Monkhall Farm, Callow, Herefordshire

THE DUCHY OF CORNWALL'S OBJECTIVES
The Duchy of Cornwall’s ambition is that Monkhall becomes a flagship farm for regenerative farming in accordance with the six principles of regenerative agriculture with the ambition of the farm becoming a net zero, nature rich and profitable business. Monkhall Farm will showcase the regenerative transition and have a positive impact both in the fields and beyond its boundaries. Applicants will be expected to host farm visits and share their journey to developing a fully regenerative farm.

The Duchy of Cornwall’s expectations will be reflected in the new rFBT and set out in the supporting documents. The Duchy will also provide support and funding through its Farming and Nature Programme including:
1. Carbon auditing;
2. Access to shared datasets including soil organic matter;
3. Biodiversity monitoring;
4. Signposting and support with applications to capital and maintenance grants as well as other funding opportunities;
5. Support with the purchase of machinery and equipment that enables regenerative agriculture;
6. Providing external specialists and consultants to help with the regenerative transition;
7. Hosting events and webinars with all farming Tenants to encourage knowledge sharing and support;
8. Financial support for attendance to relevant events such as Groundswell.

Applicants should be aware that as a Duchy of Cornwall Tenant they are likely to be asked to feature in media output. Applicants are encouraged to share thoughts about how they would like to be involved in promoting and sharing their journey of regenerative agriculture both within the Duchy of Cornwall and to the wider farming community and general public.

LOCATION
Monkhall Farm is located in the heart of Herefordshire, approximately 1 mile to the southwest of Callow and approximately 4 miles to the south of Hereford. Monkhall Farm is easily accessible with good transport links using the A49.

THE LAND
The total land area extends to 364.55 hectares (900.81 acres) in a ring fence. Approximately 65% of this is listed as Grade 2 in the Provisional Agricultural Land Classification for England, with the remainder Grade 3.

Across the holding, the arable land extends to 350.38 hectares (865.79 acres) with scattered areas of permanent grassland comprising 5.77 hectares (14.26 acres). In addition, the holding includes 3.62 hectares (8.95 acres) of woodland and 4.78 hectares (11.80 acres) of non-farmed area consisting of tracks, water bodies, yards, buildings etc.

The soil is predominantly a medium clay loam which has supported a rotation of potatoes and combinable crops. A plan of the soil types is available in the Data Room.

The land is located within a Nitrate Vulnerable Zone (NVZ).

FARM BUILDINGS
The farm buildings principally comprise a 3,600 tonnes potato cold store facility, approximately 3,400 tonnes of grain storage plus general storage space and a workshop. Referring to the Buildings Plan:

Main Yard
1. Workshop – at present this is let on licence by the current Tenant for workshop space to complement a crop trials company on the farm.
2. Potato Cold Store – 3,600 tonnes capacity
3. Covered Silage Clamp / Storage – 400 tonnes capacity
4. Grain store – 1,200 tonnes capacity
5. General Storage
6. Grain store / storage – 580 tonnes capacity

House Yard
7. Grain store – 740 tonnes capacity
8. Grain store – 500 tonnes capacity
The potato boxes on the farm are the property of the current Tenant and may be available to purchase by separate negotiation.

FARMHOUSE
There is a farmhouse centrally located on the farm being created by the conversion of the Duchy’s old Hereford office. It will comprise 4 double bedrooms, family bathroom, 2 reception rooms, office space and meeting room. To the outside, there is ample parking, garage space and rear garden.

The Energy Performance Rating (EPC) for the property is rated D61. The Farmhouse is currently under refurbishment, and this work will improve the EPC rating to a band C. All rates relevant to the farmhouse will be payable by the incoming Tenant.

A copy of the floor plan and EPC is available in the Data Room.

ACCESS
Access to the main farmstead, grain store and land can be gained directly off the public road. The land parcels also benefit from good access via internal trackways.

PUBLIC RIGHTS OF WAY
There are a number of public rights of way across the holding, these are marked on the Information Plan in the Data Room.

