Price on application
A productive commercial arable farm in a sought after location. In all extending to about 775.30 acres (313.77 hectares) AVAILABLE TO LET AS A WHOLE OR IN UP TO 3 LOTS
The land forms 3 main parcels with good road frontage offered in separate lots.
Top Farm, Yelden is located around the village of Yelden in North Bedfordshire. The farm buildings are located to the edge of the village, accessed off the High Street and the land has extensive road frontage.
Land at Slade Farm, Ringstead is located in a ring fence to the south of the village of Ringstead with access to the A45 trunk road and Raunds Road.
Land at Swineshead is located to the west of the village of Swineshead, to the north of Melchbourne Road.
Land at Yelden, Ringstead and Swineshead
The land forms a productive commercial arable holding in 3 main blocks with good sized and generally regular shaped fields. There is little wastage on the land with 311.3415 hectares claimed under the Basic Payment Scheme in 2022 out of a gross area of 313.77 hectares.
Lot 1 (coloured blue on the plan):
Top Farm, Yelden, Bedfordshire comprises approximately 429.47 acres, the majority in arable production with a 14.15 acre field of permanent pasture which it is expected can be brought back into arable production and ancillary woodland. The land is classified Grade 2 and Grade 3 on the MAFF Agricultural Land Classifications maps. According to the Soil Survey of England and Wales the land is of the Hanslope and Denchworth soil associations, described as a slowly permeable, calcareous and clayey soil.
Lot 1 includes a yard accessed from High Street, Yelden, with:
- A grain store (approx. 100´ x 66´) providing approximately 1,200 tonnes of storage, with a continuous flow drier and cleaning system elevator and intake pit
- An open sided lean-to (approx. 100´ x 19´) for machinery storage
- An open fronted shed (approx. 60´ x 40´) providing multipurpose storage
Mains water and Three Phase electricity are available to the Top Farm buildings. The water supply also serves the adjacent grass fields and a submeter will be installed.
Lot 2 (coloured green on the plan):
Land at Slade Farm, Ringstead, Northamptonshire comprises approximately 174.36 acres of arable land in a ring fence. The land is classified Grade 3 on the MAFF Agricultural Land Classifications maps. According to the Soil Survey of England and Wales the land is of the Evesham 3 soil association (jurassic and cretaceous clay, slowly permeable calcareous clayey soils, and fine loamy over clay soils) and of the Moreton soil association (jurassic clay and limestone, well drained calcareous clayey and fine loamy soils over limestone).
A significant proportion of the land was under-drained in the early 1980s, and a copy of the land drainage plans are available within the information pack.
A mains water supply is connected to the land.
Lot 3 (coloured red on the plan):
Land at Swineshead, Bedfordshire comprises approximately 171.47 acres of arable land in a ring fence. The land is classified Grade 2 on the MAFF Agricultural Land Classifications maps. According to the Soil Survey of England and Wales the land is of the Denchworth soil association (jurassic and cretaceous clay, slowly permeable clayey soil with similar fine loamy over clayey soil and some slowly permeable calcareous clayey soil).
Basic Payment Scheme and Cross Compliance
All the land is registered for the Basic Payment Scheme. The outgoing Tenant has claimed and will retain the income from the 2022 and earlier Basic Payment Scheme claims. The incoming Tenant(s) will provide an indemnity not to breach the Cross Compliance Rules or other statutory obligations from date of entry to the end of the current scheme year, 31st December 2022. The relevant entitlements will be transferred to the incoming Tenant(s) before the 2023 claim deadline (subject to RPA rules). Please note, it is our understanding the Tenant(s) will be able to claim under the 2023 Basic Payment Scheme but will not benefit from any future De-Linked payment in respect of the land, which is based on an average of the claims made for the 2020 to 2022 scheme years. The entitlements to be transferred will be:
Lot 1: 172.48
Lot 2: 70.12
Lot 3: 68.74
At the end of the tenancy, the Tenant(s) will transfer back all future entitlements, quotas (or any alternative method of claiming subsidies or production that may be introduced) to the Landlord or their nominee, with no compensation payable.
The land is not currently entered into any stewardship schemes. The Landlord will permit the land to be entered into a scheme, subject to Landlord approval of the application.
The lots will be let individually or as a whole on a Farm Business Tenancy on the following principal terms:
- Term - an initial 6 year fixed term tenancy commencing 29th September 2022
- Rent - to be payable half yearly in advance
- Rent Review - in accordance with the Act, no more frequently than 3 yearly
- Repair Liability - Full Repairing and Insuring terms. For the grain drying equipment, the Tenant of Lot 1 will be required to maintain, but in no worse condition than as at the commencement, fair wear and tear accepted.
- Sporting Rights - the sporting rights will be reserved to the Landlord
- Carbon / Biodiversity Net Gain - the tenancy will include clauses preventing either Landlord or Tenant(s) from entering the land into any carbon capture / biodiversity net gain commitments. This will allow the parties to discuss and agree opportunities in the future provided they are acceptable to both parties at the time.
The Landlord is expecting an initial term of 6 years to allow the Tenant(s) to enter and manage the land through a full stewardship or similar scheme. The Landlord is aware of the Tenant Farmers Association campaign for 10 year terms and is open to consider a longer term and different rent review cycle, allowing prospective Tenants to include alternative proposals within their tender. This may be appropriate where a prospective Tenant wishes to put forward proposals for amending / improving the grain store.
