MULBARTON • NORFOLK

Lodge Farm

Your attention is drawn to the Important Notice on the last page of the text.

Hardwick HouseAgricultural Hall Plain

Norwich NR1 3FSTel: +44 (0) 1603 229 229

Contact: Tom Parishtparish@savills.com

Norwich – 6 miles, Ipswich – 40 miles, Cambridge – 60 miles

WELL LOCATED ARABLE AND RESIDENTIAL FARM TO THE SOUTH OF NORWICH

The Lodge - Grade II Listed country house in private grounds with ancillary dwelling.

About 312 acres (126.3 hectares) of productive arable land.

About 12 acres (4.85 hectares) of permanent pasture.

Range of agricultural buildings with grain storage.

In all about 342 acres 138.4 hectares).

FOR SALE AS A WHOLE OR IN LOTS

Lodge FarmMULBARTON • NORFOLK • NR14 8AG

33 Margaret StreetLondonW1G 0JD

Tel: +44 (0) 207 016 3780Contact: Charlie Paton

cpaton@savills.com

www.savills.co.uk

INTRODUCTIONLodge Farm, Mulbarton is a compact and well presented arable unit extending to 342 acres (138.4 hectares) located in a rural though convenient location to the South of Norwich.

The principal dwelling, The Lodge, is well situated as part of the main landholding and offers generous accommodation in mature grounds complementing the rural setting.

The agricultural buildings offer flexible general purpose and grain storage and are conveniently located in the context of the landholding, particularly in relation to the local road network.

The productive agricultural land extends to 312 acres (126.3 hectares) and is utilised as part of a rotation including wheat, barley, sugar beet, oilseed rape, peas and beans.

There are a further 12 acres (4.85 hectares) of permanent pasture which, together with 10.3 acres (4.19 hectares) of mature woodland provide pleasant amenity and sporting interest based around an existing syndicated shoot.

SITUATIONLodge Farm is situated to the East of the village of Mulbarton, in South Norfolk. The centre of the city of Norwich, the principal settlement of Norfolk, is around 6 miles to the North.

The property sits conveniently in relation to the local transport infrastructure between the A140 trunk road to Ipswich to the East and the recently dualled A11 some 8 miles to the West. These arterial routes are linked by the A47 which runs the breadth of Norfolk, with the A11 in particular giving excellent access to the regional and national road network via Cambridge.

London Liverpool Street station can be reached in around 1 hour and 44 minutes from Norwich, which is also served by an international airport.

LOT 1 - THE LODGEShown coloured yellow on the sale plan, The Lodge is an attractive country residence in an exceptional location to the South of Norwich, making a wonderful family house.

Located within the grounds of The Lodge is The Bungalow which provides further, ancillary accommodation as well as a range of traditionally constructed outbuildings and sheds which lend practical storage options.

The House is set in grounds extending to 13.09 acres (5.3 hectares) varying from mature, well maintained formal gardens including a pond and two paddocks sheltered by mature woodland

THE LODGEConstructed of brick walls beneath pitched, slate roofs The Lodge is a Grade II Listed country house with accommodation arranged over two floors. The impressive main facade is in three symmetrical bays with a porch supported on paired Ionic columns creating a house with a commanding presence.

On the Ground Floor the accommodation is arranged around an impressive entrance hall, which grants access to the four reception rooms including spacious drawing room, dining room and sitting room, all of which enjoy access to the western terrace and gardens beyond. The kitchen is well served by a pantry and utility, whilst there is also a pool room with an indoor swimming pool (currently unused) from which the gardens can also be reached.

On the First Floor there are six principal bedrooms all of which are spacious and enjoy high ceilings and aspects of the gardens and grounds. The master bedroom is served by a dressing room and bathroom whilst there is a further family bath/shower room and separate WC.

There is a cellar which houses the oil fired boiler which serves the hot water and central heating systems as well as, when in use, the swimming pool.

THE BUNGALOWSituated to the north of the main house, the bungalow is a compact, comfortable dwelling. Situated on a single storey, the two bedrooms, kitchen and bathroom are arranged around a generous reception room which enjoys southerly and westerly aspects across the grounds.

