Land at Lower Farm, Barnwell, Northamptonshire In all about 197.68 acres (80.00 hectares) FOR SALE AS A WHOLE
THE LAND AT LOWER FARM is situated to the south of Barnwell village, approximately 2 miles to the south of the market town of Oundle, which is close to the Northamptonshire and Cambridgeshire border. The property is accessed from Main Street, Barnwell, which runs parallel with the Barnwell Brook.
The Property is just over half a mile from the A605, which connects Peterborough, Oundle and Thrapston to the major road networks of the A1, A14 and A45. Barnwell village benefits from a number of services including a popular village pub, village shop, church and village hall; and the sought after market town of Oundle provides a wider range of services including public and state schooling, supermarkets, shopping facilities, medical facilities and public houses.
The Property totals approximately 197.68 acres (80.00 hectares), and comprises 193.28 acres (78.22 hectares) of arable land, along with 4.40 acres (1.78 hectares) of other land including tracks, woodland, ponds and a flood attenuation dam. The Barnwell Brook flows through the Property in a south to north direction, along with a number of internal ditches. The borders of the Property are predominately mature hedgerows to the north, east and south. The western boundary comprises a former railway line, now planted with trees.
The Property comprises rolling countryside, offering prospects for agricultural and sporting uses. The Property may also be suitable for the provision of ecosystem services, such as Biodiversity Net Gain, Carbon Sequestration, Re-wilding or Tree Planting, subject to the necessary consents being obtained.
The Property has been used in a combinable cropping rotation for a commercial arable farming operation. The Property is entirely ring fenced, with hardened internal access tracks to reach most fields.
The arable land is classified as Grade 3 according to the Land Classification Maps of England and Wales, the soils are a combination of the Hanslope and Oxpasture soil associations typified by slowly permeable calcareous clayey soils (Hanslope) and fine loamy over clayey soils (Oxpasture) according to the Soil Survey of England and Wales.
The Property is accessed from Main Street, Barnwell. From here a set of shared gates give access to a stoned track marked brown between points A-B on the Sale Plan. A legal easement granted by a Conveyance of the land dated 21 January 1921 grants a right of way across the track as marked points A-B, for the benefit of the Property. Further details regarding the access provisions are contained within the Land Registry Title NN250665, a copy of which is available in the Information Pack.
Flood Attenuation Dam
Parcel 7786 as per the Sale Plan is a flood attenuation dam. The dam is a grassy raised bank and acts as part of the flood alleviation scheme for Barnwell Village. The Environment Agency are obligated to conduct the ground maintenance of the dam. It is understood that up to 31 acres of arable land around the dam can flood after significant rainfall usually for a period of approximately 24 hours. Further details are available in the Information Pack.
Method of Sale
The Property is offered for sale by Private Treaty as a Whole.
Tenure & Possession
The Property is offered for sale freehold. There is an internal farming arrangement between the family, which will cease upon completion so that the Property is sold with the benefit of vacant possession.
The Property is understood not to be connected to any mains services.
The farmland has been comprehensively under-drained and plans are available in the Information Pack.
Drainage rates are payable annually to the Environment Agency. The current rate is of £2.79 per ha. Further detail is in the Information Pack.
Basic Payment Scheme & Environmental Schemes
The farmland is registered for the Basic Payment Scheme (BPS). The seller will retain the BPS for the 2023 scheme year and previous years. The farmland is not currently entered into any Environmental Schemes.
Sporting, Timber and Mineral Rights
All sporting, timber and mineral rights are included in the freehold sale, insofar as they are owned.
The seller will retain an Overage for 30-years from completion of the sale for 35% of any uplift in value for any non-agricultural, non-horticultural or non-equestrian development or change of use. The overage payment will be triggered upon disposal of land with the benefit of planning permission or implementation of planning.
Easements, Wayleaves, Covenants & Rights of Way
The Property is sold subject to and with the benefit of all existing wayleaves, covenants, easements and rights of way, whether public or private, light, sport, drainage, water, electricity supplies and any other rights, obligations, easements and quasi-easements, whether specifically mentioned or not.
We understand that the Property is crossed by a Public Bridleway. In addition, there are a number of overhead electricity wires on timber poles with transformer boxes. There is a telemetry kiosk which serves the Flood Attenuation Dam. Further details are available from the Selling Agent.
The Property is within the jurisdiction of North Northamptonshire Council, formerly East Northamptonshire Council.
Should the sale of the Property or rights attached to the sale become a chargeable supply for the purpose of VAT, such tax will be paid by the Purchaser(s) in addition to the purchase price.
The Purchaser(s) will be deemed to have inspected the Property and satisfied themselves as to the ownership of any boundary, hedge, tree or ditch.
Plans, Areas and Schedules
Plans included or attached to these particulars are based upon the Ordnance Survey Maps copyright reserved (100022432 and 100033416). All plans are not to scale.
Viewings of the Property must be undertaken in daylight hours, on foot only, with a set of these particulars in hand. We ask that you contact the Selling Agent prior to any viewing.
In addition to the purchase price, the purchaser(s) will be required to pay for: Growing crops and all beneficial cultivations, subsoiling, mole ploughing and acts of husbandry since the last harvest at current CAAV rates or actual contractor charges at invoice cost where applicable. Seed, fertilisers, manures and sprays applied to the growing crops since the last harvest will be recharged at invoice cost. Lime and chalk applied since the last harvest at invoice cost of the materials and spreading will be recharged. Depending on the timing of completion of the sale, there may be an enhancement payment to pay.
An Information Pack containing further details is available from the Selling Agent.
The nearest postcode for the property is PE8 5PU.
The property can be found using the what3words mapping reference of ///freezers.probably.clashing
Health & 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.
Measurements & Other Information
All measurements are approximate. While we endeavour to make our Sales Particulars accurate and reliable if there is a point which is of particular importance please do contact Henry H. Bletsoe & Son LLP 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 in July 2023.
Important Notice - Henry H. Bletsoe & Son LLP for themselves and the Seller whose agents they are give Notice that: 1. These particulars are intended to give a fair and substantially correct overall description for the guidance of intending Purchasers and do not constitute part of an offer or Contract. Prospective Purchaser(s) 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 Purchaser(s) 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 Henry H. Bletsoe & Son LLP 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 Seller. 4. No responsibility is accepted for any expenses incurred by the intending Purchaser(s) inspecting properties that have been sold, let or withdrawn. 5. The property is open to inspection. The Purchaser(s) shall be deemed to have full knowledge of the state and condition thereof including the ownership of any tree, boundary or part of the property. 6. Should any dispute arise between the Seller and Purchaser(s) upon any point not involving a question of Law arising out of these Particulars, stipulations or plans as to interpretation, the dispute shall be referred to the Agents, Henry H. Bletsoe & Son LLP whose decision shall be final and binding on all parties to their dispute and in every such referral the Agents to decide how the costs of such reference shall be borne.