About this propertyA noted upland farm located on the Cumbrian and Northumbrian border, offering significant and varied opportunities in terms of Agriculture, Diversification and Natural Capital.
As a whole Horseholme extends too approximately 312.71 ha (772.72 ac) of farmable land consisting of improved upland grazing, inbye pasture and meadow land. The land is served by a fully equipped farmstead with both modern and traditional buildings and a 4 bedroom farmhouse. In addition, there is a significant double bank stretch of the River Irving and the former farmstead known as Rotheryhaugh.
Lot 1 includes Horseholme farmstead and farmhouse, 116.16 Ha (287.04 Ac) of predominately inbye land, a circa two mile stretch of the river Irthing and the Rotherhaugh steading
Lot 2 includes circa 196.55 Ha (485.67 Ac) of upland grazing.
The property is situated in a stunning location and sits on the border between Cumbria and Northumberland. The farmhouse and much of the farmland lies adjacent to river Irving and from there rises to the borders of Spadeadam forest. Consequently, there are stunning and varied views whilst the river leaves a sense of serene calm as it gently meanders through the property.
The property is located approximately 4.9 miles to the North East of Gilsland, 10 miles to the North West of Haltwhistle, 13.3 miles to the North East of Brampton and 22.8 miles to North East of Carlisle. Within Gilsland there is a village store, various pubs and a primary school. Haltwhistle and Brampton both provide more extensive schooling, shopping, professional and leisure facilities whilst Carlisle has all of the attractions and benefits associated with a major city including a mainline train station.
Drive through the village of Gilsland, cross the river and towards the Gilsland Spa Hotel. Drive pass the hotel and take the next available (main road) right hand turn, cross the cattle grid and remain on the road for approximately 3 miles and Horseholme is the second farm on the right.
Horseholme farm in its traditional sense is a productive and fully equipped hill farm. The farm has been farmed by the same family since the 1950´s. Over the years extensive works have been done to improve the inbye pastureland and much of the hill land. The stock numbers have recently been reduced in line with the environmental scheme requirements and the objectives of the current owner; however, the farm is capable of carrying 450 hill ewes and 40/50 suckler cows and their followers. The farm is particularly renowned for its flock of Hexham type blackface sheep and historically had a noted herd of limousin cross suckler cows.
As a whole the grazing land extends to approximately 312.71 ha (772.72 ac) of permanent pasture, of which there is silage/meadow ground, inbye grazing and extensive improved upland grazing. Within the upland grazing land there is approximately 82.85 ha (204.73 Ac) of the Spadeadam Mires SSSI.
There is approximately 200 acres of inbye land which runs along the valley bottom and is adjacent to or within close proximity to the steading, this is typically the most productive part of the farm, it is utilised for mowing and grazing. Its location and accessibility to the steading ensures that it and the stock are easily managed.
The hill land has been improved over the years and runs from the steading North towards Spadeadam Forest. It can be accessed from the inbye land as well as the public highway and is essentially split into two large blocks which assist with its management. The visible nature of the hill belies its potential as is evidenced by the stock it produces. Aside from its productivity in the traditional sense, the nature of the hill ensures that there are significant Natural Capital benefits which can be had, be it from the diverse fauna and flora which can be found and/or from obvious potential for carbon sequestration which both the grasses and soils provide.
The steading at Horseholme consists of a range of traditional and modern farm buildings. The traditional buildings are stone built and under a slate roof. They form a courtyard which includes the former farmhouse and opens onto a concrete yard. They are currently used for agriculture storage and livestock housing. Subject to obtaining the necessary consents the nature of these buildings do lend themselves to possible alternative and diversified uses.
The modern buildings primarily consist of four useful agricultural buildings. Constructed from steel frames they are principally block built with sheet roofs. They are currently used for livestock housing and handling. One of the buildings is a former silage pit but with round bales now utilised this building provides useful and well-ventilated cattle housing.
Completed in 1963 the farmhouse is a traditional Cumbrian farmhouse of brick construction with a white render finish and under a slate roof. It is a well-proportioned four bedroom farmhouse and benefits from a lawned garden and fantastic views down the river.
The property briefly comprises the following: a utility/boot room, a fully fitted kitchen, a downstairs WC, a dining room and sitting room. On the first floor there are two double bedrooms, two single bedrooms and a family bathroom.
The property benefits from an oil fired central heating and is double glazed throughout. The farmhouse an EPC rating of E.
The sale includes approximately a two mile double bank stretch of the river Irthing.
The river gently meanders through the southern end of the property and provides huge amenity value as well as sporting and diversification opportunities.
In terms of sporting, the stretch is arguably one of the best stretches for wild brown trout. Sizes range 8-12 inch and provide great sport, they can be found in the numerous glides, runs and pools which make up the meandering river. The fishing is easily accessible with uninterrupted casting available from both banks of the river.
