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Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate) SNOWDEN CLOSE, Gilsland, Brampton, CA8 7DQ An excellent residential and stock farm extending to about 653 acres (264 hectares) in area and including a four bedroom farmhouse (EPC=F), with an extensive range of farm buildings with over 400 acres of silage ground and improved pasture and 200 acres of good hill grazing. For Sale by Private Treaty as a Whole or in Two Lots GUIDE PRICE: £1.95 Million for the Whole
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Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

May 03, 2018

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Page 1: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles

(All distances approximate)

SNOWDEN CLOSE, Gilsland, Brampton, CA8 7DQ

An excellent residential and stock farm extending to about 653 acres (264 hectares) in area and

including a four bedroom farmhouse (EPC=F), with an extensive range of farm buildings with over

400 acres of silage ground and improved pasture and 200 acres of good hill grazing.

For Sale by Private Treaty as a Whole or in Two Lots

GUIDE PRICE: £1.95 Million for the Whole

Page 2: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

Situation Snowden Close is situated in a rural area of north Cumbria, close to

the Northumberland border, and about 20 miles north east of Carlisle,

25 miles and 40 miles west of Hexham and Newcastle respectively

with the local towns of Brampton and Haltwhistle lying 10 miles to the

south west and 10 miles to the south east respectively. The position of

the property is shown arrowed and circled on the attached Location

Plans.

Description Snowden Close is a well-equipped residential and stock farm

extending to about 653 acres (264 hectares) which is offered for sale

by private treaty as a Whole or in Two Lots.

Lot 1 is shown edged in red and coloured in pink on the attached Sale

Plan and extends to about 449.36 acres (381.86 hectares) in area. It

comprises a traditionally built four bedroom farmhouse with scope to

extend the accommodation into the adjoining barn range, an extensive

range of farm buildings and adjoining grassland which is conveniently

situated in a ring fence around the farmsteading. The farm is bisected

by the King Water and the river itself and the wooded banks lie in a

Site of Special Scientific Interest and add to the amenity and sporting

value of the property.

Lot 2 is shown edged in red and coloured in yellow on the Sale Plan

and it is made up of one large enclosure of good hill grazing extending

to about 203.49 acres (82.35 hectares) in area. This Lot has potential to

be planted for forestry subject to obtaining the necessary consents.

Farming System Snowden Close is a mixed beef and sheep rearing enterprise. The farm

currently runs a suckler cow herd of about 80 cows with heifers being

sold at 18 months old and bullocks fattened off the grass. A flock of

650 Swaledale ewes are crossed with a Leicester tup with the ewe

lambs sold in September and wether lambs fattened. Approximately 80

acres (32 hectares) of land is cut annually for silage.

The size and shape of fields are suited to modern farming techniques

and they are well fenced and dyked for livestock and watered either

from drinking troughs or from natural supplies. The fields are easily

accessible off the access road to Snowden Close or to the adjoining

Highstead Ash or off a network of farm tracks running off this access

road.

Amenities There are primary schools at Lees Hill and Gilsland which lie 3 miles

to the south west and 3 miles to the south east of the farm respectively.

Gilsland also has a hotel, tea room and public house and there is a

good range of services and local shops, including a secondary school,

in Brampton and a full range of services in Carlisle. The Scottish

Border Country, Lake District National Park, Kielder Forest and

Reservoir and Hadrian’s Wall are all within easy reach of the farm and

there are livestock auction marts at Longtown, Carlisle and Hexham.

Page 3: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

Lot 1

The farmhouse, buildings and adjoining land extending to 449.36

acres (181.86 hectares) as shown outlined in red and coloured in

pink on the Sale Plan

Guide Price £1.6 Million

The Farmhouse This is centrally located within the farm and faces south west and

enjoys attractive views over the land. It is traditionally built of stone

with dressed quoins under a pitched slate roof with a white painted

front elevation. It has the benefit of uPVC double glazing to all but

one store room window with an oil fired ‘Essse’ in the kitchen heating

the water and radiators in most rooms. The two reception rooms then

have wood burning stoves installed in the fireplaces. There is also

scope to extend the farmhouse accommodation into the adjoining

traditional barn range which is presently used as a feed store.

