Chargot Estate LUXBOROUGH, SOMERSET

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Chargot Estate LUXBOROUGH, SOMERSET • TA23 0SL

Centred on a productive farm, in a superb location, one of the most famous high bird shoots in England

Minehead 7 miles • Taunton and M5 (J25) 20 miles (London Paddington 1 hour 45 mins) • Exeter and Exeter airport 40 miles Bristol airport 40 miles • Tiverton Parkway station and M5 (J27) 25 miles (London Paddington 2 hours)

(Distances and times approximate)

Langham Farmhouse3 bedrooms and 2 reception rooms

Three Gamekeepers Flats Two x 1 bedroom and One x 2 bedroom

Kennisham Bungalow3 bedrooms

Langham Hill Cottage6 bedrooms and 3 reception rooms

Chargot Lodge3 bedrooms and 2 receptions

The Shoot Lodge and Offices

Modern Farm BuildingsTwo ranges of modern farm buildings and concrete yards and aprons

Farmland and WoodlandApproximately 341 acres of arable and temporary pasture, 178 acres of permanent pasture and 110 acres of woodland

Chargot ShootA superb high bird shoot operating over a total area of about 2,304 acres

In all about 647.17 acres (261.90 hectares) Freehold

Shooting rights leased in of 1,657 acres

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the brochure.

Knight Frank Farms and Estates55 Baker Street,

London W1U 8AN

Tel: +44 20 7861 1069george.bramley@knightfrank.com

Knight Frank Regional Farms19 Southernhay East,

Exeter, Devon EX1 1QD

Tel: +44 1392 848 823william.morrison@knightfrank.com

www.knightfrank.co.uk

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SituationChargot Estate sits in a fantastic position on the Brendon Hills in West Somerset, on the eastern edge of the Exmoor National Park. There are superb views of the open countryside that surrounds the Estate and it is a truly magical position.

Located approximately 20 miles to the west of Taunton, this world-renowned high bird shoot has very easy access to the M5 and the wider motorway network via a series of main roads. Bristol and Exeter international airports are both about 40 miles away.

Whilst the Exmoor National Park is known for its open moors, magical hidden and tree-fringed valleys and steep coombs, the lesser known Brendon Hills are as delightful an area. The rolling countryside is magnificent with the deep, steep-sided valleys ideal for shooting, nestling below open and productive farmland.

There are many good villages and towns within easy reach of the Estate, to include Wiveliscombe, Wheddon Cross and Dulverton to name but a few. More extensive facilities can be found in nearby Minehead, approximately 7 miles away and Taunton approximately 20 miles away.

Minehead has a good range of supermarkets, shops and everyday facilities as well as a hospital.

In addition to shooting, the area boasts hunting with a number of packs to include the Minehead Harriers, Devon & Somerset Staghounds and the Exmoor Foxhounds. There is fishing on the nearby East Lyn, Exe and Barle Rivers. Clatworthy and Wimbleball reservoirs both offer sailing and sea fishing is available from nearby Porlock Weir.

The transport links to the area are excellent with the M5 motorway at Taunton being approximately 20 miles away. There is a main line railway station at Taunton with regular services to London Paddington in about 1 hour 45 minutes. Airports at Bristol and Exeter provide flights to the UK and international destinations throughout the year and the whole property is also very easily accessible by helicopter.

There is an exceptionally good range of state and private schools in the county that include in Taunton, Kings Hall Preparatory School, King’s College and Queens’ College and Taunton School. Further south there is Blundell’s School at Tiverton.

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Chargot ShootThe topography and nature of the land provides a setting for a shoot of the highest calibre.

The Chargot Shoot has been consistently voted as one of the top ten pheasant and partridge shoots in England for many years. Drives such as Spitfire and Melanies have become synonymous with game shooting of the highest quality and are the benchmark against which other shoots measure themselves.

Since 2008 Langham Farm and The Chargot Shoot have been in the ownership of Bettws Hall, renowned for owning and running some of the best shoots in the United Kingdom. During this time the shoot has been improved dramatically and run as a high bird quality commercial shoot where

normally the bags run between 400 and 500 birds. During this time the shoot has developed its reputation to such an extent that the majority of its clients are repeat bookings.

