Extending to 63.38 hectares (156.60 acres) of Grade 2/3 Arable Land
Available as a Whole or in 6 Lots
Farmhouse, Farmyard, Land and Buildings
Characterful Farmhouse with potential for modernisation
Detailed Description
LOCATION & SITUATION
The Property is located approximately 9 miles (by road) southeast of the cathedral town of Bury St Edmunds and approximately 8.2 miles (by road) west of the town of Stowmarket. The farm is situated to the east of Bradfield St George, comprising multiple parcels on either side of the public highway that connects the villages of Hessett and Felsham. The villages of Felsham, Rougham and Beyton provide local facilities such as community shops, pubs, village halls and churches. There is a Church of England Primary School in Rougham.
The A14 and A134 are situated to the north and west respectively, providing links to the wider area. The closest railway station is located in Thurston and provides services to Bury St Edmunds, Stowmarket, Cambridge and Ipswich with links to Norwich and London Liverpool Street (approx. 1 hour 45 minutes).
LOTTING
The property is offered for sale by private treaty, as a whole, or in six lots. Lots 1, 3, 4, 5, 6 and part of Lot 2 are being marketed subject to a one year Farm Business Tenancy that ends on 31st August 2027.
LOT 1 - 46.76 hectares (115.54 acres) of Land & Buildings at Valley Farm.
Lot 1 comprises 44.84 hectares (110.79 acres) of arable land, with small areas of woodland and grassland situated around the farmyard, on the northern edge of the public highway. The extent of Lot 1 is shaded blue on the lotting plan. The soils are of the Ashley Soil Association, with the land classified as Grade 2 & 3 on the Provisional Agricultural Land Classification Map for England and Wales.
The farmyard includes a range of agricultural buildings including a twin span grainstore, open fronted general-purpose building with lean-to, former livestock buildings and chemical store. The farmyard benefits from mains water and single-phase electricity, which is currently shared with the farmhouse.
Lot 1 benefits from multiple access points directly off the public highway. The ownership of the main access is shared with the owner of The Walnuts and the remainder of Valley Farm. It is proposed that the section included within this sale will transfer into the joint ownership of the purchasers of Lots 1 & 2. Additionally, it is also proposed that the ownership of a historic track leading from the public highway along the field edge and joining the main track will also be shared between the purchasers of Lots 1 and 2. These tracks are shown hatched brown on the lotting plan. The other access points are field accesses directly off the public highway, which also provide access to the wider holding.
There are electricity distribution lines with pylons and poles crossing some of the fields.
LOT 2 - 1.60 hectares (3.95 acres) - Valley Farmhouse, gardens, outbuildings and land.
Lot 2 includes Valley Farmhouse, Garden, Outbuildings and Additional Land.
Valley Farmhouse is a period detached four/five-bedroom dwelling with a single-storey brick extension, conservatory and garden room. The property requires modernisation and presents the opportunity for a purchaser to personalise and enhance the farmhouse to their own specification. The accommodation is arranged over two floors, as shown on the floor plan and comprises the following:
Ground Floor
Kitchen - Fitted with wall and matching base units with worksurfaces over, integrated hob, extractor and sink inset with drainer and oven with grill. Spaces for white goods leads to:
Utility - Additional space for white goods.
Boot Room - External door and doors to two WCs.
Wet Room - Comprises walk-in bath with hand-held shower unit, separate shower and hand wash basin.
Dining Room - Large, dual aspect room with exposed beams, inset brick fireplace and door to the conservatory.
Drawing Room - Another large dual aspect reception room with exposed beams, inset brick fireplace and door to the conservatory.
Sitting Room - Dual aspect room with exposed beams, inset brick fireplace and storage cupboards. Door to the pantry.
Pantry - A usual storage room.
Snug
Conservatory - French-style double doors leading to a terrace.
Garden Room - French-style double doors leading to garden.
First Floor
Landing - Stairs leading from the dining room.
Walkthrough Bedroom/Office
Bedroom 3 - A double room with window overlooking the rear of the property.
Bedroom 1 - A dual aspect double room with windows overlooking each side of the property.
Bedroom 2 - A double room with door leading to dressing room. Door to Bedroom 4.
Secondary Landing - Stairs leading from the sitting room.
Bedroom 4 - A double room with views over the front of the property.
Outside
There is the immediate garden which surrounds the farmhouse on three sides, the range of outbuildings, barn and orchard. The farmhouse is lotted with approximately 2.75 acres of the adjoining arable land which could be converted to pasture to form a paddock for the house.
Whilst the farmhouse, gardens, outbuildings and yard are being sold with vacant possession available on completion, the arable land is marketed subject to a one-year Farm Business Tenancy which will end on the 31st August 2027.
The barn is a large traditional building and whilst it does require some repair, would be suitable for alternative uses and development subject to the relevant planning permissions.
The house is connected to mains electricity and water, which is currently shared with the adjacent farmyard, and has a private drainage system. The heating is oil fired.