RETAINED ACCESS
There are a number of retained access routes for the Landlord and Third Parties across the holding, these are marked on the Information Plan in the Data Room. A section of land in parcel 2191 (Riddings) is being retained by the Landlord as an access strip to a new woodland creation parcel to the east of Riddings field.

The incoming Tenant will also benefit from a right of access over Monkhall Farmyard, as marked yellow on the plan available in the Data Room.

CCOPPING
The previous cropping of the farm has included winter wheat, beans, oilseed , oats and potatoes.

A cropping schedule is available in the Data Room.

IRRIGATION AND ABSTRACTION
The farm benefits from a comprehensive irrigation network and an irrigation lake. A winter fill abstraction licence is in place for a maximum of 22,730 m3 per year to be abstracted from the Worm Brook between 1st November and 31st March each year. The abstraction licence is due for renewal with the Environment Agency by 31st March 2027. A copy of the abstraction licence and irrigation network is available in the Data Room.

DRAINAGE RATES
Environment Agency general drainage charges and any other drainage charges, if applicable, will be payable by the Tenant.

SUBLETTING/ASSIGNMENT
Subletting and Assignment are to be prohibited under the tenancy agreement. The Landlord may consider proposals for subletting where backed by a strong business case. Applicants are encouraged to advise at an early stage in their tender if this is applicable.

GRANT SCHEMES
The letting does not include any BPS entitlements or rights to claim any future payments.
The Landlord permits the incoming Tenant to enter the land into a new Sustainable Farming Incentive (SFI) or equivalent scheme if available during the term of the tenancy and will assist with a prompt transfer of Rural Land Register parcels as required.

The holding is not currently entered into an environmental scheme.

SPORTING AND MINERAL RIGHTS
Sporting and mineral rights are excluded from the tenancy. The incoming Tenant should be aware that there is an existing sporting agreement over the whole holding. A copy of the main terms of this agreement are available in the Data Room.

WAYLEAVES AND EASEMENTS
The Landlord will retain any wayleave and easement payments over the land. Their approximate locations are marked on the Information Plan in the Data Room.

REGENERATIVE AGRICULTURE
The goal is for the Tenant, with the support of the Duchy, to enhance ecological function, build soil health, foster biodiversity, produce high quality agricultural products and build a resilient farm business at Monkhall Farm. The Duchy and a third-party regenerative certification provider will help the Tenant co-design a bespoke, regenerative whole farm plan that is net zero, that enhances nature, that improves soil health, that is holistic and profitable. Plans are designed to encompass the whole farm and enable a farming system of continual improvements from an initial baseline condition assessment (which will include soil health and soil organic matter). All farming activities should align with the six principles of regenerative agriculture and meet all farming compliance requirements.
The future Tenant will be required to achieve a regenerative verification through an accredited standard which will be audited by a third-party every 3 years, at the cost of the Landlord, to ensure the relevant standards are upheld.

Further information on how the Duchy of Cornwall defines regenerative agriculture is available in the Data Room.

TENANCY AGREEMENT
The holding will be let on the Duchy of Cornwall’s new Regenerative Farm Business Tenancy agreement. The basic tenancy terms will make provision for the following:
1. 25-year tenancy commencing 29th September 2026.
2. Rent to be payable half yearly in advance in September and March
3. Rent review provision every 3 years
4. Repairing obligations - the Landlord will be responsible for the main structural elements of the farmhouse and farm buildings but shall be entitled to recover one-half of the cost of certain items from the Tenant. A detailed breakdown of the repairing obligations is available in the Data Room.
5. Insuring obligations - the Landlord will insure the property belonging to the Landlord but reserves the right to recharge for any Tenant liability included within the policy. It will be the Tenant’s responsibility to insure any Tenant improvements and supply the Landlord with a copy of the insurance policy.

HOLDOVER AND EARLY ENTRY
The current Tenant has the right to holdover and use the farm buildings for potato and grain storage until 30th June 2027.

Early entry to the land following the removal of the 2026 crops may be available by separate negotiation.

SOIL TESTING
Some historic soil tests from 2021, including Potato Cyst Nematode samples are available in the Data Room.

A comprehensive baseline of soil testing will be carried out by the Landlord in the first year of the tenancy.