The owners have invested significantly in new access tracks throughout the woods and undertaken woodland thinning to improve the drives.

The Chargot Shoot operates over a total area of over 2,300 acres and includes approximately 37 drives of both partridge and pheasant. This includes the shooting rights over three adjoining farms and Forestry Commission-owned land and woodland, which are leased in. A plan of the drives is within this brochure.

The Shoot is centred on the deep, steep-sided valley which

runs through the centre of Langham Farm. The birds are predominantly flushed from a mix of drilled game cover and woodland to provide an attractive variety of different challenges.

The Shoot currently employs five full-time gamekeepers, most of who have been at Chargot for several years. There are an additional two full-time farm workers and two part- time estate staff.

The opportunity has now arisen for a buyer to either continue to run the Shoot commercially or own it as a private shoot of exceptional quality and reputation.

The Vendor will retain the shooting rights for the 2017/18 season. After the 2017/18 season, the buyer could continue a similar arrangement or take full control of the shoot.

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Chargot EstateLangham Farm stands amidst the picturesque hills and valleys of The Brendon Hills. It runs up to about 1,200 ft above sea level in parts, with some views over the Bristol Channel.

The farm totals about 647 acres with Langham Farmhouse standing in an elevated but sheltered position in the centre of the land. It is accessed via a private drive through the Estate.

There are a further six dwellings on the Estate, comprising three cottages and three flats.

There are traditional stone barns at Langham Farmyard, which have been developed to create a comfortable Shoot Lodge with dining facilities and a kitchen area. Positive discussions have recently taken place with the Exmoor National Park Authority and architects regarding the construction of a new 9 bedroom Shoot Lodge, (further details available from the agents).

There is also an additional range of barns providing beaters and loaders rooms, game chiller, Estate office and storage barns.

There are three flats situated on the first floor of these buildings, providing adaptable accommodation for staff.

Langham Farm is currently run as a successful beef and arable unit, in conjunction with the Shoot. Since purchasing Langham Farm, the Vendor has successfully run the farming and shooting operations together, spending capital on both as well as new farm buildings, including grain storage and covered cattle yards. This is in addition to a further range of modern farm buildings within the Estate.

Approximate Gross Internal Floor AreaLangham Farmhouse: 2,314 sq ft / 215 sq m

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Terrace

Recreation

Ground Floor First Floor

THE RESIDENTIAL ACCOMMODATION

Langham Farmhouse Constructed of stone with rendered and colour washed white elevations and timber

windows, Langham Farm comprises three bedrooms and three reception rooms.

Kennisham View BungalowA three bedroomed detached bungalow rendered under a slate roof, with a sitting

room, kitchen, utility room, office and bathroom.

Chargot LodgeA brick property below a tiled roof with three bedrooms, two reception rooms,

kitchen and shower room.

Langham Hill Cottage A detached property of rendered elevations below a slate roof with office, dining

room, sitting room, kitchen, utility room and bathroom. There are three bedrooms

on the ground floor and three attic bedrooms.

Langham FlatsKeeper’s Flat 1 – above the Beaters Room, open-plan kitchen/sitting room, one

bedroom, one bathroom.

Keeper’s Flat 2 – above the Beaters Room, open-plan kitchen/sitting room, one

bedroom, one bathroom.

Keeper’s Flat 3 – above the Shoot Lodge, dining room, open-plan sitting/kitchen,

two bedrooms and a bathroom.

Shoot LodgeConverted from a stone barn, the accommodation includes a Gun’s Meeting room

with cloakrooms, large dining room with quarry-tile floor, and kitchen with oil-fired

AGA, office and shower room.

Shoot OfficeStone and timber single storey building under corrugated roof comprising entrance

hall, shoot office, kitchen, WC and a guest bedroom with en-suite shower room.

Langham Farmhouse

Chargot Lodge

Kennisham View Bungalow

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Approximate Gross Internal Floor Area4274 sq ft / 397 sq m (excludes restricted head height & includes office building / store & first floor)

This plan is for layout guidance only. Not drawn to scale unless stated. Windows & door openings are approximate. Whilst every care is taken in the preparation of this plan, please check all dimensions, shapes & compass bearings before making any decisions reliant upon them.

