Shannock Farm

Productive and well equipped Cheshire Investment Farm


Description

Shannock Farm is a versatile holding that benefits from productive quality land, with mature woodland and shelter belts creating a strong amenity feel. The farmstead is extensive having previously carried a significant dairy herd, but following a change of farming direction the tenant has focused on the rearing of youngstock in these buildings. The majority of the land is down to temporary grass leys, with a rotation of barley being grown on the holding most years. Farm yard manure is applied back to the land improving soil quality. The farmstead sits to the northern boundary of the holding and is accessed via a track directly from Giantswood Lane leading past the farmhouse and to the farm buildings.

Shannock Farmhouse - Shannock Farmhouse is an attractive detached brick built property with a slate tile roof. The property is inhabited by two generations and divided by internal doors to create separate living spaces. The property extends to approximately 2,600 sq ft. The ground floor includes a living room with log burner, dining area that leads to a galley kitchen; through a door is access to the main farmhouse kitchen and living area along with small office. There are two staircases, one at the entrance to the house and a second one in the utility room enabling the different generations to live independently. Upstairs in total there are 5 bedrooms and a living area that could be used as a bedroom if desired. There is one family bathroom, with a bath and shower over, WC and hand basin, with a further small shower unit being located in the living area.

The property has a lawn garden to the north with a range of mature trees enclosed by a hedgerow. To the west of the farmhouse is a small brick built outbuilding that houses a dog kennel and at present provides general storage.

Traditional Farm Buildings - A large L shape of two storey traditional red brick farm buildings with slate tile and corrugated cement fibre roof in a courtyard adjoining the house. These are used for a mixture of purposes by the tenant including storage, workshop and a games room. These buildings offer scope for development to alternative uses subject to planning permission being granted.

Farm buildings - Immediately south of the farmhouse are the significant agricultural buildings. These are livestock focused with a number of large well ventilated buildings and a large area of concrete that drains into the slurry lagoon. The buildings run to the south and are all interconnected allowing ease of movement of livestock between the buildings. The buildings are predominantly constructed from steel frames, Yorkshire boarding, cement fibre roofing and roof lights. To the front of the old cubicle housing and silage pits is a large canopy with a concrete floor. There is a further open fronted building that was erected by the tenant and is classed as a tenant’s fixture. They currently use this as storage for their machinery and other implements.

Land - The farmland lies in a ring fenced block running to the south of the farmstead. The land is divided in two via a steep wooded bank that runs east to west, with water courses flowing through to the River Dane. The land lying below the bank adjoins the river and is accessed via a track. In total the farm extends to 148.96 acres, there is 113.51 acres of pasture and arable land, with the remaining land comprising buildings, woodland, ponds and part of the River Dane.

The land runs from a height of 90 metres dropping to 65 metres by the River Dane. The land is classified as a mix of Grade 2 and Grade 3 land under the MAFF Provisional Agricultural Land Classification. The soils are freely draining and slightly acid sandy soils, suitable for a variety of crops including combinable and root crops if desired. The farm has supported a typical rotation that would be expected of a dairy farm which is predominantly temporary grass leys with combinable crops rotating round the land.

Location

Shannock Farm is situated in the heart of the Cheshire countryside. The farm was previously operated as a dairy holding, however, in recent times dairy youngstock rearing has become the principal business to operate from the farm. Surroundings are predominantly pasture with some arable fields interspersed with attractive woodlands and shelterbelts. The River Dane borders the land and forms the southern boundary of the farm.

The farm has good transport connections, being only 8 miles from junction 18 of the M6 motorway which provides access to the north and south of the UK and the cities of Liverpool and Manchester. Crewe train station lies 15 miles to the south west, from which some services to London Euston take less than 1 hour and 40 minutes. Congleton benefits from a train station that provides direct trains to Manchester and Macclesfield.





Acreage: 148.96 Acres

Directions

Nearest Postcodes: Farmhouse – CW12 2JN


Additional Info

Tenure- The farm is let on a secure agricultural tenancy agreement granted pre 1984 and regulated by the Agricultural Holdings Act 1986. The tenant is a first generation. The current rent passing is £19,300 per annum. We understand that a rent review notice has been served to take effect on 25th March 2023.
Rights of Way, Easements & Wayleaves - The property is sold subject to, and with the benefit of all existing wayleaves, easements and rights of way, public and private whether specifically mentioned or not. Local electricity lines cross the farmland on the pasture land adjacent to the River Dane. There is a public footpath to the west of the farm house that runs across the land down towards the river.
Services - Mains electricity, with three phase supply, mains water supply and private drainage Designations and Restrictions - The farm lies within a Nitrate Vulnerable Zone.
Subsidies & Grants - The agricultural land is registered with the Rural Payments Agency and the Basic Payment Scheme Payment is claimed and received by the tenant. We understand the tenant has applied for the Mid-Tier Countryside Stewardship Scheme across the farm, to commence in January 2023. The vendor is not party to any environmental stewardship schemes that the tenant has entered over the farm.
Sporting Rights - The sporting rights are included in the sale insofar as they are owned. The shooting rights are currently let to the tenant by way of a license for £1,250 per annum. The license may be terminated annually on the 1st February, by serving notice, 6 months prior to the term date. The topography of the land and location of the woodland provides good testing shooting across the farm.
Timber Rights - The timber rights are included in the sale insofar as they are owned.
Minerals - The vendors reserve all mines and minerals from the sale, with surface searching and underground working powers only.
VAT - VAT is payable in addition to the purchase price on the nonresidential element of the property, being the agricultural land and buildings. An apportionment of the price agreed will be made by Savills. For the avoidance of doubt, Stamp Duty Land Tax is payable on the total price of the property including VAT. All offers will be assumed to have been made on a VAT exclusive basis unless otherwise stated.
Method of sale - Shannock Farm is offered for sale by private treaty as a whole, prospective purchasers are encouraged to register their interest with Savills as soon as possible.
Viewing - Strictly by appointment through the selling agents Savills Lincoln & York. The farm is being sold subject to the existing tenancy agreement and has an ongoing business operating, which will remain unaffected by the sale. It is not proposed to allow internal inspection of the residential properties until preferred bidders are identified. Please respect our vendor’s tenants and do not view independently.
Health and Safety - Given the potential hazards of a working farm we would ask you to be as vigilant as possible when inspecting the farm for your own personal safety, in particular around the farm buildings, drainage, ditches and livestock.

Marketed by: Savills, Lincoln