PORTH GWYLAN - Fastly...Porth Gwylan was acquired by the National Trust in April 1982. Up until 2017...

Vision & Lettings Particulars – Porth Gwylan

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PORTH GWYLAN

Vision & Particulars


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Contents 1. The Opportunity 2. What are we looking for? 3. Background to the National Trust and to Porth Gwylan 4. Vision for Porth Gwylan - New Ideas and Approaches 5. The Land 6. Management Restrictions and rights 7. Buildings and infrastructure 8. Skills and resources 9. Tenancy and applications 10. Miscellaneous information


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1. The Opportunity The National Trust invites management proposals and tenders for the tenancy of Porth Gwylan to help create an exemplar farm that demonstrates how nature friendly farming can benefit land, nature and the people that inhabit it. The farm is offered on a 10-year Farm Business Tenancy from 1st March 2020 (or earlier by agreement) Porth Gwylan is an attractive coastal small holding on the Lleyn Peninsula extending to 21.88 hectares (approximately 54 acres) with a fully refurbished three bedroomed farmhouse & range of farm outbuildings. 2. What are we looking for? We’re looking for individuals who have an interest in managing this attractive and recently improved coastal small holding as an exemplar nature friendly farm by combining sensitive land management and conservation practices with agriculture for the principal benefit of nature. This will help to transform Porth Gwylan, achieving what we call ‘High Nature Status’, where the land is rich in wildlife and farmed sustainably. You will need to have experience and enthusiasm for the challenges of running a nature friendly farming system within the current climate. You’ll bring a willingness to work in true partnership with us, in accordance with our nature conservation aims and objectives. Your ideas and drive will make a success of the holding and achieve the required outcomes. 3. Background to the National Trust The National Trust is an independent conservation and access charity which cares for special places across England, Wales and Northern Ireland. We are supported by some 5 million members and circa. 60,000 volunteers. We are one of Europe’s leading conservation bodies and one of the largest landowners in the UK, managing approximately 255,000 hectares of land for the benefit of the nation. The National Trust manages land to achieve an array of objectives ranging from the protection of historic landscapes and features to creating and managing wildlife habitats, with sustainable farming an important mechanism. Conservation of biodiversity and landscape has always been part of the Trust’s charitable purpose. The National Trust is committed to delivering “sustainable land management, meeting society’s needs today while keeping land and its resources in good condition for ever, for everyone”


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Background to Porth Gwylan Porth Gwylan forms part of the National Trust’s Snowdonia and Llyn portfolio. It is situated approximately one and a half miles to the west of the village of Tudweiliog and 7 miles south west of Nefyn on the North coast of the Lleyn Peninsula. The property lies within the Lleyn Area of Outstanding Natural Beauty. Porth Gwylan was acquired by the National Trust in April 1982. Up until 2017 the farm was let and managed as a small dairy holding. During the last 2 years, the Trust has carried out substantial improvements at the holding which have included upgrading the farmhouse; alterations and improvements to the farm buildings; and significant investment in the farm infrastructure. In addition to these improvements, the Trust has also undertaken changes to the overall management of the land at Porth Gwylan. The introduction of herbal leys offer potential for soil and botanical health improvements along with animal health advantages together with an ongoing reduction of costs due to the reduced reliance on artificial inputs. Spring sown cereals have also been planted in several fields to improve the soil structure, reduce phosphate levels and introduce greater diversity to the range of habitats on the farm for the benefit of nature. 4. Vision for Porth Gwylan The National Trust has reviewed the priorities for delivery of its charitable purpose in the 21st century and these are captured in our new strategy ‘Playing Our Part’ published in 2015 (see www.nationaltrust.org.uk/documents/national-trust-playing-our-part.pdf). Our strategic objectives for Porth Gwylan will include maximising the potential for biodiversity including:

• Moving all existing coastal and boundary habitats to favourable condition and creating new areas of valuable wildlife habitat.

• Ensuring that all our land is of ‘High Nature Status’ – this is about making sure the

areas that wildlife use are well managed, better linked together, where a ‘network’ of habitats are joined up across whole landscapes.

• Increasing the variety and range of species supported and the structural diversity of

habitat.

