Northay Farm

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stags.co.uk

Northay Farm Wootton Fitzpaine, Bridport, Dorset DT6 6NL

Charmouth 3 miles • Bridport 7 miles • Axminster 7 miles • Dorchester 22 miles • Exeter 39 miles.

A privately situated commercial farm on the edge of theMarshwood Vale

• Traditional 4 bedroom farmhouse for modernisation

• Extensive range of modern farm buildings including parlour, dairy and livestock accommodation.

• Productive, predominantly Grade 3 land capable of growing a wide variety of crops

• Isolated stone barn offering potential for conversion (STP)

• Pockets of woodland copses offering amenity and sporting appeal

In all 242.10 acres (98.01 hectares)

Additional 152.93 acres (61.91 hectares) and modern farm buildings available about a quarter of a mileaway at Lower Abbot’s Wootton

The London Office40 St James’s PlaceLondonSW1A 1NSTel: 020 7839 0888

Stags Farm Agency 21 Southernhay West Exeter Devon EX1 1PR Tel: 01392 680059 Email: farms@stags.co.uk

Stags Unit 1, 29 South Street Bridport Dorset DT6 3NR Tel: 01308 428000 Email: bridport@stags.co.uk

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Situation Northay Farm is set in an attractive rural location on the north eastern sideof Wootton Fitzpaine, an Area of Outstanding Natural Beauty. The localityis quiet and unspoilt with fantastic views over the Marshwood Vale andbeyond to the Dorset Jurassic Coast. There is good access to the A35,which links to Axminster to the west and Bridport to the east.

The farm is located close to the charming villages of Wootton Fitzpaineand Whitchurch Canonicorum. The nearby towns of Axminster andBridport offer a good range of day to day facilities while Axminster alsohas a rail connection to London Waterloo. To the south lies the WorldHeritage site of the Jurassic Coast, with Charmouth renowned as the bestfossil beach in the world.

The picturesque town of Lyme Regis offers a wealth of local shops andrecreational facilities while the county town of Dorchester, around 22 milesaway, offers a comprehensive array of retail and leisure facilities. Thedomestic and international airport at Exeter is approximately 40 miles tothe west and provides connections to an ever-increasing number ofdestinations.

IntroductionNorthay Farm offers an opportunity to acquire a commercial farm withmuch potential, either as a dairy farm (as currently) or to be run as a mixedfarm of arable and livestock.

The principal dwelling, Northay Farmhouse, is of stone construction undera slate tiled roof and provides the basis for a comfortable family home,subject to a programme of modernisation. The house has a south facingaspect and is situated at the heart of the farmstead.

Northay Farm is principally run as a dairy holding with a milking herd of160 cows, and a similar number of followers, as well as a beef cattle herdand a sheep flock. There is an extensive range of modern farm buildingswhich could continue being run as a dairy, or be adapted to provide otherlivestock accommodation. The predominantly level land at Northay Farmwhich is capable of growing a wide variety of crops, is currently down tograss but has previously grown maize and cereal crops.

Situated away from the main farmhouse is a stone barn – known asHarpers Barn - offering potential for conversion subject to the necessaryplanning consents.

The Farmhouse The floor plan shows the extent of the internal accommodation, but inbrief comprises:

Front Porch with front door opening into the Hall. Open-planKitchen/Breakfast Room with large open fireplace housing a woodburner, wall and base units, single sink and drainer, gas hob and electricoven with extractor fan over, Stanley Rayburn (which provides hot water& central heating), airing cupboard with hot water tank. Sitting Room withfireplace.Utility. Bathroom with bath, wash hand basin and WC. BootRoom.

From the hall, stairs lead up to the first floor with 4 Bedrooms and aToilet, with WC and wash hand basin.

OutsideTo the front of the house is a decked area and lawned garden, while tothe side is an orchard with a variety of fruit trees. Adjoining the propertyto the rear is a Garage and Farm Office.

