MANOR HOUSE FARM high worsall, yarm

MANOR HOUSE FARM high worsall, yarm, ts15 9pw

Four bedroom farmhouse

Traditional farm buildings with consent to develop 4x dwellings

Modern farm buildings

Productive Grade 3 farmland

In all about 173.8 acres (70.3 Hectares)

For sale by private treaty as a whole or in three lots

Yarm: 3 miles u Darlington 13 miles u Northallerton: 13 miles (All distances are approximate)

Savills York River House, 17 Museum StreetYork, YO1 7DJ wdouglas@savills.com07714 307987savills.co.uk

SituationManor House Farm is situated close to the River Tees on the fringe of North Yorkshire. Surroundings are predominantly arable fields interspersed with attractive woodlands and shelterbelts, there is a handful of further dwellings which make up the hamlet of High Worsall, north of the farm.

The farm has excellent transport connections, being only 2.3 miles from Yarm railway station with good links to the East Coast Mainline, from which some services to London Kings Cross take less than 3 hours. The A19 trunk road (5 miles to the east) provides access to Thirsk, Middlesbrough and onwards to the A1 and York. North of the farm, Teesside International Airport is only 8 miles away.

DescriptionManor House Farm is a versatile mixed farm with farmhouse, traditional farm buildings with planning consent for development and over 170 acres of Grade 3 soils. The farm has been run by the outgoing tenants as a traditional arable and beef unit with cereal crops and grass ley rotations.

The farmstead sits in the center of the holding adjacent to a deserted medieval village and church which the ownership surrounds. The land is accessed from Church Lane and the B1263 which follows the southern boundary of the farm.

Manor House FarmhouseManor House farmhouse sits off the farm entrance with a separate access and parking area, the property is detached, red brick with tile roof and surrounded by gardens and an orchard. Ground floor accommodation includes porch, WC, utility, kitchen with range of fitted units, pantry, dining room and sitting room. Both the dining and sitting rooms have open fires and large windows, which make for light living spaces. First floor accommodation includes four bedrooms and a family bathroom. The property has oil fired central heating and would generally benefit from some updating and improvement, but makes for a well-proportioned family home with a pleasant elevated outlook and garden, opening to the farmland.

Traditional buildings To the immediate west of the farmhouse is an extensive range of traditional farm buildings, brick built with pantile and fibre cement roofs, historically these have been used for stabling, grain, livestock and machinery storage. Many of the buildings are double height with mezzanines, and include some wonderful historic features, such as brick archways, enclosed courtyards and foldyards. The buildings have obvious potential for redevelopment and benefit from a live approved planning consent to redevelop into four spacious rural dwellings.

Planning consent The traditional farm buildings benefit from a planning application (Ref. No: 20/00530/FUL) to redevelop.

‘Demolition of modern buildings at the site and the change of use of traditional agricultural buildings to facilitate the development of up to 4 no. dwellings and associated garages and gardens’.

All application details can be found on the Hambleton District Council Planning website using the reference above.

Sill: 830Head: 1930

Sill: 830Head: 1930

Sill: 830Head: 1930

Kitchen

Kitchen

Kitchen

Kitchen Dining

Dining

Living

Dining

Dining

Living

Sitting

Living

Living

Sitting

Hall

Hall

Hall

Hall Pantry

Guest bed/Study

Ensuite

Utility/ WC

Bathroom

Bed 1

Bathroom

Bed 2

Bed 3

Dressing Ensuite

Dressing

Void

Bed 1UtilityEnsuite

Bed 1

Bed 2

Bed 3

Ensuite

Bed 3

Dressing

Utility

Bed 2

Bed 1

Ensuite

WC

Bed 4Bed 2Bed 3

Lobby

UtilityEnsuite

Bathroom

UNIT C - 4 bed203 m2

UNIT D - 3 bed180 m2

UNIT A - 4 bed222 m2

UNIT B - 3 bed144 m2

Unit D Garage

Unit A Garage

Visitor carparks

Unit C Garage

Unit B Garage

Visitorcarparks

Proposed Ground Floor Plan1:200@A3

Proposed Upper Floor Plan1:200@A3

N

Modern farm buildingsSouth and west of the traditional farm buildings is an modest range of modern buildings arranged around a concrete and hardcore yard.

General purpose buildings (18.4m x 21.5m) steel frame, corrugated steel and fibre cement roof, Yorkshire boarding to the eaves, Dutch barn style open sides, block walls to part and concrete floor. Additional lean-to (7m x 13.8m), Dutch barn, steel frame with steel corrugated roof and concrete floor.

Cattle housing (21m x 45.5m) Large steel portal frame building, fibre cement roof and Yorkshire boarding, block walls, concrete floor, external feed barrier with concrete feed apron.

Cattle housing (27.9m x 10m) Atcost concrete frame building, fibre cement roof and side sheets, block walls, concrete floor, external feed barrier with concrete feed apron.

Note: some modern farm buildings will require demolition as part of the planning consent for development of four residential dwellings in the traditional farm buildings.

LandThe farmland lies in a ring fenced block surrounding the farmstead and divided by a single track public road. Many fields have direct road access to Church Lane or frontage to the B1264. The land very gently undulates but for the most part is flat at around 25-50 metres above sea level.

The land is classified as Grade 3 under the MAFF Provisional Agricultural Land Classification. The soils are from the Crewe series, common to the locality and described as a clayey and fine loam, suitable for cereals and grassland. The farm has supported a typical cereal and shot term grass ley rotation in recent years.

The land is bound by mature hedgerows and small wooded areas which make for a very attractive setting.

St Johns Church and GraveyardSt John’s church and churchyard sit within field 4625, forming part of a wider Scheduled Monument, being a deserted medieval village. Despite its current condition the church is not formally closed. The surrounding churchyard is closed to further burials.

The Parochial Church Council, Diocese and Church Commissioners are working to formally close the church. Following closure, the Church Commissioners are required to carry out a statutory period of public consultation under the provisions of the Mission and Pastoral Measure 2011 to enable the church and churchyard to be appropriated to “monument” use so that they can be conveyed to the purchaser of the land surrounding.

Rights for public access to the closed church and churchyard will be reserved over field 4625, linking from the existing public footpath which crosses field 4625 east-west close to the southern boundary of the churchyard. This is marked brown on the sale plan with lettering A-B.

General InformationRights of Way, Easements & WayleavesThe 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, public footpaths and bridleways cross the farmland. Rights of way will be reserved for public access to the remains of St Johns Church, as marked A-B in brown.

ServicesMains electricity, mains water supply and private drainage.

Designations and RestrictionsField 4625 is a Scheduled Monument (List Entry Number: 1019065) Medieval settlement and associated field system and post-medieval chapel, adjacent to Manor House Farm.

Local AuthorityHambleton District CouncilCivic CentreStone CrossRotary WayNorthallertonNorth YorkshireDL6 2UU

Subsidies & GrantsThe land is registered on the Rural Land Registry and sold with the benefit of Basic Payment Scheme (BPS) Entitlements. The Entitlements are currently held by and have been claimed in 2021 by the outgoing tenants. It is intended Entitlements will be transferred to the purchaser(s) in readiness for the 2022 claim.

Sporting RightsThe sporting rights are included in the sale insofar as they are owned.

MineralsThe vendors except all mines and minerals from the sale, with surface searching and underground working powers only.

Sale ConditionsNumber of residential units in the farmyard (Lot 1) is to be limited to the one existing dwelling plus conversion of the traditional buildings to a maximum of four units.

Tenure and IngoingThe freehold of the farm is offered for sale with vacant possession, crops will be established for the 2021/2022 growing season by the outgoing tenant, the purchaser(s) will be required take over the crops at the valuation figure set by the selling agents.

VATVAT is payable in addition to the purchase price on the non-residential elements 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.

Council TaxBand B

Energy Performance CertificateEPC E

Method of sale and guide pricesManor House Farm is offered for sale by private treaty as a whole or in three lots, offers for part may be considered. All prospective purchasers are encouraged to register their interest with Savills as soon as possible.

Lot 1 (red) – Manor Farmhouse - traditional range of brick built farm buildings with planning consent for 4x dwellings, modern farm buildings and two grass paddocks. In all 3.76 acres – guide price £595,000.

Lot 2 (blue) – Land South of Manor Farm – Grade 3 arable land in a single block with access from Church Lane bound by the B1264 to the south – In all about 116.51 acres - guide price £885,000

Lot 3 (green) – Land to the west of Manor Farm – Grade 3 arable (29.2 acres) and grassland (24.6 acres) subject to designation as a Scheduled Ancient Monument, in all about 53.55 acres – guide price £320,000

The guide price of the whole of Manor House Farm (173.82 acres) is £1,800,000

Nearest Post CodeTS15 9PW

ViewingStrictly by appointment through the selling agents Savills York.

Health and SafetyGiven 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.

Date of InformationParticulars prepared – August 2021Photographs taken – May 2021

ReferenceWD/JM/210831

Lot Number Field Number Hectares Acres Land use 2021 2020 2019 2018

Lot 1 (red) Farmstead 1.52 3.76 Farmhouse, buildings and paddock n/a n/a n/a n/a

Lot 2 (blue) NZ3809 8519 10.20 25.20 Arable Winter Wheat Winter Wheat Grass Winter Barley

NZ3808 8853 17.02 42.06 Arable Winter Barley Spring Barley Winter Barley Winter Wheat

NZ3908 0971 12.60 31.13 Arable Winter Wheat Winter Wheat Grass Winter Barley

NZ3908 0196 6.95 17.17 Arable Winter Wheat Winter Wheat Grass Winter Barley

Misc. 0.38 0.94 Woodland and arable

47.15 116.51

Lot 3 (green) NZ3809 5701 11.03 27.26 Arable Winter Barley Spring Barley Winter Wheat Grass

NZ3809 6413 1.01 2.50 Arable Winter Barley Spring Barley Winter Wheat Grass

NZ3809 4625 (part) 9.45 23.35 Grassland (Scheduled Monument) Grass Grass Grass Grass

Misc. 0.18 0.44 Woodland and arable

21.67 53.55

Total 70.34 173.81

Savills York River House, 17 Museum StreetYork YO1 7DJwdouglas@savills.com 01904 617800

savills.co.uk

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. Purchasers must satisfy themselves by inspection or otherwise. 21/09/28 WD

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.