• Holistically manage (areas and timing) grazing by livestock around the holding.

• Protecting and conserving the archaeological and cultural heritage and features of the property.

• Engaging with the public, and welcoming access to promote the Trust’s conservation

objectives and increasing knowledge of land management practises


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• Protecting soil structure, and managing water and carbon storage. • Provide a model of ‘High Nature Status’ farming in the Lowlands

New Ideas and Approaches We are not providing a detailed prescription of how these objectives will be delivered as we do not want to constrain applicants. We want to hear about your objectives and ideas, which will help determine how we go forward. We recognise that delivery of some desirables may impact others on the wish list. The infrastructure and facilities currently on the farm may also not be adequate to support all desired management practices. We are however keen to see what applicants feel they will be able to deliver and open the conversation on investments that may be needed to make it a reality. Some initial ideas might include:

• High Nature Value Farming approach • Payment for outcomes approach as is being trialled by the National

Trust on Lleyn. • Taking on some responsibility for identifying, monitoring and reporting

of species found and habitat and heritage features condition. • Adding value to produce and exploring new markets and production

opportunities. • Diversification of income streams either on or off the holding. • Public access, engagement and educational visits to promote

conservation farming. • Improving the character of the farmstead and developing ideas for

future uses of the traditional buildings. • Delivery of wider public goods, such as water and carbon storage.

The Trust recognises that a tenant may need or want to supplement their income off the holding and this will not be a barrier to applicants. However, the delivery of the required land management outcomes must not be prejudiced by these other activities and applicants must be able to demonstrate how the various activities will work to benefit Porth Gwylan. Priorities would be to put in place a High Nature Value farming system, based on cattle and occasional sheep. The farming system would have nature as its priority, not production but the productivity of the farm would be efficient and resilient. Within this network of habitats, areas that have the potential to be particularly species rich will be sensitively managed to allow them to flourish and become more diverse. Many of these gains will be achieved through determining suitable grazing and livestock management, supported by targeted areas of new habitat creation


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These changes won’t happen overnight, and we don’t expect you to achieve them alone, but we intend to start as we mean to go on. For the right tenant we hope this will be a long-term partnership with our team of rangers and specialists who will work alongside you and support you on this venture. 5. The Land The area proposed to be included in the letting is shown edged red on the attached plan together with a schedule of field numbers, areas and classifications. The land extends to approximately 21.88 hectares (54 acres) including the coastal slope. The cropping system on the holding is now diversified and includes permanent pasture along the northern perimeter and the coastal slope on the western side of the holding. In recent years, the coastal slopes have been deliberately grazed more intensively by cattle at certain times of the year to reduce the dominance of the long, ‘thatchy’ grasses so that the numbers and varieties of wildflowers can flourish. Herbal/multi species leys have been introduced in two of the fields closest to the farmstead which include grass, herbs and legumes. This crop was established to assist with soil health and structure by introducing deeper rooting plants to reduce compaction whilst the legumes within the mix will lead to an improvement in the fertility of the soil given its nitrogen fixing quality. The herbal mix is also known to be beneficial to livestock health. CATTLE GRAZING HERBAL LEY HERBAL LEY Several fields have also been sown with a crop of spring barley so that the current high level of phosphate within the soils can be reduced before being re-sown with a species rich meadow mix and managed as hay meadows. The barley stubble has been retained unsprayed over the winter months for the benefit of birds and mammals such as hares. The aim in these fields is to create traditional hay meadows once the phosphate levels have been reduced sufficiently.


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A buffer zone comprising of indigenous tree species has been planted on the northern boundary of the holding and the adjoining farm (not National Trust) to reduce the risk of any soil erosion/leaching into the brook running alongside the property boundary. Drainage work around the perimeter of some fields has also been undertaken whilst several new concrete water troughs have been strategically located around the farm and connected to the mains water supply.

