Manor Farm & White Ollands Farm - Whole

MANOR & WHITE OLLANDS FARM
Manor and White Ollands Farm is a high quality irrigated arable farm, and is of the Wick 2 and 3 and the Burlingham 1 soil series and is classified as Grades 2 and 3. Manor Farmhouse is the principal property and has extensive accommodation, along with a substantial range of traditional buildings which could be suitable for alternative uses subject to the necessary consents. The farm buildings are situated around Manor Farm, and include an 850 tonne potato box cold store The land has grown potatoes and has been let in accordance with the cold store in the past. The former owner, Richard Waddingham, was both a farmer and conservationist who worked tirelessly to restore the 40 or so ponds on the farm which resulted in exceptional aquatic bio-diversity. He won several awards for his conservation work including in 2016 a national award from the Wildlife and Wetlands Trust. He was something of a pioneer, combining profitable commercial farming with his passion of conservation. This approach inspired a range of academic research and positive media interest - further information can be found at manorfarmbriston.co.uk. With the
legacy left by Richard Waddingham
and the scientific recognition of the
ecological value of the ponds, they
are a superb asset to have going into
the new ELMS scheme. The farm has excellent field sizes, and all of the arable land can be irrigated via two boreholes, one for Lots 1,2 and 3 (90,000 metres cubed) and a separate bore hole for Lot 4 (30,000 metres cubed). There are separate abstraction licences for each borehole and there are ring mains that cover all the lots.

Lot 1
Manor Farm, stabling, traditional buildings, cold store, paddocks, ponds, irrigated arable land. About 89.81 acres (36.35 hectares)
Manor Farmhouse is an attractive Grade II Listed period property offering comfortable family accommodation, which could do with modernisation. To the north of the farmhouse is a stable courtyard, which leads into other traditional barns and buildings, formerly used as workshops, stores and agricultural use. The land is situated to the north of the Fakenham Road and incorporates four good-sized arable fields along with two grass paddocks adjacent to the farmstead, which could be suitable for equestrian use. Lot 1 forms an interesting small residential farm in its own right, and offers an opportunity to create an income via the traditional buildings (subject to the necessary consents).

The grass paddocks have been grazed on an informal basis by the Graves family in the past.

Manor Farmhouse is a two-sided farmhouse (dual Pile) with double hipped roof and is of five bays on West elevation and four bays on the East. It has a tiled roof with black glazed pantiles on the western side. The house is believed to date from the 17th Century, with later additions and alterations. The house has good ceiling heights throughout, and of particular note is the reception hall with York stone flooring, and the dining room, which has an inglenook fireplace with exposed brickwork and beams. The sitting room has picture rail, working shutters and an open fireplace, and there are sash windows along the western elevation. The accommodation is well laid out, with a high degree of flexibility and the two staircases giving access to the six bedrooms emphasise this. The bathrooms need updating, and there is potential to convert the substantial attic space to further accommodation, subject to necessary consents. The house is particularly light and airy and there is a fine utility room/larder with some charming features. There is potential to combine the kitchen and breakfast room subject to the necessary consent. The kitchen has an electric Aga and the house has plenty of storage and a cellar.

The main garden for Manor Farmhouse is to the west, and is walled, laid to lawn and is bordered by attractive flower and shrub borders along with some evergreen trees and shrubs which help to add to the privacy and seclusion. There is a small orchard, and some particularly fine roses. On the eastern side of the house there is a parking and turning area, which is adjacent to some well stocked flower beds and shrub borders. From this driveway there is access to the traditional barns and outbuildings, however there are two further accesses to the farm buildings, one to the east of the farmhouse and one to the west. These two concrete roadways give access to a large area of concrete hardstanding, and the range of traditional farm buildings which are extensive. These have been well maintained and are principally of brick elevations under tiled roofs, interspersed with some more modern buildings. There is significant potential to convert the traditional buildings at Manor Farm, Briston, and a prospective purchaser is encouraged to make their own enquiries with North Norfolk District Council. There is a stand alone potato cold store, which can hold about 850 tonnes of potatoes in boxes. This is currently used as a box store and is about 4800 sq ft.

The arable land in Lot 1 is of the Wick Series and is all able to be irrigated via a ring main. The bore hole for lots 1, 2 and 3 is situated adjacent to Manor Farmhouse and the water is under an abstraction licence with an annual limit of 90,000 meters cubed per year, with more information available from the agent. The land has been cropped traditionally with oilseed rape, wheat, barley, sugar beet and potatoes forming the bulk of the rotation. There are no footpaths or third party rights of way over the land.

