Norton

Rural charm meets commercial opportunity at this property; all set within 2.21 acres of gently landscaped fruit and vegetable nurseries. The property includes a farm shop (Potential for alternate uses STPP), (ample off-road parking, a range of useful outbuildings) and productive land including Poly Tunnel - presenting a rare opportunity.

Situation - Occupying a semi rural position on Hill Lane and adjacent to the designated Conservation Area of Norton Green, this property benefits from a highly accessible location. Situated just a few minutes’ drive from the harbour town of Yarmouth, offering excellent sailing facilities and a mainland ferry terminal. The village of Freshwater lies approximately one mile to the east and provides a good range of local shops, services, and amenities. Several beaches are also located nearby, all within a short driving distance.

Farm Shop - The farm shop is a well-presented, timber-clad building with extensive glazing throughout, offering extensive views across the surrounding countryside towards the Solent. Designed with accessibility in mind, it features wraparound wooden decking and a wheelchair-accessible ramp to the main entrance. Inside, the space is bright and flexible, with a till counter, central display island, and ample room along two walls for shelving or additional units. A compact kitchen area includes a worktop, sink, and space for a fridge and freezer — ideal for light food prep or use as a small café servery.

Nurseries And Grounds - The productive land extends to 2.21 acres and offers a mix of productive growing space and well-maintained lawn. A bordered woodchip path leads from the parking area down to a series of established fruit cages, where a variety of fruit and vegetables are grown and harvested. Supporting the horticultural use of the site is a wooden potting shed, currently used for storage, and a large polytunnel with staging and a fully operational irrigation system, previously used to grow crops such as chilli peppers and watermelons.

General Remarks & Stipulations - Method of Sale
The property is offered for sale by private treaty.

Fixtures & Fittings
BCM Wilson Hill will supply a list of requests, identifying clearly which items are included within the sale, which are excluded, and which may be available by separate negotiation. This list is the sole arbiter of this regardless of whether items are referred to or photographed within these particulars.

Wayleaves, Easements & Rights of Way
Purchase is subject to and with the benefits of all rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and any other rights and obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and any other pipes, whether referred to or not in the attached sales particulars.

Overage
An overage provision is to be included in the sale/purchase on the property, the details of that are as below:
•The overage duration is to be 15 years from point of sale
•Percentage to be applied is 50% of the uplift
•Specifically for residential development only (commercial, natural capital, and or other uses are exempt from the overage provision)
•Overage Clause to be triggered by formal planning consent, change of use, or similar, not implementation of the same.
•Payments to be made within 6 months of trigger points noted above

Services
Mains water, Mains electricity

Broadband availability
Download speeds of 80 Mbps
Upload speeds of 20 Mbps

Tenure
Freehold with vacant possession.

Local Authority
Isle of Wight Council

Building Regulations and Planning
The property benefits form full planning consent and building control approval.

Limited Company
The vendor would consider selling the limited company by separate negotiation, should the freehold asset not be sold with the company, the asset will be extracted.

Council Tax & Business Rates
Current Rateable Value of £5,700, though the vendor claims Small Business Relief (SBR)

Postcode
PO40 9TQ

EPC
47B

What3Words
///shopper.hiked.formation

Viewings
By appointment with BCM Wilson Hill Isle of Wight only.
BCM (IOW) LLP, Red Barn
Cheeks farm, Merstone Lane
Merstone
Isle of Wight
PO30 3DE

Miss Danielle Milne
T:
E:

NB These photographs and particulars are as at July 2025