Higher Farm, Higher Farm Lane, Podimore, Somerset BA22 8JQ
Somerton 5.1 miles, Yeovil 8.4 miles, Castle Cary 9 miles, Taunton 22 miles, London 125 miles
Features: Five bedroom farmhouse
Two, 2 bed semi-detached cottages
Range of modern farm buildings
Attractive court yard of traditional farm buildings
Arable, Pasture and Woodland
About 678 acres as a whole (274 ha)
Available as a whole or in seven lots
Lot 1 - Higher Farm About 125 acres (50 Ha)
Farmhouse Higher Farmhouse sits central to the farm at the end of a long drive surrounded by its own land together with the yard and buildings. It is constructed of local limestone and is grade two listed. The house occupies a south facing position with views out over the garden, it is in fair condition although is in need of modernisation. The house is currently heated by solid fuel burners in the living room and kitchen as well as night time storage heaters. Hot water is provided from one solid fuel burner as well as immersion heaters.
Farm buildings The buildings comprise;
1. Large traditional stone barn with slate roof
2. Court yard with a mix of traditional stone and concrete block barns with tiled roofs
3. Large traditional two floor barn with slate roof.
4. A former milking parlour - Concrete block walls, concrete floor and sheeted roof
5. Two Dutch barns with a lean to
6. Machinery barn with sliding door concrete floor and block walls with sheeted sides and roof
7. Old cubicle shed concrete floor and block walls with steel frame and sheeted roof
8. Silage clamp
9. Concrete collecting yard with gates and cattle handling facilities
The court yard and the other traditional stone buildings have excellent potential for conversion into residential units subject to the necessary planning consents. The buildings have now all been cleared.
The Land About 125.73 acres (50.88 ha) The land within lot 1 comprises about 114 acres of arable and pasture. Lot 1 is contained within a single block with distinguishable boundary hedges. The farmhouse, yard and buildings sit centrally to this block providing good access to the surrounding land. Historically the arable land has been farmed under a contract farming agreement with the majority of the land on the farm in a typical rotation of Oats, Barley, Wheat and Temporary Grass. The land is currently held under a short Farm Business Tenancy (FBT), ending on 24th of June 2021 with holdover for the harvesting of growing crops and grazing until the 28th September 2021.
The land lies within a soil type typical of the area which is a lime rich clay loam.
Higher Farm has also benefitted from an additional source of income for over 25 years derived from Podimore Shooting School. There was planning permission granted subject to a restriction on hours and days the site can be used. Due to the shooting school there are higher levels of lead and hydrocarbons in the soil across parts of Lot 1. More information is available from the vendors agent.
In 2018 there were informal plans for a new garden town which covered much of lots 1, 2, 3 and 4 with up to 15,000 homes over the farm. The plans were formulated by a private firm and were never formally lodged with the Local Authority.
Lot 2 - Land at Higher Farm About 309.37 acres (125.20 ha) Lot 2 comprises 305 acres of predominantly arable land with some interspersed pasture and woodland. This block has been farmed under a contract farming agreement in an arable rotation of Oats, Barley, Wheat and Temporary Grass and is currently under the same FBT as lot 1. This is a ring fenced block with access to the land from the centre off the drive or the southern boundary. The land lies within a soil type that is naturally high in fertility with lime rich clay loams.
At the southern boundary of lot 2 there is a barn and small yard that has direct access to the land. The barns have now been cleared and would make a great young stock rearing yard alternatively they offer fantastic potential for alternative uses subject to the necessary planning consents.
Lot 3 - 1 & 2 Higher Farm Cottages Halfway up the main farm drive are two semi-detached two bedroom cottages each with their own garden and parking. Both cottages have mains electricity and water. Cottage one is heated by night storage heating whereas cottage two uses oil fired heating. Both are in fair condition but would benefit from some modernisation. Both cottages are now vacant.
Lot 4 - Land either side of the A303 About 84.97 acres (34.38 ha) Lot 4 comprises a further 84 acres of arable land lying to the north and south of the A303. There is separate access to the land from the A303 and the B3151. The land in this block has been under the same contract farming agreement as the majority of the farm within the arable rotation. The land is currently on the same FBT as lot 1 and 2.
Certain areas of lot 4 are included within the Sparkford to Ilchester A303 dualling scheme and are subject to a Development Consent Order. Parts of this land will be permanently acquired for the scheme and some will facilitate temporary work sites. Further details are available from the vendors agent.