Ground Floor

First Floor

Bedroom 34.45 x 3.91m

14'7 x 12'10

Bedroom 43.96 x 3.12m

13' x 10'3

Bedroom 24.98 x 3.12m

16'4 x 10'3

Bedroom 15.56 x 4.45m

18'3 x 14'7

Down

Kitchen / Breakfast Room

7.62 x 3.61m

25 x 11'10

Up

Sitting Room4.39 x 3.68m

14'5 x 12'1

Utility3.86 x 2.01m

12'8 x 6'7

Boot Room6.10 x 3.02m

20' x 9'11

Farm Office6.10 x 3.02m

20' x 9'11

Garage6.10 x 2.67m

20' x 8'9

Approx. Gross Internal Floor Area

196.27 Sq Metres 2117 Sq Ft (Excludes Store & Includes Garage, Boot Room)

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The LandThe farmland extends to approximately 209 acres(84.94 hectares) including 27.62 acres of woodland. Theland is predominantly Grade 3 and is currently down tograss, but has previously grown forage maize, cerealcrops and forage crops.

The woodland is mixed broadleaf and offers somesporting and amenity appeal.

Land & Buildings at LowerAbbot’s WoottonSituated approximately 0.25 miles to the south ofNorthay Farm is an excellent block of accommodationground and modern farm buildings suitable as a dairyyoungstock rearing unit to support the main farm. Theland is a mixture of arable, pasture and woodland.Further details are available from the agents.

General RemarksServices Water - Private water from the Lady Well Water supplysystem – a shared system between local farms,whereby water is pumped to a central holding tank andthen gravity fed to Northay Farm. An additional privatewater supply from a spring is located in field 3756. Amains water connection is available at Point X on thesale plan. Rights will be reserved over the Land at LowerAbbots Wootton to allow for improvements to the mainssupply.

Electricity – Mains electricity (3 phase)

Drainage – Private drainage

TenureFreehold with vacant possession.

AccessDirect access to the public highway. Northay Farm Laneis an unclassified road which is maintained by the localauthority. A neighbour has a right of access along thefirst section.

DesignationsThe farm is situated in an Area of Outstanding NaturalBeauty.

Rights of WayA public footpath and bridleway crosses the farm.

Local AuthorityWest Dorset District Council – 01305 251010

www.dorsetforyou.gov.uk

Basic Payment SchemeEntitlements will be made available. The purchaser willtake over the vendors’ cross compliance responsibilities.

SchemesNorthay Farm is part of an Entry Level Stewardship(ELS) agreement which ends on 31/10/18. As part ofthe purchase of the farm and land the purchaser(s) willundertake to take on this agreement which may requireadditional management options to be undertaken.

Ingoing Valuation Upon completion of purchase and in addition topurchase price, the purchaser shall take over and payfor (including VAT where applicable) the following itemsbelow at valuation: The buyer will be required oncompletion to make a payment on account for theapproximate amount of the ingoing valuation, ascalculated by Stags, with the final valuation to be agreedwithin 7 days after completion

All remaining hay, straw, wrapped and bagged silage,feedstuffs grain, etc, upon the property at market values.

All remaining clamp silage at consuming valuecalculated in accordance with the CAAV Publication No183. The valuation will be based on an analysis or ifappropriate, analyses. The Vendor is responsible forobtaining the analyses and will pay the charges.

Beneficial cultivations carried out prior to completionand growing crops planted prior to completion at thecost of seeds, fertilisers, sprays, pesticides and labourthereto. Where labour has been undertaken bycontract, then the actual cost shall apply. In all othercases, the labour charges shall be in accordance withthe CAAV costings.

All fertilisers applied to pasture land which has not beencut or grazed between application and completion shallbe taken over at cost price of fertilisers and labour atactual cost where undertaken by contract or inaccordance with the CAAV costings.

All remaining diesel and domestic fuel oil, feeding stuffs,fertilisers in store, shall be taken over at cost price.

All matters of valuation shall be carried out by Stagsacting upon behalf of the Vendors and Purchaser,whose decision shall be final and binding on both partiesand whose fees and expenses shall be paid in equalparts by each. All valuation monies shall be paid, bycleared funds, in the account of the agents or vendor,within 14 days of completion and shall otherwisetherefore carry interest at 5% above the HSBC Plc baserate applicable to the period.