Tenant Right Valuation
There will be no tenant right valuation for residual manurial values payable by the incoming Tenant(s).
Early Entry / Holdover / Straw
The Tenant(s) will be allowed early entry after harvest under mutually agreed terms for cultivations and drilling purposes.
The current Tenant reserves the right for holdover in the grain store for crop storage until 31 March 2023, subject to being liable for all associated costs. The Lean-to and Open Fronted Shed will be available to the Tenant of Lot 1 for storage of machinery and fertiliser from the commencement of the tenancy.
The current Tenant is permitted to remove the straw including storing the straw on the holding until 31st December 2022.
Soil Management & Schedule of Condition
Effective soil management is important to the Landlord. Independent soil testing to assess the current soil indices will take place post-harvest of the 2022 crop. The incoming Tenant(s) will contribute 50% of the cost of the soil testing.
The successful Tenant(s) will be required to maintain (as a minimum) the soil indices throughout the tenancy. The Tenant(s) will be required to provide the Landlord with updated soil indices test results every fourth year through the tenancy.
Sewage sludge may be applied to the land, subject to prior testing for heavy metals and complying with all legislation and provision of the appropriate certification. The Landlord is concerned not to have a build-up of plastic waste and therefore digestate / compost may only be applied by agreement.
A photographic schedule of condition will be undertaken of the farm buildings within Lot 1. The Tenant of Lot 1 will contribute £300 plus VAT towards the cost of the schedule of condition.
Wayleaves, Easements and Rights of Way
The property is let subject to and with the benefit of all public and private rights of way, wayleaves and easements whether or not specifically mentioned.
The property is affected by a number of underground easements including an oil pipeline across Lot 1; a gas main and oil pipeline across Lot 2; and a water main and oil pipeline across Lot 3. In addition, there are a number of overhead electricity and telephone wires on timber poles. The land is crossed by bridleways and footpaths, details of which are available in the information pack.
The Landlord will retain all wayleave and easement payments.
The successful Tenant(s) will be responsible for all outgoings in respect of the property for the duration of the agreement. A General Drainage Charge levied by the Environment Agency applies to the land. The rate for Lots 1 and 3 is 214.6 pence per hectare and for Lot 2 is 277.3p per hectare for 2022 / 2023.
The land falls within a Nitrate Vulnerable Zone. The Tenant(s) will be expected to maintain all relevant paperwork and provide a copy to the Landlord at the termination of the tenancy.
The Landlord has not elected to waive the VAT exemption.
An information pack is available from Bletsoes and includes the following information:
- Draft Farm Business Tenancy agreement
- 2022 RLR plans
- Cropping history
- Historic soil sampling results where available
- Copy of available land drainage plans
- Copy of 2022 BPS Application
- Environment Agency drainage rates 2022 - 2023
- Tender Application Form
All viewings are strictly by appointment only through the Letting Agent, Bletsoes.
Health and Safety
Given the potential hazards of a working farm, we ask you to be as vigilant as possible when making your inspection, for your own personal safety, particularly around the farm buildings and machinery. It is asked that you observe any specific signage around the farmyard.
The property is offered to let in up to 3 lots by informal tender. Applicants are invited to submit their tender in a sealed envelope marked clearly as "Yelden FBT" by 12 noon on Friday 17th June 2022 to:
Mr Rob Russell, Bletsoes, Oakleigh House, Thrapston, Kettering, Northants NN14 4LJ.
Applications may only be submitted by email with prior arrangement.
Tenders must be submitted in the format set out on the application form provided which is available within the Information Pack. Tenders should be submitted "subject to contract" and should clearly state any other conditions on which the tender is made.
Applicants are encouraged to give as much detail as possible in their covering letter and application form.
The Landlord and their Agent will not be bound to accept either the highest or any tender for the property.
Plans, Areas and Schedules
Plans included in these particulars are based upon the Ordnance Survey Maps copyright reserved (Licence number 100025712 and 100033416). All plans are not to scale. The cropping details are based upon the information provided by the outgoing Tenant.
Bletsoes for themselves and for the Landlord whose agent they are, give Notice that:
1. These particulars are intended to give a fair and substantially correct overall description for the guidance of prospective Tenants and do not constitute part of an offer or Contract. Prospective Tenants ought to seek their own professional advice.
2. All descriptions, dimensions, areas, reference to condition and if necessary permissions for use and occupation and details are given in good faith and are believed to be correct. Any intending Tenants should not rely on them as a statement or representation of fact but must satisfy themselves when inspecting or otherwise as to the correctness of each of them.
3. No person in the employment of Bletsoes has any authority either to make or give any representation or warranty whether in relation to this property or these particulars nor to enter in any contract relating to the property on behalf of the Landlord.
4. No responsibility is accepted for any expenses incurred by any prospective Tenant(s).
5. The property is open to inspection. The Tenant(s) shall be deemed to have full knowledge of the state and condition thereof.
Measurement and Other Information
All measurements are approximate. While we endeavour to make our Letting Particulars accurate and reliable, if there is a point which is of particular importance, please do contact Bletsoes who will be pleased to check the information for you, particularly if you are contemplating travelling some distance to view the property. Particulars prepared and photographs taken May 2022.