Snug

A/C

BoilerBedroom 24.58 x 3.14

15'0" x 10'4"

7.67 x 4.3325'2" x 14'2"

Dining Area

Sitting Area

Bedroom 14.55 x 3.98

14'11" x 13'1"

Kitchen3.74 x 3.13

12'3" x 10'3"

Pantry

Garage 34.91 x 3.18

16'1" x 10'5"

4.91 x 3.1816'1" x 10'5"

Cart Lodge9.64 x 4.8831'8" x 16'0"

Garage 16.48 x 3.92

21'3" x 12'10"

Garage 26.48 x 3.92

21'3" x 12'10"

6.48 x 3.0021'3" x 9'10"

6.57 x 5.8921'7" x 19'4"

F/P

4.84 x 3.7915'11" x 12'5"

Study 23.80 x 3.80

12'6" x 12'6"

Bedroom 25.48 x 4.15

18'0" x 13'7"

Bedroom 54.29 x 4.21

14'1" x 13'10"

Bedroom 64.16 x 4.09

13'8" x 13'5"

Bedroom 35.46 x 4.34

17'11" x 14'3"

Bedroom 45.45 x 4.34

17'11" x 14'3"

5.22 x 4.1417'2" x 13'7"

Pantry

Kitchen/Breakfast Room

5.32 x 3.7317'5" x 12'3"

Study5.35 x 4.62

17'7" x 15'2"

3.66 x 2.8512'0" x 9'4"

Swimming Pool11.27 x 9.0537'0" x 29'8"

Courtyard6.46 x 5.4821'2" x 18'0"

Dining Room6.65 x 4.80

21'10" x 15'9"

Drawing Room6.62 x 5.34

21'9" x 17'6"

EntranceHall

3.66 x 2.2512'0" x 7'5"

Boiler

5.52 x 4.5218'1" x 14'10"

Dressing Room3.88 x 2.2412'9" x 7'4"

Terrace

Porch

Sitting RoomMaster Bedroom

Study 3

Approximate Gross Internal Area:Main House - 6,433 sq ft (597 sq m)Garage - 725 sq ft (68 sq m)Cart Lodge - 509 sq ft (47 sq m)The Bungalow - 1,062 sq ft (99 sq m)External Room - 168 sq ft (16 sq m)Stable - 631 sq ft (59 sq m)Total (excluding Courtyard) - 9,528 sq ft (886 sq m)For identification purposes only. Not to scale.

ground FLoor First FLoor

CeLLar

the BungaLow

staBLes

LOT 2 - LAND AT MULBARTONShown coloured blue on the sale plan, the Land at Mulbarton is a ring fenced block of 287.02 acres (116.6 hectares), of which 278.73 acres (112.80 hectares) is productive arable ground. There is a range of farm buildings with a concrete yard, on the eastern side.

agriCuLturaL Land

The soils, predominantly classified as Grade III by the Natural England Agricultural Land Classification Maps, are of the Beccles 1 Series characterised by fine loamy over clayey soils, suited to growing cereals, some potatoes and field vegetables in rotation.

The fields are generally regularly shaped and are well suited to commercial farming practices which, in conjunction with the close access from the public highway and local transport network, mean the farm is particularly easily managed.

Hall Farm consistently delivers first rate yields as part of a productive, flexible rotation which is indicative of the capability of the soils and infrastructure, most notably grain storage. A cropping schedule is available from the vendor’s Agent.

agriCuLturaL BuiLdings

The agricultural buildings at Lodge Farm are conveniently located as part of the main landholding and provide practical and well maintained storage options, in particular grain storage with a capacity of around 800 tonnes.

Further details are set out in the schedule below with reference to the adjacent block plan.

Map Ref Use Construction

1 General Storage

Concrete frame under a fibre cement sheet roof and cladding with concrete floor (64 x 22m).

2 Grain/Crop Storage

Steel metal frame under a fibre cement sheet roof and cladding. Concrete floor and roller shutter door (45 x 20m).

3 Dutch Barn

Pitch barn of steel metal panel frame construction under a fibre cement sheet roof (23 x 15m).

sporting

The gently undulating topography and mature woodland, together with the use of cover strips, provides the backdrop for a driven partridge and pheasant shoot in conjunction with the neighbouring farm.

Building No. 3 is let to an agricultural contractor until 2018 (See Occupancy Schedule).

