Knowle House Farm Reapsmoor, Buxton SK17 0LG

To Let


To Let
Full Details
Area Map
BAGSHAWS LLP ARE PLEASED TO OFFER 56.16 Acres (22.72 ha) Upland livestock farm TO LET on behalf of the PEAK DISTRICT NATIONAL PARK AUTHORITY (PDNPA) by INFORMAL TENDER Available from 1st October 2024 7 Year Farm Business Tenancy

The holding is regarded as a part-time ‘starter farm’ and has fulfilled this purpose on three previous occasions with the tenants moving on to larger tenanted or owner occupied holdings. The current tenant has decided to quit the farm after 17 years of occupation and is moving-on having purchased his own property locally.

Farm Description
A 22.73 hectare (56.16 acre) upland livestock farm with majority of the land within a ring fence and will be let as a cattle livestock holding.
The farm lies approximately 300 metres (1000 feet) above sea level and is gener-ally typical of the area. All land is laid to permanent pasture.
The land is of significant conservation interest with a with a considerable bird interest and nesting curlews, range of traditional pastures and hay meadows which must continue to be managed in that way as a condition of the Farm Busi-ness Tenancy.
The farm house was extensively extended and refurbished in 2016 and now comprises of three good sized bedrooms and a fourth bedroom/box room, a large kitchen/dining room, sitting room and bathroom. There is also a small walled garden.
There is a range of traditional and more modern farm buildings currently providing accommodation for a herd of up to 15 suckler cows and their calves.
The Landlord (PDNPA) intends to invest in the farm and has applied for planning consent to extend the range of buildings. It is the hope and intention that these will be built for use in winter 2024. Planning approval has been obtained. The proposed longer term plan is to replace the existing cow shed (building no 6) with a new cattle building and further storage space.

The Farm is situated in the small hamlet of Reapsmoor between the rural villag-es of Longnor and Warslow in Staffordshire. It is located 12 miles from Bakewell, 8 miles from Leek and 9 miles from the market town of Buxton.

From Ashbourne head north along the A515 towards Buxton. Just after the settlement of New Haven taken the left hand turning on to the B5054 to Hartington. Continue through Hartington and Hulme End joining the B5053 for a short while. Upon reaching the “T” junction turn left and on reaching Warslow take the Leek road to the right heading north west. Cross over the cattle grid on-to moorland and then take the first right at the cross roads heading down to-wards Longnor. Continue past the first turning to the right then passed the Old Butchers Arms on the left and Knowle House Farm is found after the bend on the right hand side.
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Farming subsidies and Agri-environmental schemes
The Land is part of a Peak District National Park scheme agreement, applicants should consider the details of this grant which pays £1,472.40 per annum until 31st March 2029 when making their plan of how they would farm the holding. Please see tender form for the summarized required management. The full agreement will be available to review on the viewing day.
Applicants are encouraged to explore the newly available environmental scheme and suggest alternative approaches which may make better payments especially on the hay meadows.

The farm is to be let as an agricultural livestock holding for cattle only. There will be user clause within the Farm Business Tenancy agreement that requires the holding is used for the stated use.
The farm will be let under a 7 year fixed term Farm Business Tenancy in accord-ance with the Agricultural Tenancies Act 1995. The successful applicant will be required to sign the PDNPA’s standard form tenancy agreement., a copy of which will be available for inspection on the viewing day.
The intention is that the farm will be available to let either on, or as soon after, 29th September 2024. The successful applicant will be required to live at the holding and personally farm the holding in an efficient and proper manner in ac-cordance with the rules of good husbandry and strictly in accordance with the tenancy and its associated environmental requirements.
There will be no right to assign, sub-let or part with possession of the whole or any party of the premises without landlords' prior consent.

Method of Letting/Rental
The holding is offered to the rental market by informal tender with a closing date of mid-day on 24th July 2024.

The rent will be payable monthly in advance by standing order. There will be provision for 3– yearly rent reviews within the tenancy.

Tenant Right
There are to be no ingoing tenant payments .

Landlords’ Buildings
Listed and numbered on block plan. The building in green referred to as 4 on the block plan is yet to be built. Planning consent has been obtained to build a covered manure store and extra storage space for fodder and/or machinery. Contracts have gone out for tender for these.

Muck Storage
The slatted grids over the pit that leads to a channel to the outfall point near the original slurry store (that has been removed) will remain and this pit and channel will need to be emptied as necessary from the outfall point referred to above.

