discounted rate of 5.5p/kWh. Further details are available from the agents.
Services: All the buildings are connected to mains electricity and water supplies. The majority of the land has the benefit of a mains water supply. The terraced house is served by mains water and electricity with oil-fired central heating.
Basic Payment Scheme: The Basic Payment Scheme Entitlements are included in the sale. The 2020 claim will be retained by the vendor and the vendor agrees to use reasonable endeavours to transfer the Entitlements to the purchaser(s).
Planning: There is planning permission to convert a disused barn into a farm shop and associated café with new access arrangements and planning. Mendip District Council:
Bovine Tuberculosis (TB): The farm is currently under TB movement restrictions.
Designations: The property does not fall within a Nitrate Vulnerable Zone (NVZ).
EPC: Rating D – 920 Downhead
VAT: Any guide prices quoted or discussed are exclusive of VAT. In the event of a sale of the farm or any part of it, or any right attached to it becoming a chargeable supply for the purposes of VAT, such tax would be paid for in addition to the purchase price.
Lock, Stock and Barrel Sale: The Vendors may sell Manor Farm to a Purchaser, selling on all of the cows, young stock, silage, fodder, stores and machinery etc. at completion on a ‘Lock, Stock and Barrel’ basis if required. A list of livestock and machinery that is available for purchase can be obtained from the Agents.
Ingoing Valuation: The purchaser shall, in addition to the purchase price, be required to takeover and pay for those items of tenant right including: growing crops and other tillages, post harvest sprays and other acts of husbandry to include costs of all cultivations, chemicals and fertilisers in accordance with Central Association of Agricultural Valuers (CAAV) costings; all clamped silage will be charged for at £30 per tonne for grass silage,£35 per tonne for maize silage and £35 per tonne for whole crop wheat; hay and straw at market value; all purchased stores including fertilisers, seeds, sprays, feeding stuffs, fuel and oils etc. to be charged at cost. Tenant right shall be paid for immediately the valuation is agreed (with interest at 4% over Barclays Bank plc base rate for the time being the date of valuation) from completion to date of payment. Should the valuation not be agreed within four weeks of completion, the matter should be referred to the decision of a single Arbitrator to be appointed by agreement or in the event of a dispute by the President of the Royal Institution of Chartered Surveyors.
Minerals: The mineral rights have been reserved by a third party and are not included in the sale.
Rights of Way, Wayleaves and Easements: There are two footpaths which cross the farm in the south western and north western corners as shown on the plan.
Health and Safety: Given the potential hazards of a working dairy farm, we would ask you to be as vigilant as possible for your own personal safety when making your own inspection.
Local Authorities: Mendip District Council, Shepton Mallet: . Somerset County Council, Taunton:
Employees: The intention of the Sellers is to sell the Farm as a going concern and the Transfer of Undertakings (Protection of Employment) Regulations 2006 will apply to the employees and the Contracts for Employment of the employees shall automatically transfer to the Buyer on the date of actual completion. The Buyer shall be responsible for and shall indemnify the Seller against all wages and other benefits receivable by any of the employees in respect of the period after actual completion and all claims by or in respect of any employee deriving from the transfer of the property itself or from any act or omission of the Buyer after actual completion of the sale.
Viewings: Strictly by appointment through the selling agents.
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