Reception

Bedroom

Bathroom

Kitchen/Utility

Storage

Terrace

Shoot Lodge

Keeper’s FlatGround Floor

Keeper’s FlatFirst Floor

First Floor

Keeper’s FlatFirst Floor

Office Building

Office Langham Hill Cottage

Shoot Lodge

Keeper’s Flat

Kennisham Farm BuildingsRecently constructed range of modern buildings at

Kennisham View, served by concrete yards and aprons.

Cattle building – 55m x 18m steel portal frame building

with concrete walls and Yorkshire boarding. Internal gates

and feeders, part-concrete floor and feed passage.

Silage barn – 23m x 17.6m – divided into two clamps

of steel portal frame construction with concrete floor and

concrete floors with cladding above.

General purpose store/workshop – 23m x 18m of steel

portal frame construction with concrete floor and cladding

above. Chiller unit. Beaters room.

Planning consent for adjoining farm building measuring

about 35.6m x 32m.

Secondary FarmyardCattle shed – 37m x 14m max – steel portal frame below a fibre cement roof with concrete floor, internal gates and rails.

Cow sheds – 23m x 8m – steel frame with block walls, gates and fibre cement roof.

Bull pens - block and Yorkshire board construction underneath a fibre cement roof.

Workshop – 10m x 6m - steel portal frame construction, below a steel roof with sliding doors to front and electricity connected.

Atcost cattle building – 27m x 21m – concrete hardcore floor, steel portal frame building, fibre cement roof and lean-to on either side.

Straw barn – 24m x 14m – steel portal frame underneath a steel sheet roof with earth floor.

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The FarmlandThe land is a mixture of productive arable, grass and permanent pasture and mature woodlands. Arable crops include spring and winter barley, wheat and potatoes.

Currently there are about 341 acres of arable land and temporary grass, 178 acres of permanent pasture and about 110 acres of woodland.

The majority of land is in a single block and accessed from the main driveway and the highway.

The land is designated as Grade 3/4 with the majority of the soil type being Manod, described as a well-drained loamy soil over shillet.

The Brendon Hills is well renowned for its ability to produce good crops.

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Method of SaleThe property is offered for sale as a whole by private treaty.

Tenure and PossessionThe freehold ownership of Langham Farm is available with vacant possession on completion. This will also include the freehold shooting rights, although the Vendor will retain the shooting rights for the 2017/18 season.

Chargot Lodge is available by separate negotiation, full details available from the agent.

There is an area of woodland to the rear of Ponds Cottage, which is occupied under licence by the occupier of Ponds Cottage. A small area of land near Ponds Cottage is let as a builders’ storage area.

The types and terms of sporting rights which are leased from neighbouring landowners are detailed below. The Vendor will transfer these to the Purchaser if required.

Forestry CommissionSporting and ancillary rights are rented by the Vendor from the Forestry Commission.

Furthermore, there is a Farm Business Tenancy in favour of the Vendor ending on the 1st February 2023 which covers some of the Forestry Commission owned land.

The area of land owned by the Forest Commission is shown coloured blue on the Plan within this brochure.

Woodland Grant SchemeThe Purchaser will take on any schemes that are in place from completion. Further information is available from the agents.

HoldoverThe Vendor reserves a right to holdover on the farm buildings and Langham Farm Buildings, The Shoot Lodge, flats, Beaters Rooms and Keeper’s Flat and Shoot Office for the 2017/18 shooting season.

GENERAL REMARKS AND STIPULATIONS

Single Farm Payments The Single Farm Payment entitlements are to be included in the sale, although the Vendor will retain the 2017 payment.

The Vendor will use their best endeavours to transfer these entitlements to the Purchaser.

Newcombe Farm, Higher Court Farm and Lower Court FarmSporting and ancillary rights are rented by the Vendor until the 1st February 2018.

An agreement is in place for these sporting and ancillary rights to continue for a further five years from the 1st February 2018.

These areas of land are shown individually coloured on the brochure plan.

Further details of the terms can be obtained from the Vendor’s agents.

EmployeesThe Transfers, Undertakings (Protection of Employment) Regulations (TUPE) will apply to any employers working on the property. There are currently five full time gamekeepers and two farm staff.