Ground Floor

Hallway 8.17m x 1.90m max – with part glazed uPVC front entrance door,

doors off to sitting room, living room, back kitchen, dining kitchen and

rear hall, stairs to first floor and understairs cupboard.

Sitting Room 4.35 m x 4.17 m - with wood burning stove recessed into stone

fireplace and laminate floor.

Page 4: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

Living Room 5.00m x 4.26m max - with wood burning stove recessed into stone

fireplace with two built in cupboards with shelving and door to dining

kitchen.

Dining Kitchen 4.84m x 3.88m – part tiled with sink unit with single drainer, oil fired

“Esse” cooker, fitted wall and base units with worktops over and

electric cooker point.

Page 5: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

Back Kitchen 4.01m x 2.43m with sink unit with double drainer, wall cupboards,

electric meters, UV filter on water pipe and door to store room.

Store Room 4.01m x 1.30m with shelving and single glazed window.

Rear Hall 1.84m x 1.78m with door through to toilet and door to rear entrance

lobby.

Toilet 1.84m x 1.79m with W.C. and wash hand basin.

Rear Entrance Lobby 1.84m x 1.38m with uPVC rear entrance door and coat hooks.

First Floor

Landing 5.86 m x 1.91m with landing window, hatch to loft space and doors off

to four bedrooms and bathroom.

Bedroom One 4.47m x 4.23m max.

Bedroom Two 5.09m x 4.23m.

Bedroom Three 4.86m x 3.85m with fitted wardrobes along one wall.

Bedroom Four 4.01m x 3.85m.

Bathroom 2.84m x 2.84m with three piece white suite including panelled bath,

wash hand basin, W.C. and separate shower cubicle.

Outside

Garden Situated to the front of the house and mainly laid down to lawn with

beds and borders which are well stocked with plants and shrubs and a

vegetable plot.

Rear Yard With parking area.

Page 6: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

The Farm Buildings These provide good livestock housing and crop and machinery storage

space for a farm of this size and are as shown numbered 1 to 16 on the

Aerial Plan for the farmsteading attached to these particulars. In more

detail they comprise following:-

1. The Farmhouse as previously described in the particulars.

2. Traditional barn/feed store (9.24m x 4.64m internally) - built of

stone walls under a slate roof with two feed hoppers, one 10 ton

and the other 7 ton capacity, with redundant grain tower adjoining.

3. Silage barn (27.45m x 18.30 m approx)- steel framed with sheeted

roof and side cladding with reinforced concrete block/mass

concrete walls and concrete floor.

4. Cattle court (20.31 m x 7.64 m approx) - steel framed with sheeted

roof and side cladding and concrete block/mass concrete walls

below with concrete floor.

5. Covered slurry store (24.40 m x 12.20m approx)- steel framed with

sheeted roof and side cladding with reinforced mass concrete walls

below, concrete floor and fenced and gated concrete ramp down

into the store at one end.

6. Cubicle shed (44.22m x 12.81m approx)- steel framed with slate

roof, concrete block walls with sheeting above, concrete floor and

66 cubicles with calf creep area.

7. Cattle court (44.22m x 7.32m approx)- steel framed with part slate/

part sheeted roof, concrete block walls with cladding above and

concrete floor with feed trough along one wall.

8. Sheep shed (18.30m x 9.15m approx) - with concrete block and

stone walls and sheeted front with hardcore floor with cattle

handling area at one end with race (please note that the cattle crush

is not included in the sale nor is the adjoining tractor diesel tank).

9. Cattle court (18.3m x 9.15m approx) - steel framed and built of

concrete block walls under a slate roof with concrete floor and feed

barrier along one wall.

10. Workshop and machinery shed with former stables/general store

(18.30m x 11.59m and 7.32m x 4.88m approx) - with stone and

concrete block walls under a part slate/ part sheeted roof with

concrete floor, electric lights and sockets and two vehicular access

doors.

11. Stone barn (14.03m x 5.49m approx) - with stone walls, sheeted

roof and concrete floor.

12. Lean-to cubicle shed for 27 (20.43m x 6.10m approx) - timber

framed with sheeted roof and side cladding and concrete floor.