DIVERSIFICATION AND NATURAL CAPITAL
The Duchy of Cornwall recognises that diversification within farming businesses can often be essential to the success of that business and help support farm viability as well as mitigate the volatilities associated with farming. They support and encourage Tenants to consider diversification opportunities on their farm and will take a collaborative approach and consider capital investment especially where the outcomes of the diversification have impact and align with the Duchy’s own Business Strategy. Diversification will typically be permitted only with the Landlord’s prior written consent and will usually be documented by way of a separate licence, or in instances where the Landlord is investing capital may be via a separate business or finance agreement.

Applicants are encouraged to identify any diversification ideas in their tender.

RENEWABLES
There are rooftop solar panels on the Cold Store installed by the Duchy of Cornwall who receive the Feed in Tariff. The Duchy will recharge electricity to the incoming Tenant at an agreed rate, which will be below market rate, and will be agreed following the grant of the tenancy. The agreed rate will be subject to reviews in accordance with inflation.
The Duchy is considering further investment into ground or roof mounted solar panels, the electricity generated from which could be available to purchase by the Tenant on the same terms.

VALUE ADDED TAX (VAT)
Prospective Tenants should be aware that Value Added Tax (VAT) will be payable in addition to the rent and any other sums due under the tenancy on all relevant property. Where applicable, VAT will be charged at the prevailing rate. Applicants are advised to take independent professional advice regarding their own VAT position and ability to recover VAT.

STAMP DUTY LAND TAX (SDLT)
The grant of a 25-year Farm Business Tenancy may give rise to a liability for Stamp Duty Land Tax (SDLT), depending on the level of rent and the terms of the agreement. Any SDLT payable will be the responsibility of the incoming Tenant. Applicants should seek independent legal or professional advice to understand any potential liability.

INFORMATION PACK
The following documents are available to all interested parties in the Data Room:
1. Field, farmyard/buildings plans
2. 10-year cropping history
3. Soil test results
4. Soil types plan
5. Irrigation network plan
6. Details of public rights of way and other access rights
7. Wayleave and easement plans
8. Abstraction licences
9. Shoot licence terms
10. Farmhouse floor plan
11. Farmhouse EPC
12. Repairing obligations further information
13. Regenerative Agriculture further information

VIEWING
There are two designated viewing days on 8th May 2026 and 13th May 2026, booking is essential, please register your interest and desire to attend with the Agent.

FORM OF TENDER
Applicants are invited to submit a tender in their own format. As a guide, the tender application should include the following:
1. Covering letter summarising your vision for the holding, detail of why you are a strong candidate and the highlights of your proposal
2. Experience and track record including details of previous and current farming operations, qualifications and key achievements
3. A business plan to include farming strategy, cropping rotation, livestock plans if applicable, labour and machinery profile, grant funding application proposals and any diversification proposals
4. Detailed plan of how you propose to achieve the Duchy of Cornwall’s objectives including any proposals for community engagement and wider knowledge sharing
5. Financial information to include budgets, cash flow projection, capital requirements and funding mechanisms
6. Supporting information to include appropriate references
7. Rent tendered (to be an absolute sum per annum and not a reference to area or other tenders)

Creative and imaginative tenders are welcomed. The Duchy of Cornwall’s selection process will factor a competitive rental offer, but considerable weight will be given to the quality of the proposal and how the applicant demonstrates their ability to meet the long-term objectives.

Significant merit will be given to proposals that demonstrate a clear commitment to regenerative principles, including improving soil health, enhancing biodiversity, reducing reliance on external inputs, and building long-term resilience within the farming system.

Please address the tender to: Charlotte Brodie by email to charlotte.
Tenders to be submitted by 12 noon on Monday 15th June 2026.

Contact:
Charlotte Brodie
E: charlotte.
T:

George Badger
E: George.
T:


Important Notice
Ceres Group gives notice that 1: They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2: Any areas, measurements or distances are approximate. All boundaries outlined on the attached plans are for identification purposes only. Applicants are responsible for confirmation the boundaries. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Ceres Group have not tested any services, equipment or facilities. Applicants must satisfy themselves by inspection or otherwise. Particulars prepared: April 2026. Photographs taken: April 2026.