LOT 3 - LAND AT RECTORY LANEShown coloured Green on the sale plan, the Land at Rectory Lane comprises a compact enclosure of grazing and amenity land, with excellent access via direct frontage to the public highway.

The land extends to 8.58 acres (3.47 hectares) and is comprised of a single enclosure of permanent pasture screened with mature trees on the boundaries which provide amenity as well as shelter to grazing animals.

LOT 4 - LAND AT SWAINSTHORPEShown coloured orange on the sale plan, the land at Swainsthorpe comprises a single parcel of arable land extending to 33.36 acres (13.5 hectares) situated adjacent to A140 trunk road, around 1 mile to the East of the main farm.

The land forms a well shaped parcel with the flexible soils capable of growing cereals as well as sugar beet in rotation, whilst the easy access mean that the land is convenient to work in conjunction with the main holding.

Lot 3

Lot 4

GENERAL REMARKS AND STIPULATIONS

sCheduLe oF areas

method oF saLe

Lodge Farm, Mulbarton is offered for sale by private treaty as a whole or in lots with vacant possession subject to the occupation agreements set out.

exChange and CompLetion

Contracts to be agreed within 20 working days of receipt of the draft contract from the Vendor’s solicitor. A 10% deposit to be payable on exchange of contracts. Completion by agreement thereafter.

ingoing VaLuation

The purchaser(s) may, in addition to the purchase price, be required to takeover and pay for those items of tenant right including:

• Growing crops and other tillages, post harvest sprays and other acts of husbandry to include costs of all cultivations, chemicals and fertilisers in accordance with CAAV contractors costings.

• Enhancement will be charged on all crops after January 1 2017 at £30 per acre per month from the date of sowing to completion.

• Hay and straw at market value.

• All purchased stores including fertilisers, seeds, sprays, feeding stuffs, fuel and oils etc. to be charged at cost.

Tenant right shall be paid for immediately once the valuation is agreed with interest at 4% over Barclays Bank plc base rate at the date of valuation from exchange of contracts on to date of payment. Should the valuation not be agreed within four weeks of exchange of contracts, the matter will be referred to the decision of a single Arbitrator to be appointed by agreement or in the event of a dispute by the President of the Royal Institution of Chartered Surveyors.

pLanning

The property is offered subject to any current or past development designations and policies, preservation orders, town planning schedules, applications, permissions and resolutions which may or may not come in to force.

Fixtures & Fittings

Unless described in these particulars, all fixtures and fittings are specifically excluded from the sale.

empLoyees

There are no employees and therefore the statutory provisions of the Transfer of Undertakings (Protection of Employment) Regulations 2006 do not apply to the sale.

VatAny guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property or any part thereof, or any right to it becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

sporting, mineraLs & timBer

In so far as they are owned by the Vendor, rights of sporting, minerals and timber are included in the sale. All such rights are believed to be owned by the Vendor.

The Vendor reserves the sporting rights for the 2016/17 season.

easements, CoVenants, rights oF way & restriCtions

The property is sold subject to, or with the benefit of, all existing wayleaves, easements, quasi-easements, rights of way, covenants and restrictions whether mentioned in these particulars or not. There is a high pressure gas main running through the property, further details of which are available from the Vendor’s agent.

entry and higher LeVeL stewardship sCheme

Lodge Farm is part of a wider Entry and Higher Level Stewardship Agreement (ref AG00482149) which includes land not forming part of the sale. Further details are available from the Vendors Agent.

BasiC payment sCheme

The land is registered for the Basic Payment Scheme (formerly the Single Payment Scheme) and the Entitlements are included in the sale. The Vendor will make reasonable endeavours to transfer the relevant Entitlements to the Purchaser(s) after completion of the sale subject to the provisions of the Farm Business Tenancy referred to above. In any event, the 2016 Basic Payment will be retained by the Tenant. The purchaser(s) will indemnify the Vendor against any breach of cross compliance from the date of completion until the end of the scheme year in which completion occurs.