In terms of diversification opportunities, the river is easily accessible and close to the main farmstead as well as the Rotheryhaugh steading. Its accessibility is aided by the flat and open nature of the surrounding land and the recent construction of a suspension bridge. Subject to the necessary consents being sought the possibilities for enterprises such as glamping pods and alike are obvious, the flat land provides a perfect site for such with the river providing a unique selling point for a diversified enterprise; with the possibility of offering activities such as swimming and canoeing in addition to immediate and obvious attraction of the beauty of the surrounding area.
ROTHERYHAUGH FARM AND STEADING
The house and steading at Rotherhaugh have not been occupied since the 1970´s. It is now largely in a state of disrepair however the original footprint remains; with the necessary consents sought it offers huge potential to add both an additional dwelling and/or further diversification opportunities.
The property is offered for sale as a whole or in Lots. The Lots detailed within these particulars are suggested, however alternative lotting would be considered as appropriate and any alternative suggestions are encouraged to be expressed at an early stage.
Lot 1 - Horseholme Farm, includes the farmhouse and steading, circa 116.16 Ha (287.04 Ac) of land, the stretch of the river Irthing and the former steading Rotheryhaugh. The opportunity presented by this lotting offers the purchaser an opportunity to acquire a handy sized equipped livestock farm with diversification potential.
Lot 2 - includes approximately 196.55 Ha (485.67 Ac) acres of hill land of which circa 204.73 acres is SSSI. The offering of the hill land as a separate Lot provides a purchaser the opportunity to acquire a significant area of upland grazing land with a wide range of benefits and potentially diverse income streams. Aside from the immediate benefits which owning such land may have for an agricultural purchaser, the potential of the land to generate significant future income in terms of Natural Capital, Carbon offsetting and/or trading as well as via more traditional environmental schemes and forestry should be recognised.
By separate negotiation and following a successful offer being accepted, the purchaser(s) have the opportunity to acquire the fully hefted and acclimatised Blackface Sheep flock of mixed and various ages, consisting of approximately 440 ewes plus followers. Each party will be required to appoint there own agent to carry out the valuation on the premises.
Part of the hill land is part of the River Eden and Tributaries SSSI. Within the SSSI there is also a scheduled monument.
Full details of both are available on request.
BASIC PAYMENT SCHEME
The land is eligible to receive the basic payment. There are 91.00 SDA and 221.04 MS entitlements included in the sale. The claim for the current scheme year has been made and the monies received will be apportioned according to the date of completion.
The buyer(s) will give an undertaking not to breach the scheme rules from the date of completion to the end of the scheme year and indemnify the claimant if any breaches occur.
The entitlements will be transferred to the successful purchaser(s) on completion provided they are able to claim them. YoungsRPS costs of £350 plus VAT for facilitating the transfer(s) will be met by the purchaser(s).
The farm is currently entered into a Higher Level Stewardship (HLS) Agreement, which currently runs until 30th September 2022. The agreement is worth £23,444.10 per annum; a copy of the agreement is available from the agents on request.
The purchaser(s) will be required to indemnify the vendor for any breach of the agreement or if they wish to end it early, which may result in a loss or recovery of payments.
The nature of the farm with its potential in so far as Natural Capital and Biodiversity suggests that any future schemes be it with Natural England or a third party, could be attractive and depending on preference may provide an income stream worth exploring.
SPORTING AND MINERAL RIGHTS
The Sporting and Mineral rights are included in the sale in so far as they are owned.
Horseholme farmhouse and steading are served by mains electric and private drainage. The water supply is via a private borehole. It is a shared supply with a neighboring property. The tank is within Lot 1 however, if necessary, the appropriate rights to the borehole which is within Lot 2 will be reserved to Lot 1 accordingly.
EASEMENTS AND WAYLEAVES
The land is sold subject to and with the benefit of all rights of way, water, drainage, water courses, light and other easements, quasi or reputed easements and rights of adjoining owners (if any) affecting the same and all matters registerable by any competent authority pursuant to statute.
The areas stated have been assessed in accordance with the Land Parcel Identification System. Interested parties should though satisfy themselves in this regard.
MONEY LAUNDERING REGULATIONS
The purchaser will be required to provide proof of identification to comply with Money Laundering Regulations in the form of a copy of the Purchasers´ passport, together with a copy of the Purchasers´ driving license or a recent utility bill as proof of residence.
Viewings are strictly by appointment. The farm is a working farm and viewings should not be unaccompanied. Arrangements can be made by contacting YoungsRPS, Hexham on 01434 609000 or email@example.com
Particulars Prepared: August 2021
Based on a sale price of £1,300,000 the total amount of stamp duty payable will be:
Last updated: The calculator has been updated following the end of the stamp duty holiday on 1st October 2021.
* This value is based on the standard rate and not applicable to first-time buyers or buy-to-let / second home buyers.