TODD FALL FARM Heighington, Darlington, DL2 2XG

TODD FALL FARM RED HOUSE LANE, HEIGHINGTON, DARLINGTON, DL2 2XG

Heighington 1 mile • Darlington 8 miles • Durham 14 miles

A WELL-EQUIPPED, VERY PRIVATE SMALL FARM WITH A LISTED FARMHOUSE,

SIGNIFICANT SECONDARY ACCOMMODATION AND QUALITY

EQUESTRIAN FACILITIES.

South facing 4-bedroom stone-built Listed farmhouse and annexExceptional barn conversion creating one 3-bedroom and one 4-bedroom house

Beautifully landscaped garden, terrace, borders and wildlife pondsGood range of modern and traditional farm and outbuildings

57.59 acres of meadow pasture12.68 acres of woodland, gallops, steading and amenity

Stabling for 16 horsesManège and 7 furlong gallop

Signif icant potential holiday letting development

About 70.27 acres (28.44 hectares) in all

For sale as a whole

5 & 6 Bailey Court, Colburn Business Park, RichmondNorth Yorkshire, DL9 4QL

Tel : 01748 897610www.gscgrays.co.ukjarc@gscgrays.co.uk

Off ices also at :

Alnwick Tel : 01665 568310

Barnard CastleTel : 01833 637000

Chester-le-StreetTel : 0191 303 9540

EasingwoldTel : 01347 837100

Hamsterley Tel : 01388 487000

Lambton EstateTel : 0191 385 2435

Leyburn Tel : 01969 600120

StokesleyTel : 01642 710742

LOCATIONTodd Fall Farm is situated about 1 mile south of the popular village of Heighington in a particularly attractive area of countryside and yet is within 8 miles of Darlington on the A68 where there is a full range of shops, services and amenities including a station on the East Coast mainline.

Heighington is set around a pretty village green and is served by a village shop, a Norman church, village hall and three pubs and has a primary school rated as Outstanding by Ofsted.

Access to and from the A1 is from junction 59 with Newcastle about an hour by car. The nearest international airport is at Durham Tees Valley, about twenty minutes’ drive away.

DESCRIPTIONTodd Fall Farm is a very private, self-contained property, approached from a quiet country lane about 1 mile from the A68 trunk road. A gated drive leads gently down to the main yard past open fields and woodland arriving at the front of a pretty farmhouse which is Listed for its architectural interest.

The buildings fan out around the yard providing stabling, storage and livestock housing, behind which is the old two storey barn which has been converted into two additional, spacious homes sharing a beautifully landscaped garden with terrace, borders and wildlife ponds.

The land extends to about 70 acres in all and is divided into good sized field enclosures separated by a double hedged gallop 7 furlongs in length. In addition, there is a canter ring along with a manège.

The farm is being offered as a whole.

TODD FALL FARMHOUSETodd Fall Farmhouse is an attractive, stone-built house under a pantile roof which has been Listed for its architectural interest. It has spacious accommodation on two floors and includes an additional annex with plenty of scope to add further into the adjoining stone-built garage and outbuildings.

The house faces south over the farmyard and has views to the north over the valley towards the village.

The house has been well maintained and is well presented having been refurbished and let out in recent times. It now provides high quality, flexible accommodation of about 5179 sq ft as follows:

Ground Floor – porch, dining hall, living room, kitchen/breakfast room, utility room, WC and rear vestibule.

First Floor – three bedrooms, bathroom and shower room.

Annex – vestibule, living room, kitchen/dining room, bathroom and a bedroom and shower upstairs.

TODD FALL COTTAGE & LODGEForming part of the main farmyard is a large brick built barn which has been converted into two substantial houses of about 7,756 sq ft in all. These can be kept separate or linked and share a beautifully landscaped courtyard garden.

The layout of the two properties is incredibly flexible with the Cottage having been further extended since the conversion was completed in 2007.

CottageGround Floor – Porch/boot room, utility room with WC, kitchen /breakfast room, central hall, sitting room, dining room, snug, bedroom, two offices, gym and WC/utility.

First Floor – three bedrooms, three bath/shower rooms and dressing rooms.

LodgeGround Floor – Vestibule, hall, living room / hall, dining room, kitchen, utility room and WC.

First Floor – three bedrooms, two bathrooms and two walk-in wardrobes.

The houses share a courtyard garden which extends outwards through carefully stocked and beautifully landscaped borders with many flowering shrubs and structural tree planting creating a formal garden setting to the rolling countryside beyond.

Wide paths have been created linking the various stables and woodland adjacent has been turned into a natural pond area filled with wildlife beside which is a terrace and summerhouse.

THE FARM BUILDINGSThere is a good range of modern farm buildings at Todd Fall providing livestock housing and spacious general storage for machinery, bedding and feedstuffs. Additionally, there are a range of separate stable buildings from traditional stone built loose boxes to purpose built stables and tack room. There are three turnout pens with hardcore bases, drainage and woodchip surfaces.