13. Traditional single storey range (14.64m x 5.49m approx) - built of

stone walls under a sheeted roof with stores and small workshop

for secure ATV storage.

14. Byre and stick shed with underground well (14.64m x 4.88m

approx) - built of stone walls under a slate roof with concrete floor,

and the well with pump in the stick shed providing a secondary

water supply.

15. Big bale storage pad with hardcore base providing storage for up to

700 bales.

16. Concrete sheep pens and livestock loading bay with dipper,

footbath and shedder/race.

Page 7: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)
Page 8: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

The Land This extends to 447.66 acres (181.16 hectares) in area and is almost all

in permanent grass with grazed wooded areas along the banks of the

King Water. It includes a number of useful small paddocks around the

farmsteading.

Lot 2

203.49 acres (82.35 hectares) of improved hill grazing as shown

outlined in red and coloured in yellow on the sale plan.

Guide Price £350,000

This is made up of one large enclosure of hill grazing which is watered

from natural sources and which is well fenced and dyked. If Lots 1

and Lot 2 are sold separately then the Vendor will erect a new fence

between field nos 27 and 28 on the Sale Plan.

General Remarks & Stipulations

Services The farmhouse and most of the buildings are served by mains

electricity with foul drainage from the house to a septic tank

installation. There is a private water supply to the house and buildings

from a spring in field no 28 on Lot 2. This is shared with the property

known as Highstead Ash which is situated adjoining and surrounded

by Lot 1. Maintenance of this supply is shared equally between the

parties from the source down to Highstead Ash with the Vendor

responsible for the cost of maintaining the service pipe from Highstead

Ash down to Snowden Close.

Tenure Freehold.

Mineral & Sporting The mineral rights and fishing rights are reserved to the lord of the

Rights manor and excluded from the sale. The shooting rights are included in

the sale in sofar as they are owned by the Vendor.

Council Tax Snowden Close farmhouse is assessed under Band F for council tax

purposes.

Entry & Vacant possession Entry and vacant possession of the property will be given upon

completion of the sale(s) at a date to be mutually agreed.

Basic Payment Scheme The land is all registered with the Rural Payments Agency as SDA

land and eligible for the higher payments under the Basic Payment

Scheme. The Vendor has submitted a claim under the 2017 Basic

Payment Scheme and this payment will be retained by him. 253.10

hectare units of SDA entitlement will then be transferred to the

purchaser(s) for their use in 2018 and thereafter upon completion of

the sale. The farm is not entered into any Countryside Stewardship

Scheme at the present time.

Ingoings The purchaser of Lot 1 will be required to purchase the silage in the

silage barn at valuation. There are no other ingoings.

Page 9: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

Vendor’s Solicitors Burnetts (Diane Barnes dealing) Montgomery Way, Rosehill, Carlisle,

Cumbria CA1 2RW. Tel: 01228 552222. Email [email protected]

Wayleaves, Easements The property is sold subject to and with the benefit of all reservations,

And Rights of Way servitudes, rights of way and other matters, whether public or private

and whether constituted in the title deeds or not. These include the

following;

The Vendor has the benefit of a right of way along the access track

from the public road to the farm boundary along the route marked A-

B on the Sale Plan and Location Plan 2. This is shared with other users

and maintenance liabilities are shared according to user. The owner of

Highstead Ash then has a right of access through the farm from point

B to Highstead Ash along the access track shown on Location Plan 2.

There is also a right of access along an access track from Highstead

Ash through Lot 2 to Dumblar Rigg but this is only a secondary access

to this property and has not been used for some time.

The Vendor also has the benefit of a right of way along the access road

through Highstead Ash along the route marked C-D–E on the Sale

Plan. There is also a right of way over the land to the west of the farm

to gain access to the public road along the route marked F-G-H on the

Sale Plan and Location Plan 2.

A Roman road known as the Maiden Way runs through the property

and this is shown marked on the Location Plans and registered as a

Scheduled Ancient Monument.

Two footpaths/bridleways cross the farm and these are shown marked

on Location Plan 2 but are little used.