There will be no claims for tenants’ rights matters andin the usual way no counter claim for dilapidations.

Sporting and Mineral RightsThe sporting and mineral rights insofar as they areowned are included with the freehold.

Fixtures and Fittings All fixtures and fittings, unless specifically referred towithin these particulars, are expressly excluded from thesale of the freehold.

Farm SaleThe vendor reserves the right to hold a farm sale byauction of live and deadstock on the property prior tocompletion.

Wayleaves, Rights of Way etc The property is sold subject to and with the benefit ofany wayleave agreements in respect of any electricity ortelephone poles, wires, stays, cables etc., or water ordrainage pipes etc., either passing upon, over or underit. The property is also sold subject to and with thebenefit of any public or private rights of way orbridleways etc.

Plans & Boundary FencesA plan, which is not to scale and is not to be relied upon,is attached to these particulars. Purchasers must satisfythemselves by inspection or otherwise as to itsaccuracy.

WarningFarms can be dangerous places. Please take carewhen viewing the property, particularly in the vicinity ofthe farm buildings.

DisclaimerThese particulars are a guide only and should not berelied upon for any purpose.

ViewingStrictly by appointment with Stags Farm Agency on01392 680059

DirectionsFrom the A35 junction at Raymonds Hill/Hunter’s Lodgejunction, take the B2165 signposted Crewkerne.Proceed along this road for about 3.3 miles, passing theDevon County and Dorset County signs. Take the firstturning on the right and continue for 0.5 miles and at thefirst junction, turn left signposted Whitchurch and aftera mile the entrance to Northay Farm is on the left handside.

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BuildingNo

Dimensions Description

1 16.85m x 6.68mFeed Store and Workshop: Steel frame with part concrete block and clad elevationsunder a clad roof. Sliding door.

2 10.18m x 19.03mOpen fronted livestock building: Steel construction with part concrete block and cladelevations under clad roof

3 22.16 m x 4.99m Calf Rearing Barn: Concrete block and stone construction under corrugated roof

4 8.52m x 3.57m Feed Store: Stone and block construction under corrugated roof with water tank

5 9.10m x 5.35m Livestock Barn: brick construction under corrugated roof

6 10.16m x 5.21m Isolation Pen and Mill Unit: Concrete block construction under corrugated roof

7 Feed Silo approximately 12 tonnes

8 Grain Silo

9

Dairy and Parlour: Concrete block construction under corrugated roof. Cotswold waterheater, hot water tank, 2 fan refrigeration units, two pumps, Fabdec bulk tank of 10,000litre capacity,12:24 Alpha Laval Herringbone parlour with in parlour feeders and feed binsin loft

10 Alpha Laval outside parlour feeder 4 units (redundant) and a 12 tonne feed silo

11 23.78m x 21.17mCovered Silage Clamp and Cubicle House: Steel frame with timber and concrete blockelevations under a clad roof. Approximately 35 cubicles

12 21.17m x 14.40mCovered Silage Clamp and Loose Housing: Steel frame with concrete block and timberwalls under clad roof

13 10.39m x 33.76mCovered Yard: Steel frame with concrete panel and timber clad elevations undercorrugated roof

14 Dung Store

15 Dung Ramp

16 22.80m x 13.30mCovered Silage Clamp: Steel frame with part concrete panel and timber walls with cladelevations under corrugated roof

17 19.56m x 36.61mCubicle House and Covered Silage Clamp: Steel frame with concrete block constructionpart clad elevations under clad roof. Approximately 115 cubicles

18Alpha Laval above ground dirty water tank approximately 200,000 gallons with hydrantsystem to the land

19 Former Chicken House

20Harpers Barn; A traditional stone barn with adjoining timber frame linhay in field number3368

21 Field Barn: Stone and brick construction in field number 3251

Farm BuildingsThe extensive range of buildings is shown on the buildings plan and are set out below (all dimensions are approximate)

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