Norfolk Conservation Farm & Wildfowl Shoot For Sale

High Fen's wonderful wildfowl shoot has previously been reviewed by GunsOnPegs and we'd encourage you to read the review here.

Introduction & Description 

As part of the property’s Countryside Stewardship agreement, which guarantees an annual income of £67,466 until 2024, what was once arable land has been transformed to species rich grassland, interspersed with splashes and reed beds and managed through sensitive grazing and management of water levels. With over 160 species of native, migratory and endangered bird species visiting, nesting and residing at High Fen, the property has gained national recognition as an ornithologically important site in conjunction with low-input grazing land supporting a successful livestock operation.

Situation & Access

High Fen is accessed via a private, farm track, leading off a country lane north of the village of Methwold. The track runs throughout the property, providing access to the farmhouse and agricultural buildings. The property is located 2.5 miles west of Methwold village, approximately 12 miles east of Downham Market and 14 miles north west of Thetford. Brandon rail station is within 6.5 miles of High Fen and offers direct services to Cambridge (38 minutes) and Norwich (45 minutes).

The Environment

High Fen is an oasis for over 160 bird species, attracted by a diverse habitat. The reversion of the once intensive arable holding to grassland, management of water levels and creation of numerous splashes and other habitat features has transformed High Fen from a species poor monoculture to an award winning and nationally acclaimed holding offering a variety of microhabitats and secure nesting grounds that continue to attract ever more diverse populations of, in particular, wildfowl and waders. Notable among the many species sighted at High Fen, are the Lapwing, Lesser Redpoll, Stone Curlew and Crane and Mute, Whooper and Bewick’s Swans. With new species being sighted each year, it is anticipated that ongoing management would further promote the property as a habitat for a wide variety of species. With the British Trust for Ornithology undertaking regular surveys and having established strong working relationships with Natural England and local conservation trusts, High Fen is now well recognised as site of international importance for breeding and
migratory birds.

High Fen Farmhouse

Set in a prominent, elevated location centrally within the holding, the farmhouse enjoys commanding views over the farm. High Fen Farmhouse is a five-bedroom dwelling offering 2,321 square foot of accommodation over three storeys. The house, built by the current owners under planning consent (ref: 07/00081/F) secured in 2007, is subject to an Agricultural Occupancy Condition. There is substantial parking space adjacent to the house. A garden laid to grass surrounds the property on three sides. Paddocks abut the garden to the east of the farmhouse and the west of the driveway.

Ground Floor
The property benefits from alternative entrances; a main door leading to a high-ceilinged entrance hall leading to both living room, the kitchen and upper storeys; while a side door gives direct access to the ground floor w/c and utility room and to the fitted kitchen/dining room with an electric Aga and underfloor heating and French doors leading to the rear garden.

Upper Floors
A staircase from the entrance hall leads to the five bedrooms; three of which, including the ensuite master bedroom and dressing room, are located on the first floor with the family bathroom. A further two dormer bedrooms are located on the second floor.

Outbuilding
A large two-storey outbuilding (totalling 1,719 square feet), garage and open store/car port is located adjacent to the house. Part of the ground floor of the outbuilding is currently used as the farm office, while the first floor offers living accommodation. The outbuilding has potential for various alternative uses, including offering an opportunity to extend the property’s living accommodation by constructing a link to connect the outbuilding to the farmhouse (subject to planning).

Services and Utilities

The property has private drainage and water is supplied from a private bore hole and offers oil fired central heating and mains electricity. The agricultural buildings are provided with three-phase electricity.

Agricultural Workers Dwelling

The site benefits from planning consent (ref: 14/01070/F) for a three-bedroom agricultural workers dwelling.

The Land

The farm comprises an array of large, well fenced, flat fields interspersed with ditches and drains (including those of the Internal Drainage Board), accessible via the main drive and tracks. The majority of the land is classified as Grade 2 with soils including Adventurous 1 (a fen peat); Isleham 2 (a drift and peat) and Reach (chalky drift) and has previously been used for a variety of vegetable, bulb and cereal cropping. The Vendors have entered a Countryside Stewardship Scheme over the majority of the holding, for arable reversion to wet grassland, with nesting wader supplement, alongside which cattle and sheep are grazed. Land outside the Scheme is currently used as paddock land or for feed production.

The Shoot

The farm has a wonderful wildfowl shoot which, with careful management, can produce a few spectacular days each year. Those with wildfowling experience will understand the conservation aspects of this sort of shoot and therefore, this farm is not primarily sold as a shooting property. You can read a review by GunsOnPegs on a previous day at High Fen.

Farm Buildings

A range of farm buildings and livestock infrastructure, including:

• General purpose building
• 400 ewe lambing shed
• Galvanised Steel modern livestock building consisting of:
  • Open-sided cattle barn holding up to 60 fattening cattle
  • Seven modern cattle handling pens
• 200 head open cattle yard
• Stable block.