Lot Area (ha / ac)

Lot 1 Misc/Buildings 1.48 3.64

Wood 1.28 3.16

Pasture 2.54 6.29

Lot 1 Total 5.30 13.09

Lot 2 Arable 112.81 278.73

Wood 1.77 4.38

Misc 1.58 3.91

Lot 2 Total 116.16 287.02

Lot 3 Pasture 2.31 5.70

Wood 1.11 2.75

Water 0.05 0.13

Lot 3 Total 3.47 8.58

Lot 4 Arable 13.45 33.23

Misc 0.03 0.08

Wood 0.02 0.05

Lot 4 Total 13.49 33.36

Grand Total 139.43 342.05

serViCes

The Lodge and further residential dwellings benefit from mains electricity and are served by mains water supply, private sewerage systems and oil fired hot water and central heating systems. The agricultural buildings have three phase electricity. Further details are available from the Vendor’s agent.

tenure & possession

Lodge Farm is offered for sale Freehold subject to the residential and commercial occupational arrangements set out below, further details of which are available from the Vendor’s agent.

soLiCitors

Hatch Brenner Solicitors, Norwich. Contact: Christopher Cubitt.

LoCaL authorities

South Norfolk District Council, South Norfolk House, Cygnet Court, Long Stratton, Norwich NR15 2XE. Tel: 0808 168 2000

Norfolk County Council, County Hall, Martineau Lane, Norwich, Norfolk NR1 2DH. Tel: 0344 800 8020

Viewings

By appointment with the Vendor’s agent. Before travelling to view the property, please discuss with the Vendor’s agent any point which is of particular importance to you. Given the potential hazards of a working farm, visitors must, before entering the property, meet with our representative on site to be briefed on possible hazards.

direCtions

Lodge Farm is situated to the East of the village of Mulbarton and is reached via Rectory Lane. From the A140 Ipswich road, follow South to Swainsthorpe, then take a right turn, heading South-West and following signs to Mulbarton village. Lodge Farm will be located on the left, before reaching the main village.

Property Local Authority Council Tax Band 2016/17 Council Tax Liability

EPC Rating

The Lodge South Norfolk F £2,282.24 F

The Bungalow South Norfolk A £1,053.34 F

Lot Property Tenure Term Date Income (pa)

1 Lodge Farm House Assured Shorthold Tenancy

Periodic £24,000

2 Land and Buildings at Lodge Farm

Farm Business Tenancy 10/10/2017 £50,100

3 Building at Lodge Farm Landlord & Tenant Act 1954 (Part II excluded)

31/10/2018 £3,000

additionaL Land to rent

The land shown hatched brown on the sale plan, extending to around 20.34 acres (8.23 hectares), may be available to the purchaser of Lot 2 to rent on the basis of a Farm Business Tenancy for a term of 3 years commencing on the date of completion and a rent of £150 per acre.

oVerage

The land forming part of Lot 2 shown hatched blue is sold subject to an overage provision in favour if the vendor whereby, should planning consent be granted after completion, the purchaser or their successors in title will be bound to pay the Vendor:

• 50% of the uplift in value from agricultural value on the basis of a planning consent granted in the first 25 years after completion.

• 40% of the uplift in value from the agricultural value on the basis of a planning consent granted between the 26th and 50th year after completion.

Boundaries, pLans, areas, sCheduLes & disputes

The boundaries are based on the Ordnance Survey and are for reference only. The Purchaser(s) will be deemed to have full knowledge of the boundaries and any error or mistake shall not annul the sale or entitle any party to compensation in respect thereof. Should any dispute arise as to boundaries or any points arise on the general remarks and stipulations, particulars, schedules, plan or the interpretation of any of them, such questions shall be referred to the selling agent whose decision acting as expert shall be final.

oCCupanCy sCheduLe

CounCiL tax and epC ratings

important notiCe

Savills, their clients and any joint agents give 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. 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 Savills have not

tested any services, equipment or facilities. Purchaser(s) must satisfy themselves by inspection or otherwise. 3. The reference to any mechanical or electrical equipment or other facilities at the Property shall not constitute a representation (unless otherwise stated) as to its state or condition or that it is capable of fulfilling its intended function and prospective purchaser(s)/tenant(s) should satisfy themselves as to the fitness of such equipment for their requirements. 4. We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and the purchaser(s) is responsible for making his own enquiries in this regard.

Particulars prepared: August 2016Photographs taken: August 2016