The King Water and the adjoining wooded banks are designated as a

Site of Special Scientific Interest but trees falling into the river above

the bridge on the access road to Highstead Ash can be removed to

prevent damage to the bridge.

Offers Offers for the property as a Whole or for either of the Lots should be

submitted to C & D Rural at Lakeside, Townfoot, Longtown, Carlisle

CA6 5LY. Those parties wishing to be informed of a closing date for

offers should notify the selling agents of their interest as soon as

possible to ensure that they are contacted. The Vendor and the selling

agents do however reserve the right to sell privately without imposing

a closing date and do not bind themselves to accept the highest or any

offer.

Viewing Strictly by appointment through the sole selling agents. Tel: (01228)

792299 or email [email protected].

Floor Plans The floor plan of the farmhouse is provided for identification purposes

only and some measurements and room names may vary from those

provided earlier in these particulars.

Page 10: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

EPC A summary of the Energy Performance Certificate for Snowden Close

farmhouse is set out below and full details are available by email on

request or can be downloaded from our websites.

Details prepared 31st May 2017 RWS

Important Notice C & D Rural for themselves and for the Vendors/Lessors of this property, give you notice that:-

1. The mention of any appliances and or services within these particulars does not imply that they are in full and efficient working order.

2. The particulars are set out as a general outline only for the guidance of intending purchasers or lessees and do not constitute, nor constitute part of, an

offer or contract. 3. All descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given having taken all

reasonable steps to avoid misleading or committing an offence. Nonetheless, such statements do not constitute any warranty or representation by the

Vendor and are accurate only to the best of the present information and belief of the Vendor. 4. No person in the employment of C & D Rural has any authority to make or give any representation or warranty whatsoever in relation to this property

nor is any such representation or warranty given whether by C & D Rural or the Vendors/Lessors of this property.

Page 11: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

Floor Plan

Page 12: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

Schedule of Area

Areas taken from Rural Land Register digital maps and Promap

No on

Sale Plan

Field

Names

Description Acres Hectares

Lot 1

1 Front Field Silage/ Grassland 18.66 7.75

2 Ford Field Silage/ Grassland 16.58 6.71

3 Palmer Hill Field Silage/ Grassland 23.52 9.52

4 Wooden Bridge Silage/ Grassland 13.15 5.32

5 Big Meadow Silage/ Grassland 30.84 12.48

6 Penn Meadow Silage/ Grassland 9.29 3.76

7 Ash Meadow Silage/ Grassland 39.63 16.04 7.78

8 Holy Well

Meadow

Silage/ Grassland 17.52 7.09

9 - Woodland/Ungrazed

Bank

1.70 0.69

10 Midden Field Permanent Pasture 15.02 6.08

11 Eastside Permanent Pasture 46.31 18.74

12 Hoggs Field Permanent Pasture 26.64 10.78

13 Holy Well

Pasture

Permanent Pasture 17.17 6.95

14 Pasture Permanent Pasture 32.15 13.01

15 Back Pasture Permanent Pasture 21.77 8.81

16 Trencher Field Permanent Pasture 0.86 0.35

17 Binder Field Permanent Pasture 0.27 0.11

18 Roadside Permanent Pasture 1.21 0.49

19 Bull Field Permanent Pasture 4.15 1.68

20 Farthing Wood Permanent Pasture 0.64 0.26

21 Leicester Field Permanent Pasture 1.21 0.49

22 Stack Yard Permanent Pasture 0.64 0.26

23 - Woodland 0.32 0.13

24 - The Farmhouse and

Buildings

1.70 0.69

25 Low Fell Permanent Pasture 52.09 21.08

26 Riverside Permanent Pasture 37.88 15.33

27 Part Hill Permanent Pasture 17.89 7.24

Sub-total 449.36 181.86

Lot 2

28 Part Hill Hill Grazing 203.49 82.35

Sub-total 203.49 82.35

Total 652.85 264.21

Page 13: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)
Page 14: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)

‘General View of Lot 1’

‘General View of Lot 2’

Page 15: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)
Page 16: Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles ... Close/Snowden... · Carlisle 20 miles, Brampton 10 miles, Hexham 25 miles, Newcastle 40 miles (All distances approximate)