Field Schedule

Field No Reference Area Current Land Cover Desired Land Cover SH 21368072 2.09 ha Grazing/Silage Grazing/Silage SH 21367178 0.96 ha Grazing/Silage Coastal grassland reversion SH 21368275 0.13 ha Buffer zone Buffer Zone SH 21366770 0.42 ha Spring Barley (Sept 2019) Species rich meadow SH 21366387 0.25 ha Grassland - Coastal slope Grassland - Coastal slope SH 21364362 3.43 ha Grassland - Coastal slope Grassland - Coastal slope SH 21368363 0.43 ha Yard, House and Buildings Yard, House and Buildings SH 21367956 2.07 ha Multi species herbal ley Multi species herbal ley SH 21367060 1.86 ha Multi species herbal ley Multi species herbal ley SH 21366061 1.83 ha Multi species herbal ley Multi species herbal ley SH 21365266 1.21 ha Spring Barley (Sept 2019) Species rich meadow SH 21367242 1.53 ha Spring Barley (Sept 2019) Species rich meadow SH 21365344 3.04 ha Multi species herbal ley Multi species herbal ley SH 21364149 1.92 ha Spring Barley (Sept 2019) Species rich meadow

Other 0.71 ha Track Track Total 21.88


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6. Management Restrictions Coastal Slope

• No cultivation • No inputs (Liming, FYM or fertilizer) or pesticides • No supplementary feeding • Cattle grazing from March; stock exclusion 1st April-mid July.

Species Rich Meadow

• No drainage • No inputs (liming, FYM or fertilizer) • No cultivation • No pesticides • No supplementary feeding

Multi species herbal ley and Grazing/Silage

• Low inputs to meet crop need • No poaching/soil erosion

Basic Payment Scheme The land is already registered by the Trust with Rural Payments Wales for BPS under the 2019 SAF submission. Porth Gwylan is let without BPS entitlements and the successful applicant will be responsible for submitting the 2020 SAF application. It is recognised that due to Brexit there is uncertainty going forward regarding the future of BPS and Stewardship payments and the details of any replacement scheme/payments that may or may not be introduced. Should the holdings future income vary significantly as a result, the Trust acknowledges that rental agreements and management will need to be revisited to reflect changes and new opportunities. Agri-environment scheme Porth Gwylan is not currently subject to any agri-environment scheme. We expect to work with the new tenant on their application to the next available round of Glastir Advanced or equivalent scheme should the opportunities be made available by Welsh Government.


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Woodlands/buffer zone The Trust has recently planted up and fenced off an area along the northern boundary of the holding (SH 2136 8275) as a buffer zone. The responsibility for the management of the buffer zone will remain with the Trust for the duration of the agreement. Sporting Rights Reserved by the National Trust. Mineral Rights Reserved by the National Trust. Statutory Designations None Public access A public footpath runs up through the farmyard via the track from the direction of the coastal slope. The Wales Coastal Path also traverses along the coastal slope just to the north west of the holding. Wayleaves and Easements The holding is let subject to all existing easements and wayleaves. Boundaries The tenant will be responsible for the repair and maintenance of all boundaries, gates, posts and stiles in accordance with the tenancy agreement and accompanying plan. Bee Keeping licence The Trust has consented to a local bee-keeper to erect several bee-hives on the eastern boundary of SH 2136 8072 on an annual licence. The current licence will expire on the 5th of July 2020. Value Added Tax VAT will be charged on the tendered rent.


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Tenancy in-going payments As a condition of the letting, the successful applicant will be required to purchase from the National Trust a quantity of 192 wrapped bales of silage harvested and baled in June 2019. The bales have been stacked and stored within the farmstead and will be valued for sale on the commencement of the tenancy. There are no other in-going payments. Right of Way The first section of the farm track between the council road and the NT Omega sign for Porth Gwylan is owned by a third party. The National Trust and the occupiers of Porth Gwylan have a right of way at all times and for all purposes with or without vehicles and animals along this section of track. The tenant will be responsible for the shared cost of maintaining the track according to use. 7. Buildings and infrastructure The Farmhouse A detached 3 bedroomed dwelling constructed in the 19th century but since extended, with rendered elevations and slate roof, the farmhouse has recently been refurbished and upgraded by the Trust to include partial re-roofing; the installation of a new oil-fired central heating system; new kitchen and bathroom and complete re-decoration. The property will also be re-carpeted throughout before the commencement of the tenancy. The accommodation includes: Ground Floor Porch Sitting Room (3.8m x 3.2m) Kitchen (3.1m x 3.65m) with cream base and wall units; single drainer sink unit with mixer tap; cooker point and fixed cooker extractor fan. Utility Room with separate Cloakroom (overall 2.7m x 2.85m) and housing the new Grant Vortex Eco central heating boiler; hot water cylinder cupboard; heating control panel and access to roof void. Lounge wood burner with slate hearth; under stairs storage area; door to front porch leading out to enclosed garden currently laid to lawn.