Lot 5 - U.H.F Receiver Station About 31.21 acres (12.63 ha) Lot 5 comprises 31 acres of flat, well fenced permanent pasture that lies north of the Air Museum. It has easy access onto the Podimore road that leads directly to the A303. The Ministry of Defence have a lease of a U.H.F receiver station with access rights across the land. This currently generates an annual rent of £14,270. Further details are available from the vendors agents. The land is currently let on a FBT ending on 24th of June 2021 with holdover for grazing until the 28th September 2021.
Lot 6 - Land at Speckington About 105.66 acres (42.76 ha) Lot 6 comprises 105 acres of which 48 acres are in an arable rotation and 52 acres are of flat permanent pasture. The land is split into five fields with the southern boundary adjoining the River Yeo. The land has far reaching views overlooking the runway used by the Royal Naval Air Station Yeovilton. There is good access onto Speckington Lane and West Camel Road. There is a public bridleway that runs from Speckington across the land to the southern boundary. The Ministry of Defence has a lease over part of the land for landing lights and emergency access, which produces additional income. The land is currently let on a FBT ending on 24th of June 2021 with holdover for the harvesting of growing crops and grazing until the 28th September 2021.
Lot 7 - Land by West Camel Road About 21.15 acres (8.55 ha) Lot 7 comprises about 21 acres of flat arable land with direct access onto West Camel Road. The soil type is a lime rich clay loam which is typical of the area. The land is currently farmed under the same FBT as lot 6.
Method of Sale Higher Farm is offered for sale as a whole, or in up to 7 lots by private treaty.
EPCs and Council Tax Higher Farmhouse, council tax - £1800.12 No 1 Higher Farm Cottage, EPC - E, council tax - £1400.09 No 2 Higher Farm Cottage, EPC - E, council tax - £1400.09
Local authority South Somerset District Council, Brympton Way, Yeovil BA20 2HT
VAT The holding is opted for VAT, and VAT will be payable in addition to the sale price. Further details are available from the Vendors agent.
Basic payment The entitlements to the Basic Payment are included in the sale. In the event that the property is sold in lots the entitlements will be included with the eligible land on a pro rata basis at the discretion of the vendor (or their representatives).
A claim has been submitted for the current scheme year and will retain the payment for this scheme year in its entirety. The vendor will use reasonable endeavours to transfer the entitlements to the purchaser as soon after completion as the transfer rules allow.
Holdover Holdover is reserved to permit the harvesting of all growing crops. Further information is available from the Vendors agent.
Ingoing valuation: In addition to the purchase price the purchaser will be required to pay for: Growing crops and all beneficial cultivations, sub soiling, moling and acts of husbandry since the last harvest at current CAAV rates or contract rates where applicable;
Seed, fertilisers, manures and sprays applied to the growing crops since the last harvest at invoice cost; All seeds, sprays, fertilisers, fuel, oil and other consumables in store at invoice cost. Enhancement of £30/ acre/ month from the date of establishment to completion.
Lime and chalk applied since the last harvest at invoice cost of the materials and spreading.
Sporting and timber rights All sporting and timber rights are included in the freehold sale in as far as they are owned.
Mineral rights The minerals are reserved from the sale, but the rights to work or search for those minerals are not reserved. Further information is available from the Vendors agent.
Overage Overage of 35% shall apply across the farm. Further details are available from the Vendors agent and in the online data room.
Designations Higher Farm lies within a Nitrate Vulnerable Zone (NVZ).
A303 Sparkford to Ilchester Dualling Scheme Parts of lot 4 and a small area of lot 2 are included in the scheme. More information on this is available from the vendors agent and in the online data room.
Wayleaves, Easements and Rights of Way The property is being sold subject to and with the benefit of all rights including, rights of way, whether public or private, light support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.
Health and safety Given the potential hazards of a working farm we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery.
Solicitors Farrers & Co LLP, 66 Lincolns Inn Fields, Holborn, London WC2A 3LH.
Dataroom An online data room is available for the sale. Please contact the Vendors agent for access.
Fixtures and fittings All items usually regarded as tenants fixtures and fittings and equipment, including fitted carpets and curtains, together with garden ornaments and statuary, are specifically excluded from the sale. These may be available to the purchaser by separate negotiation.
Postcode BA22 8JQ
Viewing Strictly by confirmed appointment with the vendors agents, Strutt & Parker in Salisbury 01722344014 or London on 020 7318 5166.
This property has 678 acres of land.