West Berwick Farm Draughton, Skipton

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1 West Berwick Farm Draughton, Skipton

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3 West Berwick Farm, Draughton, Skipton, BD23 6DX For Sale by Private Treaty Likely to be of interest to Investors and Owner-Occupiers Fully equipped livestock holding extending to acres ( ha) in a ring fence Idyllic rural location with 360 panoramic views yet convenient for local and regional centres Tastefully refurbished four bedroom character detached farmhouse 198 sq m (2123 sq ft) Two substantial stone barns with potential to create additional accommodation (one with existing planning permission) Circa 4,493 sq m (48,363 sq ft) of modern construction buildings suitable for a variety of uses Basic Payment Scheme income of 27,866 per annum (based on exchange rate for 2017) Telecoms income of 12,440 per annum from two mast sites Free electricity from third party Wind Turbine Good rental potential

4 Skipton: approx. 4 miles Ilkley: approx. 5.5 miles Harrogate: approx. 20 miles Leeds: approx. 23 miles General West Berwick Farm is a substantial and well equipped livestock holding extending to hectares ( acres) in a ring fence situated in an idyllic rural location with panoramic views all round yet close to local amenities and with good connections to regional business centres. The farm is likely to be of equal interest to investors and owner-occupiers alike, with a sympathetically refurbished four bedroom farmhouse which is sufficiently remote from the main production buildings as to provide an independent country residence. There are two substantial stone barns which would create characterful additional residential accommodation (subject to the necessary consents) and current scheme and third party rental income of over 40,000 per annum before income from the farm is taken into account. Situated in the Gateway to the Yorkshire Dales, with the popular market town of Skipton only 4 miles away, Ilkley less than 6 miles and with good connections to Leeds, Bradford and the major business centres of the North, West Berwick Farm is ideally located for those with farming or business interests. As an investment the farm presents a potentially Inheritance Tax free wrapper and would also be ideally suited to those looking to acquire CGT rollover relief.

5 The Farmhouse Constructed of stone under a stone slate roof, this characterful farmhouse occupies an enviable location at the entrance to the farmyard with panoramic views across Chelker Reservoir to the rolling hills beyond. The property was fully refurbished by the current owners in 2010 and now provides well laid out family accommodation over two floors with the benefit of sealed unit double glazing and oil fired central heating throughout. The layout of the property is shown on the floor plan attached. The house enjoys a south westerly aspect and sits within its own enclosed garden areas to three sides with scope to extend into the adjoining stone barn which currently provides useful residential storage. The Farm Buildings West Berwick Farm benefits from a substantial range of farm buildings which are well suited to the production requirements of the holding and are capable of being put to a variety of uses. Traditional Buildings: Identified by letters C & D on the block plan included, there are currently two substantial stone barns on the property, both of which have potential for conversion to create additional residential or holiday accommodation. Building D, The Granary, has an extant planning permission granted in 2008 for conversion to provide a live/work unit. However, planning policy has moved on substantially since the permission was granted and we consider there would be ample scope to create a straightforward residential conversion under current policy guidelines. Modern Construction Buildings: Providing approximately 4,493 sq metres (48,363 sq ft) in total, the modern construction buildings were originally constructed with cattle and sheep housing in mind but have now been adapted by the current occupiers for cattle, sheep, bed & breakfast pigs and free range hens. A full description of the buildings is included on the schedule overleaf and by reference to the block plan. The advent of new permitted development rights for business re-use would also create further opportunities. The Land Situated within a ring fence and running from 130 metres to 228 metres (425 ft to 750 ft) above sea level, the land comprising West Berwick Farm incorporates a useful mix of productive meadow and pasture interspersed with amenity woodland parcels. The farmstead itself is well located on a plateau in the middle of the intensively utilised grazing and mowing fields with established internal tracks providing good all weather access to the parcels further afield. The land is bounded by predominantly drystone walls in good condition with some internal post and wire fences. All of the land is well watered through a combination of natural and borehole supplies which means it can be stocked efficiently in its individual field parcels. The current occupiers have run a mixed farming system including bed & breakfast pigs and free range hens which has benefitted the natural fertility of the farm due to the plentiful supply of high quality organic manures. Basic Payment Scheme West Berwick Farm is registered with the Rural Payments Agency under the Basic Payment Scheme. All of the land is classified as Disadvantaged within the Less Favoured Area. According to the copy BP5 form seen, the farm had a registered eligible area in 2017 of hectares. The payment yielding from the farm in 2017 equated to 27,866 before FDM. The BPS entitlements are not included within the sale but can be made available by separate negotiation. For the avoidance of doubt, the proceeds from the 2018 BPS will be retained by the Vendor. Environmental Stewardship Scheme The farm is not currently within any Environmental Stewardship Schemes although would be eligible for a Mid Tier Stewardship Scheme should that be of interest to potential purchasers.