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KITCHEN UTILITY ROOM First Floor Landing with access to roof void Bedroom 1 (Double) 3.5m x 3m Bedroom 2 (Single) 2.5m x 2.1m Bedroom 3 (Double) 4.3m x 3.8m with access to roof void Bathroom with vanity unit and wash basin; mirror; bath with shower above and shower screen; partly tiled surround; WC and heated towel rail/radiator. Outside Enclosed garden to the front and side currently laid to lawn. A 1200 litre bunded oil tank with a post and rail enclosure. Services Mains electricity, private drainage system; mains water supply; oil fired central heating system; telephone connection subject to usual BT regulations. Council Tax Payment of Council Tax will be the responsibility of the tenant. The farmhouse is currently rated within Band D and the standard charge levied by Gwynedd Council for the 2019/20 financial year is £1669.49. EPC EPC Rating: E


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Traditional Farm Buildings Vernacular Range of farm buildings constructed circa 1950s of rendered brick elevations and pitched slate roof and comprising:

a) Electricity/switchgear building. b) Former Dairy. c) Former Milking Parlour. d) Feed store with steel staircase to first floor Granary. e) Cowhouse No 1 with stalls for 8, leading through to f) Loose Box 1, leading through to g) Cowhouse No 2.

This range of outbuildings is in reasonable structural condition but of limited use for modern agricultural purposes apart from storage. The Trust would be interested in discussing diversification proposals and opportunities for alternative uses for these buildings with interested applicants. Modern Farm Buildings


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Comprising of a combination of traditional buildings and more modern structures, the buildings are situated within the farmstead and currently comprise the following:

1. Detached Loose Box of rendered elevation and slate roof with enclosed open yard to the front and currently containing cubicles. Concreted floor and in-built feed trough.

2. Smaller Cubicle Shed of Corrugated iron construction and concreted floor.

3. Loose Box with part concrete block walls, part corrugated iron and concreted floor with in built feed trough.

4. Larger Cubicle Shed – constructed of corrugated iron (roof and elevation) and currently containing cubicles. Partly grooved concrete floor with concreted collecting yard to the front.

5. Adjoining Outbuildings (currently with cubicles), feed barrier with separate fodder store of corrugated iron roof and elevation and part concreted floor.

(Please note the Trust will be carrying out alterations to this building prior to the commencement of the tenancy to include removing the cubicles, creating a central feeding passage, concreting the floor and installing removable concrete panel sections around the perimeter of the building. The refurbished building will be expected to accommodate approximately 20 cows).

The tenant will be expected to conserve and protect features of historical interest from harm or alteration and would need to seek written permission from the National Trust prior to undertaking any alteration, modification or additions to any buildings. Livestock Handling Facilities & SSAFO Please note there are no existing livestock handling facilities, farmyard manure storage or slurry storage facilities at Porth Gwylan.


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Farm Boundaries Most of the farm boundaries have been renewed during the last two years as have the farm gates and gate posts. The boundaries include several earth banks and stone faced ‘cloddiau’, some of which have been recently repaired whilst others have been newly created to provide additional habitat and shelter. 8. Skills and Resources Essential • Willingness to work in partnership and collaboration with the National Trust. • Ideas and enthusiasm to make a success of Porth Gwylan and the required outcomes. • A keen interest in and if possible experience of achieving similar objectives elsewhere. • Evidence of a sound financial base to provide the necessary working capital. • Full understanding and appreciation of the requirements, responsibilities, administration and challenges of running a farm business in the current climate. • Full understanding of Cross Compliance, Code of Good Agricultural Practice and agricultural support schemes requirements. Desirable • An understanding and experience of adding value to a farm business through diversification. • Experience of managing and delivering agri-environment agreements and other environmental projects.