Repairing and Maintenance
The repairing obligations are based on the model clauses and the landlord car-ries out a 5 yearly maintenance and repair programme to the external structures of the farmhouse and buildings. The tenant is mainly responsible for internal repairs and maintenance and the land including walls, fences, hedges, gates and drains.

Rights of Way
There are a numerous public footpath routes across the holding as indicated on the attached map. The Tenant is responsible for ensuring that Public Rights of Way are not obstructed and that any furniture (stiles, gates etc) serving any routes are in sound and safe condition.

Wayleaves and Easements
All payments for wayleaves and easements over or across the holding are reserved to the PDNPA.

Mineral Rights, Sporting and Timber Rights
These are reserved to the landlord.

Nitrate Vulnerable Zone
The farm is not currently located in a Nitrate Vulnerable Zone.

Council Tax Band
The property is within Council Tax Band C.

Local Authority
Staffordshire Moorland District Council, Moorlands House, Stockwell Street, Leek, Staffordshire, ST13 6HQ, T: 0345 605 3010

The farmhouse benefits from mains water and electricity, sewerage is via a treatment plant installed in 2023. Oil fired boiler providing domestic water and central heating. The property has the benefit of a domestic fire alarm, carbon monoxide and smoke alarms. There are two chimneys to the house.

Viewing Day
Representatives of the PDNPA staff including members of the Rural Estate Management Team and Environment Team will attend the viewing day and be available to answer any questions as will Land Agents from Bagshaws who will also attend and form part of the interviewing and selection panel. Only applicants attending the prescribed viewing day will be considered for the tenancy – viewing at any other time is not permitted.

Application process
Viewing day: Thursday 27th June 2024
Date for tender applications to be submitted by mid day on 24th July 2024
Please note that short listed applicants will need to be available week commencing 5th August as part of the process will be to visit applicants where they currently farm.
Interviews will be held week beginning 19th August 2024

Contribution towards Agent’s Fees
The successful party will be required to contribute £300.00 + VAT towards agents fees.

Credit Check and Criminal Record
The landlord will require the successful applicant to complete a credit check by a third party credit reference agency. The successful applicant will also be asked to disclose any criminal record or any matters of reputational consideration. All infor-mation obtained will be strictly confidential and handled in compliance with the General Data Protection Regulations..

The Farmhouse
The farm house accommodation briefly comprises a two storey traditional stone built property with three bedrooms (plus box room) and two bathrooms as well as external store room.

Ground Floor

Providing a generous dining space with stairs off to the first floor. There is a kitchen island with modern kitchen units and with glazed door outlook along with a tiled floor with underfloor heating. The oil fired boiler provides central heating throughout.

Living Room
Stone steps leading to the carpeted living room with feature fire place. Beamed ceiling with front door to outer courtyard and walled garden.

Utility Area/ Cloakroom
Entrance porch leading to back door to Boot Room with sink unit. Separate WC with wash hand basin and small room for office/storage use.

First Floor

Bedroom One with En Suite Shower Room and Dressing/Box Bedroom 4 off
Providing a large double bedroom with skylights. Fitted cupboards.

Bedroom Two
Double bedroom with fitted wardrobes.

Bedroom Three
Double Bedroom

Main Bathroom
Comprising bath, overhead electric shower, WC and hand wash basin.

Walled garden/ Courtyard
With stone courtyard and small lawned garden area

A schedule setting out the area of the farm is shown on the plan with the boundary area shaded red. The land is classed as Grade 4 agricultural land and falls within the disadvantaged area classification with a small portion being classified severely disadvantaged. There is a range of wet rush pasture and traditionally managed hay meadows. The meadows have been floristically enhanced in recent years by the spreading of green hay and seed.
It should be noted that the occupier of the residential property “Old Ralph’s” has access over the trackway in field number 1453 and 2347 at all times. The PDNPA and the owner of Old Ralph’s is responsible for maintenance of this trackway.

The land benefits from stock proof fencing in addition to hedgerows and stone walls to all external boundaries. The internal boundaries to the hay meadows are all stock proof and all field troughs are fed with a mains water supply.
All boundaries are to be maintained by the new tenant who must ensure that they are kept in a stockproof condition, in accordance with the terms of the tenancy agreement.

Agents Notes
Bagshaws LLP have made every reasonable effort to ensure these details offer an accurate and fair description of the property. The particulars are produced in good faith, for guidance only and do not constitute or form an offer or part of the contract for sale. Bagshaws LLP and their employees are not authorised to give any warranties or representations in relation to the sale and give notice that all plans, measurements, distances, areas and any other details referred to are approximate and based on information available at the time of printing.