Lot 2
Arable land with irrigation 68.04 acres (27.54 hectares)
Situated to the west of Lot 1, the land comprises two good size fields, both of which can be irrigated from the ring main, extending to about 68.04 acres. There are some ponds within the fields and access is from the Fakenham Road. Please note that an area to the south of Lot 2, adjoining Fakenham Road will have the rights reserved by the vendor to potentially accommodate a small roundabout on the Fakenham Road. More details are available from the agent. There are no footpaths or third party rights of way across the land.

Lot 3
Arable land with irrigation , woodland and a redundant traditional barn with potential for conversion 207.08 acres (83.8 hectares)
Lot 3 can be accessed either from the north along the track which emanates from Wellington Road and Hillside in Melton Constable. The purchaser will have an all-purpose right of way over this track. The land can also be accessed via Briston and Ridlands Road to the east, and spurring off from Ridlands Road is Hazelwood Lane, which gives access to the land and the redundant traditional barn with planning potential. The arable land can all be irrigated via the ring main with a number of hydrant points. At the centre of Lot 3 is Briston Gorse, a mature mixed woodland, which is a haven for wildlife and has been managed commercially. This is a mixture of deciduous species sown in alternate rows with a softwood nurse crop. Ridlands Wood has also been managed commercially. There are a number of ponds throughout Lot 3, including pond 10 in the southwestern corner, which houses a broad bio-diversity of aquatic wildlife. Towards the southern part of Lot 3, but situated relatively centrally is a single storey traditional redundant agricultural building, formerly a cattle yard. This has significant potential for conversion to residential and would make a superb dwelling, subject to planning permission being granted. It is of brick and flint elevations under a pantile roof and has a walled courtyard. There are two fields currently down to grass, and these have been let to a local grazier on an annual licence. The arable land has been cropped in the past with sugar beet, potatoes, wheat, barley and oil seed rape in a traditional rotation. There are some delightful hedges, and wildlife, and Lot 3 would be suitable for a small shoot. There are no footpaths or rights of way across the land. There is a right of way from Ridlands Wood to the west along the track to the public highway.

Lot 4
White Ollands Farm comprising 3 bedroom farmhouse with agricultural tie, pole barn, farm building, arable land with irrigation. 156.87 acres (63.48 hectares)
White Ollands Farm sits on the eastern edge of Briston, bordered by the Fakenham Road to the south and the Edgefield Road to the north. Access to the farmhouse and centre of the farm is via the Edgefield Road.

White Ollands Farmhouse is a 3 bedroom detached farmhouse of brick elevations under a tiled roof, which was built in 1983 and has an agricultural tie. The house has been occupied by a former farm worker, who is a protected tenant, however, they are in the process of moving and therefore we are endeavouring to offer vacant possession. Please speak to the agent for more details. The house is south facing and has charming views over the surrounding farmland and countryside. On the ground floor there is a sitting room, dining room, kitchen, utility, wc and entrance porch along with a single garage. Upstairs there are 3 bedrooms and a family bathroom. There are delightful views, especially from upstairs over the surrounding countryside. The house could do with some updating, and has two fireplaces, one of which operates a back boiler which heats the hot water and some of the radiators in the house. The farmhouse is served via a residential borehole and has mains electricity and a private drainage system. There is a hybrid heating system, but no full time central heating.

To the south-east of the house is a pole barn used for straw and hay storage, and to the south-west of the farmhouse is a 3 bay open fronted general store. The residential borehole and pump house is just to the south of this building. The pole barn stores hay/straw that belongs to a third party. Holdover may be required until this is removed. The same person grazes the meadow in front of the farmhouse on an informal basis. The arable land at White Ollands has its own irrigation and ring main, and the pump house is further to the south from the farmhouse. There is an abstraction licence with a 30,000m³ annual limit. The land is of the Wick 3 series and has been cropped with wheat, oil seed rape, barley, sugar beet and potatoes in the past. To the south of the farmhouse is a grass paddock, which would be suitable for equestrian use.

The driveway and track that heads off in an easterly direction is designated as a road used as a public path (RUPP). There are numerous ponds, and the field sizes and shapes are suitable for modern commercial farming.

White Ollands Farm presents an attractive small residential farm in its own right, which is rare in this part of north Norfolk.

GENERAL

Method of Sale
By private treaty as a whole or in 4 lots.

Tenure
Lot 1 – freehold with vacant possession subject to the contract farming agreement and subject to Albert Bartlett having a licence to store potatoes in the cold store. The paddocks are grazed on an informal basis.
Lot 2 – freehold with vacant possession subject to the contract farming agreement and subject to the eastern field which is let to Albert Bartlett for the growing of potatoes.
Lot 3 – freehold with vacant possession subject to the contract farming agreement and the annual grazing agreement with Mr Gower Smith.
Lot 4 – freehold with vacant possession subject to the contract farming agreement and the protected tenants in White Ollands Farmhouse, who are due to give vacant possession. The meadow in front of the house is grazed on an informal basis and the pole barn is used to store straw.

Services
Lot 1 – Manor Farmhouse – private water supply via bore hole, mains electricity, private drainage. Electric Aga

Lot 4 – White Ollands Farmhouse – private water supply via borehole, private drainage, mains electricity.

Wayleaves, Easements and Rights of Way
The property is being sold subject to and with the benefits of all rights including rights of way whether public or private, light, support, drainage, water and electricity supplies and any other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not. It should be noted that on Lot 4, White Ollands Farm, a road used as a public path (RUPP) exists heading down the driveway and then heading east out across the farm and also in a southerly direction to the Fakenham Road. There is no public vehicular access. Lot 3 will benefit from a right of way over the track from central Melton Constable accessed via Wellington Road and Hillside to the northern part of Lot 3. There is also an assumed right of way over Hazelwood Lane from Ridlands Road to access the southern part of Lot 3. In the event that Lots 1, 2 and 3 are sold separately the relevant rights will be issued to access the borehole to the north-west of Manor Farmhouse.
There is a right of way from Ridlands Wood to the west over the track to the public highway.

Basic Payment Scheme
The basic payment scheme entitlements are relevant to the land offered for sale are included. The vendor will use reasonable endeavours to transfer the entitlements to the purchasers as soon after completion as the transfer rules allow.

Environmental Schemes
The farm is not entered in to any environmental schemes.

Holdover
The vendor reserves holdover for the lifting of the sugar beet crop and for the lifting of the potatoes.

Contract Farming Agreement
The arable land is farmed under a contract farming agreement, please speak to the agent for more details.

Potato Land and Cold Store
The eastern field of Lot 2 and the cold store are let to Albert Bartlett and it is planned that the new owner(s) will take over these agreements. The potato store rent is set at £30/box per 9 month period. Rent is paid typically on 838 boxes.

Sporting, Timber and Mineral Rights
Included in the freehold sale so far as they are owned.

Fixtures and Fittings
All items usually regarded as tenants fixtures and fitting and equipment are specifically reserved from the sale.

Energy Performance Certificates
Manor Farm: Grade II Listed – not applicable
White Ollands Farm: Band E

Council Tax
Manor Farm: Band G
White Ollands Farm: Band C

Transfer of Undertakings Protection of Employment (TUPE)
There are no employees and TUPE will not apply.

Local Authority
North Norfolk District Council.

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

Irrigation
Manor Farm has an abstraction licence under number 7/34/04/*G0057 for spray irrigation for 96,500m3 via a borehole from April to September inclusive.

White Ollands Farm has an abstraction licence under number 7/34/04/*G/0084A/R01 for spray irrigation via a borehole for 30,000m³ per year from April to September inclusive.

Exchange of Contracts and Completion
A 10% deposit to be payable on exchange of contracts with the balance of the purchase price payable on completion. The completion date to be by arrangement.

Early Entry
The purchasers to be granted the right of early entry on fields cleared of the 2022 harvest after exchange of contracts for cultivation and crop establishment of the 2023 harvest.

Ingoing Valuation
It is the intention the arable fields will be left to stubble following harvest and there will be no ingoing valuation. However the vendor will reserve the right to charge for cultivations, crop husbandry, seed, fertilisers, manures and sprays at contract and invoice cost if it is necessary to establish the 2023 harvest crop.

Solicitors
Mills & Reeve, Norwich for the attention of Dawn Chapman and Deanna Blythe.

Anti-Money Laundering
In accordance with the Anti-Money Laundering Regulations 2017, once an offer has been accepted the purchaser(s) will be required to provide proof of identity and address prior to the instruction of solicitors.

Viewings
Strictly by appointment with the selling agents.

Health and Safety
Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection.

Manor Farm and White Ollands Farm, Briston comprise a high quality arable farm situated in North Norfolk, about 4 miles South of Holt, the popular Georgian market town with a number of independent shops, and Gresham’s School. The North Norfolk Coast, much of which is designated as an Area of Outstanding Natural Beauty, is about 6 miles to the north and offers a wide variety of leisure and recreational pursuits along with some fine restaurants and public houses. Manor and White Ollands Farm are situated on the edge of Briston, a vibrant and well served large village with amenities including H V Graves, a renowned butcher, baker and general convenience store, a co-op with post office, and the Three Horseshoes public house which features in the 2020 good food guide. Briston also has a primary school and the neighbouring Melton Constable, which blends into Briston, also has a number of amenities, including a garage, M & M Rutland, an award winning butcher and a store.

Marketed by: Strutt & Parker, Norwich