As above, it is proposed that the buyers of Lot 2 will share the ownership of the main access with the respective purchasers of Lot 1, and the owners of The Walnuts. A Right of Access will be granted from the jointly owned track across the farmyard to be included within the sale of Lot 1 to the farmhouse. Additionally, it is also proposed that the ownership of a historic track that runs from the public highway and joins the main track will also be shared between the purchasers of Lots 1 & 2. This route enables the purchasers of Lot 2 to create a separate access to the south of the farmhouse. These tracks are shown hatched brown on the lotting plan.
LOT 3 - 2.41 hectares (5.96 acres) of Arable Land
A single arable field with direct access of the public highway. The soils are of the Ashley Soil Association, with the land classified as Grade 2 on the Provisional Agricultural Land Classification Map for England and Wales. The extent of Lot 3 is shaded purple on the lotting plan. The field could be suitable to be turned into pasture for the grazing of livestock and horses, subject to any necessary consents.
LOT 4 - 4.44 hectares (10.96 acres) of Arable Land
A single arable field with direct access of the public highway. The soils are of the Ashley Soil Association, with the land classified as Grade 3 on the Provisional Agricultural Land Classification Map for England and Wales. The extent of Lot 4 is shaded green on the lotting plan.
LOT 5 - 3.66 hectares (9.05 acres) of Arable Land
A single arable field with direct access off the public highway. The soils are of the Ashley Soil Association, with the land classified as Grade 2 on the Provisional Agricultural Land Classification Map for England and Wales. The extent of Lot 5 is shaded orange on the lotting plan.
LOT 6 - 4.51 hectares (11.15 acres) of Arable Land & Woodland
A block of arable land extending to 4.29 hectares (10.60 acres) partially split by a 0.22 hectare (0.54 acre) shelter belt of woodland. The land has direct access off the public highway. The soils are of the Ashley Soil Association, with the land classified as Grade 2 on the Provisional Agricultural Land Classification Map for England and Wales. The extent of Lot 6 is shaded yellow on the lotting plan.
GENERAL REMARKS AND STIPULATIONS
DRAINAGE
The property benefits from land drainage. Further information can be obtained from the Selling Agents.
WAYLEAVES, EASEMENTS AND RIGHTS OF WAY
The property 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 wayleaves, whether referred to or not in these particulars.
A 132kV powerline and pylon cross Lot 1.
11kV powerlines cross all the Lots.
We are aware of a public footpath that runs along the initial section of the main shared access and the southern field of Lot 1.
FIXTURES & FITTINGS
All fixtures and fittings are excluded from the sale unless specifically referred to in these particulars.
SERVICES
We have not tested any of the services and Buyers are advised to make their own enquiries as to the condition and capacity of any such services.
OUTGOINGS
A general drainage charge is payable to the Environment Agency.
The farmhouse is in Council Tax Band E.
STATUTORY DESIGNATIONS
The property lies within a Nitrate Vulnerable Zone.
LOCAL PLANNING AUTHORITY
The Farmhouse, farmyard, the majority of Lot 1 and part of Lot 6 fall within the jurisdiction of Babergh and Mid Suffolk District Councils.
Lots 3, 4, 5 and the majority of Lot 6 fall within the jurisdiction of West Suffolk Council.
PLANNING
The Purchaser/s will be deemed to have full knowledge and have satisfied them selves as to any planning matters that may affect the property. The adjacent land, forming the rest of Valley Farm, has been granted planning permission for the "Installation and operation of a Solar Farm together with all associated works, equipment and infrastructure". Further detail regarding the application can be viewed on Babergh and Mid Suffolk District Councils' website.
VAT
Should any sale of the land or any right attached to it become a chargeable supply for the purpose of VAT, such tax shall be payable to the Buyer in addition to the sale price.
SPORTING, MINERALS & TIMBER
All sporting rights, timber, timber-like trees and mineral rights except as reserved by the statute or to the Crown are included in the sale.
ANTI-MONEY LAUNDERING REGULATIONS
In accordance with the most recent Anti-Money Laundering Legislation, the Buyer will be required to provide proof of identity and address to the Sellers' Agent once an offer has been submitted and accepted (subject to contract) prior to solicitors being instructed.
BOUNDARIES
The Buyer shall be deemed to have full knowledge of all boundaries and neither the Sellers, nor the Sellers' Agent, will be responsible for defining the boundaries nor their ownership.
PLANS, AREAS & SCHEDULES
These have been prepared as carefully as possible. The plans and photographs within these particulars are for illustrative purposes only and although they are believed to be correct, their accuracy cannot be guaranteed.
DISPUTES
Should any disputes arise as to the boundaries or any matters relating to the particulars of sale, schedule, or interpretation, the matter will be referred to an Arbitrator to be appointed by the Sellers' Agent.
VIEWINGS
Viewings of the farm are by appointment only with the Sellers' Agent.
HEALTH & SAFETY
The land forms part of a working farm and appropriate care should be taken when viewing the land. Neither the Seller nor the Sellers' Agent are responsible for the safety of those viewing the property and accordingly those viewing the property do so at their own risk.