6 Telecom Masts West Berwick is sold subject to and with the benefit of two leases, brief details of which are set out in the schedule below. Tenant EE Ltd Hutchison 3G UK LTD Current Rent 6, per annum (reviewed 3rd December 2015) Rent review Term Every 3rd anniversary to open market value/rpi (upwards only) 20 years (commencing on the 12th May 2003) Ingoings Where appropriate, the purchaser will be required to take over any gathered produce and stocks in store at valuation in addition to the price agreed. Such sum to be negotiated as part of the sale process. Easements, Wayleaves & Rights of Way The land is sold subject to and with the benefits of all rights of way, water drainage, water courses and other easements and quasi or reputed easements and rights of adjoining owners (if any) affecting the same and all existing and proposed wayleaves and other matters registered by any competent authority. A public footpath and a public bridleway cross the land. Viewing The property can only be viewed by appointment with the Selling Agents. Please contact our office by telephone or by chloe.dolphin@wbwsurveyors.co.uk Tenant Cornerstone Telecommunications Infrastructure Ltd The Pannal to the Nether Kellet gas pipeline crosses the north-eastern extent of the farm as demarcated with white posts on the boundaries. Current Rent 6, per annum Rent review Term Wind Turbine West Berwick is sold subject to a lease in favour of Harmony Energy Ltd which commenced on 31 May 2012 for a term of 20 years. It is understood that West Berwick Farm benefits from free electricity generated from the turbine whilst Harmony Energy Ltd retain any Feed in Tariffs or other subsidy payments. Tenure We understand the property is freehold and will be sold with the benefit of vacant possession, save for the leasehold interests identified. Every 5th anniversary to RPI (upwards only) 25 years (commencing on 25th August 2015) A Yorkshire Water Aqueduct crosses the western extent of the farm. Boundaries The repairing responsibilities for the boundaries are shown with T marks (where known). Prospective purchasers must make their own enquiries to satisfy themselves in this respect. Services The farm has the benefit of mains electricity, private borehole water supply and the Farmhouse has foul drainage to a septic tank. Council Tax West Berwick Farmhouse is within Council Tax Band D. The amount payable in the current tax year is 1, Sporting and Mineral Rights The sporting and mineral rights are included in the freehold sale in so far as they are owned.

7 Building Ref Description Approximate Dimensions A Livestock accommodation. Steel Portal frame, concrete floor, part block walls with Yorkshire boarding to eaves and central feed passage. 18.2m x 26.5m B Loose box. Concrete block construction with Yorkshire board cladding under corrugated roof. 6.1m x 5.4m C Traditional Building - workshop, Stone under stone slate roof x 5.7m D Traditional Granary - Stone under stone slate roof. 13.4m x 6.8m E Bull Pens. 3 no. pens of block construction. 9.6m x 8.5m F Livestock accommodation. Twin Pitch steel portal frame, block walling with part corrugated clad and part Yorkshire boarding. Part slated and part concrete floor. Adapted for B&B Pig housing. 33.2m x 21.6m G Livestock accommodation. Steel portal frame, part block walling with Yorkshire boarding and concrete floor. Adapted for B&B Pig housing. 42.7m x 14.0m H Livestock accommodation. Steel portal frame with Yorkshire boarding. Part slated floor, part concrete floor, adapted for laying hens. 60.4m x 23.8 I Livestock accommodation. Monopitch shed of concrete block construction and Yorkshire boarding with slatted floor. 28.4m x 5.8m J Livestock accommodation. Steel portal frame with part block walling with Yorkshire boarding. 27.4m x 21.6m K Lean-to 26.2m x 4.3m L Livestock accommodation. Steel portal frame with part block walling and Yorkshire boarding. 28.9m x 9.56m

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10 Local Authority Craven District Council 1 Belle Vue Square Broughton Road Skipton BD23 1FJ Tel: Website: Information Pack More detailed information as regards the existing leases and other details around the property is available on request. Offers The property is offered for sale as a whole at a guide price of 1.8 million. To make an offer or discuss any technical questions, please contact David Claxton or Adam Winthrop on or david.claxton@wbwsurveyors.co.uk adam.winthrop@wbwsurveyors.co.uk Details prepared: July 2018

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12 WBW Surveyors Limited Skipton Auction Mart Gargrave Road, Skipton North Yorkshire BD23 1UD T: F: E: