Westley Hall Farm, Church Lane, Westley Waterless, Newmarket, CB8 0RL

Location

‘Providing an Opportunity for Investor and Farmers’

Productive Grade 2 Arable Land

Agricultural and Commercial Buildings

DIY Livery

Detailed Description

INTRODUCTION
Westley Hall Farm extends to approximately 414.52 acres (167.75 hectares) in total.

With its combination of three residential dwellings, a range of modern and traditional buildings currently in agricultural use and commercially let, an established livery yard with paddocks, together with 382.06 acres (154.62 hectares) of productive arable land, Westley Hall Farm is a rare offering in the market.

The Farm is split into two main holdings being the land, buildings and properties situated at Westley Waterless and Burrough End and the land at Weston Green, near Weston Colville.

The productive arable land has been farmed “in hand” through a Contract Farming Agreement. The current Contractor is interested in continuing with this arrangement subject to agreeing terms with a Purchaser.

METHOD OF SALE AND LOTTING
The property is for sale as a whole or in up to 6 lots.

GUIDE PRICES
Lot 1: £3,600,000 – Sold Subject to Contract
Lot 2: £900,000 – Sold Subject to Contract
Lot 3: £620,000
Lot 4: £50,000 – Sold Subject to Contract
Lot 5: £700,000 – No. 53 Sold Subject to Contract
Lot 6: £430,000
As a Whole: £6,300,000

LOT 1 – 326.65 ACRES (132.20 HECTARES)
LAND – The arable land extends in total to 321.70 acres (130.19 hectares) split into two blocks situated on both sides of the B1052. The main block is situated on the southern side of Main Street in Westley Waterless. The eastern block is situated on the south side of Burrough End. The fields benefit from access directly off the Public Highway with a track leading off Balsham Lane to the west providing internal access to the western land and the agricultural buildings.

In addition there are two small areas of woodland extending to 0.77 acres (0.31 hectares) and some areas of scrubland/field edges and tracks extending to 3.01 acres (0.86 hectares). There are two areas of land excluded from the Vendors Title, which are within Parcels 4951 and 2993 (approx 2.06 acres), but have been farmed by The Vendors since they have owned the farm. The Vendor will transfer any interest which they have to a Buyer and if requested will provide the appropriate statutory declarations confirming they have farmed and occupied the land for many years.

BUILDINGS – There are two agricultural buildings situated to the south of St Marys Church. These can be accessed via the track off Balsham Lane or via the access leading off Church Lane.

Two buildings and a Lean-to in the corner of field parcel 2993 are accessed off Balsham Lane and are currently let to third parties providing a total gross income of £18,600 per annum.

LOT 2 – 22.39 ACRES (9.05 HECTARES)
BUILDINGS – A range of modern and traditional buildings accessed off Church Lane. The Traditional Range comprises a number of units which are let to third parties along with one of the modern buildings and part of the yard. These units provide a current gross income of £30,900 per annum. Within the traditional range are a number of stables and buildings used as a DIY livery yard. The livery yard currently has 12 stables in use providing a gross income of £24,960 per annum.

The remaining buildings are occupied by the farming enterprise but could be suitable for alternative uses, subject to planning.

LAND – The grassland extends in total to 16.91 acres (6.84 hectares) situated on either side of the yard and buildings. The land is separated into paddocks by post & rail fencing. Adjacent to the yard is a flood lit outdoor riding school. The access and strip of land adjacent to No. 50 Main Street (Parcel 0125) will be included with lot 2 to enable an alternative/additional access to the land to the rear to service any future development, subject to planning.

LOT 3 – 61.98 ACRES (25.08 HECTARES)
The land includes 60.35 acres (24.42 hectares) of arable land split into two blocks by a track in third party ownership. The western parcel comprises one field whilst the eastern block is split into two fields.

Although a public bridleway crosses the eastern block, in practice users are utilising the route that has been naturally created adjacent to the track. The Vendor is currently in consultation with the Council to close the existing bridleway and re-route along the edge of the field. A Memorandum of Understanding has been signed and a copy can be obtained from the Selling Agents.

We understand the surrounding land (not owned by the Vendor) has been under consideration for a solar scheme.

LOT 4 – 2.45 ACRES (0.99 HECTARES)
A single grass paddock benefitting from post & rail fencing and access directly off the public highway.

LOT 5
NO. 53 & 54 MAIN STREET – A pair of semi-detached dwellings constructed of rendered brick under a slate roof, each comprising two bedrooms, lounge, Kitchen and bathroom. The properties have been modernised and refurbished in recent years. The dwellings benefit from off road parking and gardens.

Currently the properties are occupied under Assured Shorthold Tenancies with a combined rental income of £20,400 per annum.

NORRIS BANK – Situated adjacent to No. 53, Norris Bank is a plot of land extending to 0.36 acres (0.15 hectares) which may be suitable for development either as a separate dwelling or combined with No. 53 & 54 for a complete re-development of the whole site, subject to planning.

LOT 6
NO. 50 MAIN STREET – A semi-detached dwelling constructed of brick under a slate roof, comprising 3 bedrooms, lounge, kitchen and downstairs bathroom. A strip of the existing garden will be included within Lot 2 and rights will be granted to the purchaser of Lot 6 for access at all times to the dwelling. The property will still benefit from off road parking and a garden.

The property has been occupied under an Assured Shorthold Tenancy; however, the Tenant has served Notice and the Property will be vacant from the end of March 2025.

ENERGY PERFORMANCE CERTIFICATE
No. 50 Main Street – F
No. 53 Main Street – E
No. 54 Main Street – E

DEVELOPMENT CLAWBACK
In relation to the Property, excluding the areas already subject to an overage, the Vendor reserves the right to receive 30% of any uplift in value in the event that planning permission is granted (payment on the earlier of sale or implementation) for any use other than agricultural or equine, for a period of 30 years from the date of completion.

Lot 1: Part of parcel 1259 is subject to an existing overage. In addition, Parcel 2099 is also subject to an existing overage.

Lot 3: The western land (parcels 5945, 5660, 7176) is subject to an existing overage.

Further detail relating to these overages is available from the Selling Agents.

HOLDOVER
1. To hold a machinery sale on the premises up to the 30th October 2025; and
2.To store grain in the grainstore until 1st May 2026, if required.

VIEWINGS
Viewing is strictly by appointment with Brown & Co.

Please contact:
Robert Fairey – 01284 731 450/07768 465 741
Robert.fairey@brown-co.com

Nicholas Staton – 01284 339 111/07788 362 305
Nicholas.staton@brown-co.com

HEALTH AND SAFETY
For your own personal safety and that of others, interested parties should be vigilant and follow instructions given by the vendor or Brown & Co when inspecting the property. Particular care should be taken when walking around areas where machinery or vehicles are operating

WHAT 3 WORDS LOCATION SEQUENCE
Lot 1 – ///craft.rosier.rural
Lot 2 – ///mammals.corrode.entertainer
Lot 3 – ///support.lunch.blink
Lot 4 – ///former.speeches.deriving
Lot 5 – ///songs.basically.watching
Lot 6 – ///scale.frogs.surpassed

Summary

Key points

• ‘Providing an Opportunity for Investor and Farmers’
• Productive Grade 2 Arable Land
• Agricultural and Commercial Buildings
• DIY Livery
• Sporting and Development Potential

Contact

Brown & Co
Tel: 01284 725715
Nicholas Staton
nicholas.staton@brown-co.com
https://www.brown-co.com
Brown & Co
Tel: 01284 731450
Robert Fairey
robert.fairey@brown-co.com
https://www.brown-co.com

EPC