Residential Property

Property Tenant/Occupier Tenancy EPC Rating

Langham Farmhouse Owner Vacant C

Kennisham View Head Keeper Service Occupancy E

Langham Hill Cottage Beat Keeper Service Occupancy D

‘1’ Keeper’s Flat Underkeeper Service Occupancy F

‘2’ Keeper’s Flat Underkeeper Service Occupancy F

‘3’ Keeper’s Flat Underkeeper Service Occupancy F

Chargot Lodge Former Employee Vacant Possession Agreed D

Ingoing ValuationIn addition to the purchase price, the Purchaser may be required to pay for growing crops, new leys, acts of husbandry at cost or market value, whichever is the higher and any items normally paid for at completion. No claim will be allowed for dilapidations or any other matters.

Company SaleThe property is being offered by the sale of the entire share capital in Chargot Estates Limited which owns the freehold of Langham Farm and is the current tenant of the adjoining sporting leases. Full information is available from the Vendor’s agents.

EPC’sThe EPC’s are attached to the brochure but if they have become detached, please request them from the vendor’s agent.

ServicesAll the properties have mains electricity, private drainage and private water systems. The buildings have single-phase electricity and private water supplies. There are two electricity supplies to Langham Farm. Water is supplied to some of the land and the buildings from a borehole and supply reservoir.

Note: “This plan is based upon the Ordnance Survey map with the sanction of the control of H.M. Stationary office. This plan is for convenience of purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Licence Number. No. ES100017767.”

CHARGOT ESTATE

Local AuthorityExmoor National Park, Dulverton, TA22 9HL. Telephone: 01398 232 665

West Somerset District Council, Minehead, TA23 5PS. Telephone: 01643 703 704.

PlanningLangham Farmhouse, Kennisham View, Langham Hill Cottage and The Lodge Flat are all subject to Agricultural Occupancy

Conditions. The Keepers’ Flats are subject to a condition limiting the occupation to persons employed on Langham Farm. Chargot Lodge is subject to a Lifetime tenancy in favour of the current occupant who is a former agricultural employee. Full details of the proposed plans for the construction of the new Shoot Lodge are available from the Vendor’s agents.

Leather Barrow stands on Langham Farm and is a Scheduled Ancient Monument.

Fixtures and FittingsAll items usually known as tenants’ fixtures and fittings, whether mentioned or not in these particulars, are excluded from the sale but some may be available by separate negotiation. Such items include all carpets and curtains, light fittings, domestic electrical items and garden statuary.

Easements, Wayleaves and Rights of WayThe properties will all be sold subject to and with the benefit of all existing rights, both public and private, including rights of way, supply, drainage, water abstraction, electricity supplies and other rights, covenants, restrictions and obligations, quasi-easements and all wayleaves, whether referred to or not.

Mineral and Timber RightsThese are included in the freehold in as far as they are owned.

Directions (TA23 0SL) From the M5 motorway exit at J25 and proceed into Taunton and then follow signs for the A358 towards Minehead for just over 5 miles. You will pass signs to Bishops Lydeard on your right and should then eventually bear left under the railway onto the B3224 following signs toward Ralegh’s Cross, Wheddon Cross and Exford. Continue for about 8 miles to Ralegh’s Cross and with the Ralegh’s Cross Inn on your left, continue for about ½ a mile, turning right on the B3224 in front of the Methodist Church towards Wheddon Cross. Continue for just over 2 miles until you see on the right hand side the clearly signed entrance to Chargot Estate. Follow the drive to the farmhouse at the bottom bearing right before the cattle grid to the Shoot Lodge.

ViewingsViewings are strictly by prior appointment through the sole agents, Knight Frank LLP. Telephone 0207 8611069 or 01392 848 823.

Important Notice Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsi-bility on the part of the agents, seller(s) or lessor(s). Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. VAT: The VAT position relating to the property may change without notice. Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names. Photographs: 2017. Particulars: October 2017. Kingfisher Print and Design. 01803 867087.

Knight Frank Farms and Estates55 Baker Street,

London W1U 8AN

Tel: +44 20 7861 1069george.bramley@knightfrank.com

Knight Frank Regional Farms19 Southernhay East,

Exeter, Devon EX1 1QD

Tel: +44 1392 848 823william.morrison@knightfrank.comwww.knightfrank.co.uk

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