Common Agricultural Policy and Environmental Stewardship

Basic Payment Scheme

268.99 hectares of Basic Payment Scheme entitlements will be included in the sale. The 2017 BPS claim has been submitted by the Vendors, who will retain the Basic Farm Payment for 2017. The Vendors will make reasonable endeavours to transfer the entitlements to the Purchaser(s) on completion, subject to RPA approval. The Purchaser(s) will indemnify the Vendors against any non-compliance from the date of completion until the 2018 claim is submitted.

Countryside Stewardship Scheme

High Fen currently receives £67,466 of annual Entry and Higher Level Stewardship payments. The Agreementlasts until 2024. Please refer to the site plan for the parcels subject to the Countryside Stewardship Scheme and the Data Room for further details.

Further information, including the Countryside Stewardship Agreement, is available via an online Data Room. Please contact the selling agent for access details.

Method of Sale

The freehold interest is offered for sale by Private Treaty.

Tenure

The Property is available freehold with Vacant Possession upon Completion of Sale.

Designations

The site is located within the Countryside, outside of the defined Settlement Boundary and is not subject to Green Belt designation. It is within a ground and surface water Nitrate Vulnerable Zone.

Registered Title

The Property is registered under the following Title numbers: NK284523; NK307158.

Outgoings & EPC Rating

High Fen Farmhouse is Council Tax band D, with £1,682.30 payable 2017/2018.

Drainage Rates of £7,093.82 (to year ending 31 March 2017).

The farmhouse has an Energy Efficiency Rating of C.

Wayleaves, Easements, Covenants & Rights of Way

The property will be sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way whether or not disclosed. The property has Wayleave agreements for overhead electricity cables and BT lines. The Purchaser(s) will be deemed to have full knowledge and will have satisfied themselves as to the provisions of any such matters affecting the property.

Planning

The property is within Kings Lynn and West Norfolk Borough Council. Planning Policy for the region is governed by the Kings Lynn and West Norfolk Borough Council Core Strategy, adopted in 2011. The site is located within the Countryside, outside of the defined Settlement Boundary and is not subject to Green Belt designation. The farmhouse at High Fen was secured under Planning Application 07/00081/F (‘Construction of farmhouse and office’) and the agricultural workers dwelling under Planning Application 14/01070/F (‘Construction of an agricultural workers dwelling’). Both applications were granted subject to Agricultural Occupancy Conditions, details of which can we seen in the respective Decision Notices in the Data Room.

Fixtures & Fittings

A full schedule of equipment and fixtures and fittings excluded from the sale, or subject to separate negotiation, is in the Data Room.

Tenant Right

In addition to the purchase price, the Purchaser(s) will be required to take over and pay to the Vendors the full amount of the ingoing valuation for any bagged or wrapped silage, hay or straw at market value and, in addition, any stocks of consumable stores, fertiliser, fuel, oils and other stores at market price.

Timber, Mineral and Sporting Rights

Timber, mineral and sporting rights are included in so far as they are owned.

Boundaries

The Vendors and the Vendors’ agent will do their best to specify the ownership of boundary hedges, fences and ditches but will not be bound to determine these. The Purchaser(s) will have to satisfy themselves as to the ownership of any boundaries. Detailed formal identification of the boundary will be forthcoming through the legal process.

Plans, Areas and Schedules

Plans attached to the particulars are based upon the Ordnance Survey National Grid and are for reference only. The Purchaser(s) will be deemed to have satisfied themselves of the land as scheduled.

Health and Safety

Given the potential hazards of a working farm and its associated machinery and animals we would ask you to be as vigilant as possible for your own personal safety when making an inspection of this property, particularly around the farm buildings, livestock and birds.

VAT

In the event that Value Added Tax is or becomes payable in respect of the Property or assets sold, the Purchaser(s) in addition to the consideration will pay to the Vendors the full amount of such Value Added Tax.

Viewings

Please telephone the Bidwells Rural Agency Team on 01223 559352 / 01223 559136 to register for a viewing and additional information. Interested parties must be accompanied on site at all times, as organised by prior appointment and in the presence of an employee of Bidwells and/or the Vendors.

Guide Price

The Guide Price is £5,400,000 (Five Million, Four Hundred Thousand Pounds) for the whole.

Agent’s Notes

For clarification Bidwells LLP wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. These particulars do not form part of any offer or contract and should not be relied upon as statements or representatives of fact. Bidwells LLP has no authority to make or give in writing or verbally any representation or warranties in relation to the property. The plan and acreages use gross acreages taken from the Ordnance Survey sheets and are not suitable for the preparation of Single Payment Scheme forms. Measurements of distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. No assumptions should be made that the property has all necessary planning, building regulation or other consents. Bidwells LLP has not carried out a survey, nor tested the services, appliances or facilities. Purchasers shall be deemed to have full knowledge of the state and condition as to the ownership of any tree, boundary or any part of the property. Purchasers must satisfy themselves by inspection or otherwise. In the interest of Health & Safety, please ensure that you take due care when inspecting the property. 

Wildlife Photography by Paul Bennett (c)pcb photography. The photographs in these particulars were taken in May 2017. Any fixtures, fittings or equipment shown are not necessarily included in the sale.