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9. Tenancy and applications The Tenancy, What are we offering? 1. Agreement: The agreement will be in the form of a standard National Trust

Farm Business Tenancy. A draft copy will be available for inspection on the Viewing Day and also at the Ysbyty Estate Office until the Closing Date for applications. 2. Term: The holding will be let for a 10-year period with effect from the 1st of

March 2020 (or earlier by agreement). 3. Break Clause: The agreement will include a break clause in favour of either

party effective on the 5th anniversary of the term date, subject to providing at least 12 months’ written notice in advance. 4. Rental Payments: Rent will be payable by the tenant half yearly in advance on

the 1st of March and 1st of September in each year with the first payment becoming due on the 1st of March 2020. 5. Rent Reviews: The National Trust reserves the right to conduct rent reviews

of the property to open market value on the third and sixth anniversary of the commencement date

6. Insurance: The National Trust will be responsible for the building insurance.

The tenant will be responsible for insuring tenant’s contents, fixtures and fittings and Public Liability Insurance (the latter to a minimum of £5mn). 7. Repairing Liability: Full details are contained in the draft tenancy agreement. 8. Assignment and sub-letting: There will be no right to assign, sub-let or part

with possession of the whole or any part of the holding. Viewing the Farm Interested parties may inspect the farm strictly by appointment. A Viewing day will be held on the following date: Wednesday the 16th of October 2019 between 10:00 am and 3:00 pm. All Applicants should telephone Reception at The Ysbyty Estate Office on 01690 713300 to confirm their attendance before the Viewing Day.


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All applicants and visitors must register their attendance with the Rural Surveyor on arrival at the farm. Applicants wishing to inspect the holding must be in possession of a copy of the Letting Particulars and will be permitted to inspect the farmhouse, outbuildings and walk the farm unaccompanied. National Trust staff will be present on the Viewing Day to answer any questions. We recommend that you allocate up to 2 hours to fully inspect the land (and buildings). Application & Tender Process Applicants for the Tenancy of Porth Gwylan must inspect the Holding before submitting a Tender. All applications should be submitted using the prescribed application forms which are to be signed, marked as Private & Confidential and posted or hand delivered to the following address: Porth Gwylan FARM TENDER National Trust Ysbyty Estate Office Dinas Betws y Coed LL24 0HF The deadline for receipt of all applications is 12 noon on Friday 1st November Please note that the National Trust does not bind itself to accept the highest or any tender. The Trust shall not accept tenders from applicants who have not visited the Farm on the viewing day. Applicants should provide all relevant additional information required to substantiate and justify proposals. Applicants should complete full budgets and cash flow projections for their proposals in addition to being willing to provide details of their financial resources. Interviews Shortlisting will be based upon the tender submissions and applicants will be notified by telephone whether they are to be invited for interview or not. Interviews are expected to be held around mid-November. Full details will be provided to each applicant nearer the time.


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It is envisaged that the tenancy will be offered to the successful candidate shortly after the interview (subject to receiving satisfactory references) with occupation commencing as soon as possible thereafter or as agreed between the parties. 10. Miscellaneous information The farm is accessed along a minor road leading off the B4417 Nefyn to Llangwnadl main road and then along a privately-owned farm track.

OS Grid Ref: SH 218366.

Post Code: LL53 8PB

Disclaimer

The purpose of these particulars is to be used only as a guide hence meaning that it does not comprise or form part of any offer or contract. All descriptions, dimensions, references to condition and necessary permission for use and occupation are given in good faith and are believed to be correct but any intending tenant should not rely upon then as statements of representations of fact and must satisfy him/herself by personal inspection or otherwise of the correctness of each item. No responsibility can be accepted for any expense incurred by an applicant in inspecting the property and preparing submissions, irrespective of whether it is let or withdrawn.


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PORTH GWYLAN - Fastly...Porth Gwylan was acquired by the National Trust in April 1982. Up until 2017...

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Transcript of PORTH GWYLAN - Fastly...Porth Gwylan was acquired by the National Trust in April 1982. Up until 2017...