In general, the main farmyard is well presented and has plenty of hardstanding and good access all around.

There is also an attractive range of traditional stone buildings in addition to the converted barn which have considerable potential to be incorporated within the existing properties or developed to create additional accommodation for staff or letting as appropriate and subject to planning permissions.

Building Description Size (m)1 Barn – 8 bay, steel portal frame with concrete floor and corrugated asbestos roof with

lean-to machinery store at rear. Floored mezzanine storage area.36.8 m x 13.0 m

2 Lean-to with gates – open-fronted steel portal frame with concrete floor and corrugated asbestos roof.

7.0 m x 3.5 m

3 Barn – 3 bay, steel portal frame with concrete floor, stub block walls, Yorkshire board cladding and corrugated asbestos roof.

13.8 m x 12.0 m

4 Sheep race – lean-to with pens and sheep-handling unit. 3.0 m x 12.0m5 Manège with rubber/sand surface 22.0 m x 36.0 m6 Stables – block of 5, brick-built with corrugated asbestos roof and passageway. Water and

power.18.0 m x 5.8 m

7 Stables – block of 4, timber-built with overhang and concrete apron. Water and power. 14.0 m x 3.5 m8 Stables – 7 stone-built with tiled roof (attached to farmhouse, lodge and cottage). Water

and power.

THE FARMLANDThe farmland surrounds the steading providing a high degree of privacy. It is gently undulating rising from 120 m above sea level 135 m shown on the LandIS soilscape plan as being freely draining slightly acid loamy soils.

The land is all sown to grass in long term leys, all of which is linked to the stables and farm buildings by double hedged gallops, properly installed and drained by the previous racing yard owners.

In total there are approximately 70.00 acres of which 57.59 is permanent pasture and about 1.3 acres of amenity woodland. In addition, there are about 5 miles of recent hedgerows and over 40 specimen trees planted. Water is available to all fields.

FARMING ARRANGEMENTSTodd Fall Farm is farmed in-hand and is renowned for the production of Wensleydale sheep and Dales ponies, both of which have produced award winning stock across the country.

GENERAL INFORMATIONPublic Rights of Way and Easements: This property is sold subject to and with the benefit of all rights of way whether public, private, rights of water, light, support, drainage, electricity and other rights and obligations, easements, quasi-easements, restrictive covenants and all existing and proposed wayleaves whether referred to or not.

There are three footpaths crossing the farm.

Services, Council Tax and Epc

Property Services Heating Council Tax Band

EPC rating

Farmhouse & Annex Mains electricity and water, private drainage

Oil central heating D E (41)

Cottage Mains electricity and water, private drainage

Oil central heating A D (68)

Lodge Mains electricity and water, private drainage

Oil central heating A D (67)

Farm Buildings Mains electricity and water, private drainage

Statutory Designations: An area of woodland to the east of the steading has been identified within National Forest Inventory and the Priority Habitat Inventory for Deciduous/Broadleaved Woodland.

Historic England have identified Todd Fall Farmhouse as being of architectural importance and have Listed it Category B.

Local Authority: Darlington Borough Council Tel: 01325 405000

Planning: Some of the traditional farm buildings may have development potential subject to the appropriate planning consents. The planning reference for the barn conversion is 03/00379/CU and can be found on the Darlington Borough Council planning website along with other applications and consents relating to Todd Fall Farm.

Nitrate Vulnerable Zone (NVZ): Part of Todd Fall Farm lies within a NVZ.

Agri-Environmental Schemes: Todd Fall Farm has not been entered into a Countryside Stewardship Scheme.

Basic Payment Scheme: The land has been registered with the Rural Payments Agency. 24.31 units of non-SDA Basic Payment Scheme (BPS) entitlements will be included in the sale.

A value of the Entitlements will be apportioned with the sale price. The vendor will then transfer these to the purchaser on completion in accordance with the regulations of the Scheme.

Field No Grass (ha) Wood (ha) Other (ha) Total (ha) SPS Eligible Area (ha)

Total (ac)

5287 1.68 1.68 1.68 4.157290 1.13 1.13 1.13 2.797882 0.14 0.14 0.14 0.357263 1.31 0.66 1.97 1.31 4.877379 0.20 0.20 0.20 0.498078 0.47 0.47 0.47 1.167655 1.99 1.99 1.99 4.928266 1.80 1.80 1.80 4.458776 0.22 0.22 0.22 0.548288 0.20 0.12 0.03 0.35 0.20 0.867890 0.36 0.36 0.36 0.897773 0.12 0.12 0.12 0.306667 1.92 1.92 1.92 4.745862 0.23 0.23 0.23 0.578801 0.46 0.46 0.46 1.148895 0.36 0.36 0.36 0.898097 0.23 0.23 0.00 0.579395 0.41 0.41 0.41 1.019794 0.72 0.72 0.72 1.780498 0.95 0.95 0.95 2.350104 0.36 0.36 0.36 0.899685 0.13 0.13 0.00 0.329733 1.62 1.62 1.62 4.009140 0.11 0.11 0.11 0.279836 0.13 0.13 0.13 0.320537 1.93 1.93 1.93 4.771721 2.74 0.03 2.77 2.74 6.841731 0.10 0.10 0.10 0.251714 0.16 0.16 0.16 0.401713 0.28 0.28 0.28 0.691504 1.16 1.16 1.16 2.871802 0.71 0.71 0.71 1.751703 0.17 0.17 0.17 0.428941 0.06 0.06 0.00 0.151610 0.17 0.17 0.17 0.42

