About this property

Detailed Description

HALL FARM, NORTHWOLD, NORFOLK, IP26 5LG

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IN ALL APPROXIMATELY 118 HECTARES (292 ACRES)

FOR SALE BY PRIVATE TREATY AS A WHOLE OR IN THREE LOTS


INTRODUCTION

Hall Farm Northwold is a family owned and farmed holding, comprising a significant block of productive well-managed arable land with irrigation, a reservoir, River Wissey frontage, a range of modern and traditional farm buildings and The Old Farmhouse all located within a distinct block on the edge of the village. The farm offers a diverse range of opportunity, from potential residential development to consented Solar Array provision, added to the excellence of irrigated land suited to a wide range of commercial crops.

GUIDE PRICES

LOT 1: £2,750,000
LOT 2: £1,000,000
LOT 3: £1,000,000
As a whole: £4,750,000


LOT 1: THE FARM

Hall Farm is a highly productive arable and root crop farm with the benefit of irrigation in a well-managed single block with easy access throughout via well maintained farm tracks. The topography of the land generally appears flat, however the land to the south of the farm is approximately twenty feet above sea level and then gradually decreases to five feet above sea level along the northern boundary at the River Wissey.

Lot 1 extends to 92.64 hectares (228.91 acres) or thereabouts comprising approximately 88 hectares (217.34 acres) of arable land, with a winter-fill irrigation reservoir in surrounding pastures, a small parcel of woodland and a modern grain store, workshop and yard area.

There are two Water Abstraction Licences which will be transferred to the Buyer (a 45,500m3 annual Winter Abstraction Licence and a 22,680m3 annual Licence for Summer spray irrigation). The land has been farmed in a combinable cropping and root crop rotation, including wheat, beans, maize, sugar beet and potatoes.

The majority of the soils on the farm belong to the Newmarket 2 Soil Series being well-drained calcareous coarse loamy and sandy soils over chalk. The northerly part of the farm, along the River Wissey, belongs to the Isleham 2 Soil Series being deep permeable sandy and peaty soils. The land has benefitted from chicken manure applications in recent times and is essentially free draining in nature, however there are some land drains in various locations on the farm.

There is an informal arrangement in place between the Sellers and a third party who runs a small game shoot at Hall Farm and the adjoining land and who would be interested in carrying on the arrangement subject to a new arrangement being agreed.

LOT 2: THE OLD FARMHOUSE, YARD & BUILDINGS

Located in the main yard at Hall Farm, Lot 2 includes The Old Farmhouse which is a traditional three bedroomed detached brick, stone and timber framed dwelling under a pantile roof. A traditional farmhouse, the property has the potential for modernisation and expansion particularly courtesy of an adjoining former bakehouse very suited to renovation into the living area of the house. The western elevation also attaches to one of the traditional brick and flint farm buildings which could also form part of the future expansion of the dwelling.

Lot 2 also includes a range of traditional brick and Norfolk flint farm buildings, two more modern buildings and the adjoining pasture land to the north of the farmyard extending to approximately 4.25 hectares (10.50 acres).

In all Lot 2 extends to approximately 5.40 hectares (13.34 acres).

PLANNING POTENTIAL

The range of traditional farm buildings has been identified as having significant development potential. A Pre-Application was submitted by the Sellers in December 2022 to the Borough Council of King's Lynn and West Norfolk to assess the potential for a partial demolition of the modern buildings and a change of use from agricultural to residential on the traditional buildings for three dwellings.

The outcome of this application is that the principle of the development of the barns would be deemed acceptable in line with current Planning Policy and that if the scheme was designed accordingly and in line with Policy, it is likely a Planning Application would be recommended for Approval. Since receiving the positive decision from the Council, the Sellers have instructed contractors to carry out various essential surveys on the buildings including ecology, species and structural surveys. The plan below illustrates the initial suggested development.

LOT 3: THE SOLAR ARRAY DEVELOPMENT

The Lot 3 offering at Hall Farm includes 20.19 hectares (49.89 acres) of bare arable land situated in the heart of the holding being of the same quality and description as in Lot 1. The land is irrigated and forms part of the current farming operation.

All of the land in Lot 3 is under an Option Agreement for Lease between the Sellers and a Solar developer which commenced on 17th November 2021 for a two year term subject to an extension provision.

On 15th March 2022 Planning Permission, under Planning Reference 21/02302/FM, was granted for a ground-mounted solar farm and associated infrastructure, access and grid connection. It is anticipated that the Solar developer will sign the Lease in the second half of 2023. The proposed cable route is marked on the Sale Plan as an orange dash line.

Details of the Solar Option Agreement are available in the Data Room.

This offering of Hall Farm makes the assumption that the Solar Lease has been signed.