2.87 2.87 0.00 6.82TOTAL 24.31 0.54 3.59 28.44 24.31 70.27

Method of Sale: Todd Fall Farm is offered for sale by private treaty with vacant possession throughout.

Fixtures and Fittings: Unless specifically mentioned, any moveable items will be excluded from the sale but available by separate negotiation. The equine stocks and sheep race are excluded but available separately.

Boundaries: Neither the vendor nor the vendor’s agent will be responsible for defining the boundaries or their ownership thereof and the purchaser(s) shall rely on their own inspection and the information appearing in the Land Registry.

Sporting, Timber and Mineral Rights: Sporting, timber and mineral rights are included in the sale in so far as they are owned.

VAT: Any guide prices quoted or discussed are exclusive of VAT. Should any part of this sale or any rights attached to it become chargeable then this will be payable by the purchaser. We are not aware that any election to VAT has been made at this time.

Ingoing Valuation: In addition to the purchase price, the purchaser will take over and pay for the cultivations, stocks and stores at valuation. Payment is to be made on completion and at a figure assessed by the vendor’s valuer based on CAAV or contractor rates where applicable and invoiced for cost of seeds, fertilisers and sprays applied plus enhancement value.

Solicitors: Roythornes Solicitors, Enterprise Way, Spalding, Lincolnshire, PE11 3YR.

Employees (TUPE): No staff will transfer with the sale of the property.

Viewing: Appointments to view will be through the Selling agents only. Given the potential hazards of a working farm we ask that all parties wishing to view are as vigilant as possible, particularly around buildings, livestock and machinery.

To reach Todd Fall Farm from the south take junction 58 off the A1 on to the A68 signposted to Corbridge. At the first roundabout take the first left taking the second right after about 2 miles onto White House Lane, signed Heighington 1.5 miles. Continue along this lane until its natural end and the gates to Todd Hall Farm are directly in front.

CONDITIONS OF SALE Purchase Price & deposit: Within 7 days of exchange of contracts a non-returnable deposit of 10% of the purchase price shall be paid. The balance will fall due for payment on completion at a date to be agreed and whether entry is taken or not with interest accruing at a rate of 5% above the Bank of England base rate.

Disputes: Should any discrepancy arise within these particulars of sale or the interpretation of them, the question shall be referred to the arbitration of the Selling Agents whose decision acting as experts will be final.

Plans, Areas and Schedules: These are based on the Ordnance Survey and Rural Land Register and are there for reference only. They have been carefully checked by the selling agents and the purchaser shall be deemed to have satisfied himself as to the description of the property and any error or mis-statement shall not annul the sale nor entitle either party to compensation in respect thereof.

Overseas purchasers: Any offer by a purchaser(s) who is resident outside of the United Kingdom must be accompanied by a guarantee from a bank who is acceptable to the sellers.

Lotting: It is intended to offer the property for sale as described, but the seller reserves the right to divide the property into further lots, or to withdraw the property, or to exclude any property shown in these particulars.

Apportionments: The council tax, rental income, RPA payments and all other outgoings and incomings shall be apportioned between the seller and the purchaser(s) as at the date of completion.

DISCLAIMER NOTICE: PLEASE READ: GSC Grays gives notice to anyone who may read these particulars as follows:1. These particulars, including any plan, are a general guide only and do not form any part of any

offer or contract.2. All descriptions, including photographs, dimensions and other details are given in good faith but

do not amount to our presentation or warranty. This should not be relied upon as statements of facts and anyone interested must satisfy themselves as to their corrections by inspection or otherwise.

3. Neither GSC Grays nor the vendors accept responsibility for any error that these particulars may contain however caused.

4. Any plan is for guidance once only and is not drawn to scale. All dimensions, shapes, and compass bearings are approximate and you should not rely on them without checking them first.

5. Nothing in these particulars shall be deemed to be a statement that the property is in good condition, repair or otherwise nor that any services or facilities are in good working order.

6. Please discuss with us any aspects that are important to you prior to travelling to the property.

Particulars written: November 2019Photographs taken: May 2019

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100043767). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.

www.gscgrays.co.uk

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100043767). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE.