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Cross Green Farm, Thelnetham

Guide Price £3,750,000

Property Details

It is our pleasure to offer for sale Cross Green Farm, Thelnetham, set in over 330 acres. The farm has been in the same family ownership for over 60 years and retirement brings about the sale.

The property is set in a picturesque area of north Suffolk and provides you with a first class proposition to acquire an arable farm, alongside a substantial pig unit and a poultry unit. There is a detached four bedroom period residence standing in grounds of just under one acre to complete the offer.

The land is mostly arable and situated in large blocks, making it suitable for modern practices.

The pig unit is a fully equipped 250 place sow unit with facilities to house all progeny to approximately 100kg liveweight.

The 15,000 sq ft free-range poultry unit, set in three acres, is let out.

Location and Amenities The property is located in Thelnetham, a village which lies on the southern side of the River Little Ouse on the Norfolk-Suffolk border.

Thelnetham lies nine miles from the thriving market town of Diss, with its historic mere and mainline railway connection to London Liverpool Street (90 mins). Norwich, Bury St. Edmunds and Ipswich are all approximately 20 miles distant, providing outstanding recreation, shopping and schooling opportunities.


The Land The productive land extends to 321.5 acres (130 hectares) of predominantly arable land farmed in nine enclosures. The soil is mainly Burlingham 3, which is quite easy working being a fine loamy soil; with patches of Beccles 1 series soil type, a heavier sandy clay loam; Isleham 2, a deep permeable sandy and peaty soil; and Newport 4, a sandier soil type.

The land is suitable for the growing of cereal, protein, oilseed and root crops. The land has been achieving yields of 10T/ha for winter cereals; 7.5T/ha for spring cereals; and 80T/ha for sugar beet.

The soil has benefitted from regular applications of pig and poultry manure and pig slurry derived solely from the holding, which has improved soil fertility and structure.

The relief is flat, or gently undulating. The external and internal boundaries are formed by a mixture of hedges, ditches, roads and rivers. The land has been registered for and is claimed under the Basic Payment Scheme.

LOT 1 - 110AC (44.62HA) A period residence, a range of farm buildings and an adjoining arable field.

The Land The single enclosure of gently undulating arable land extending to just over 105 acres (42.79 hectares), lies adjacent to the farm buildings. The land is accessed from the farmstead and also via the surrounding public highways. A public footpath runs along the southern boundary and a Byway Open to All Traffic along the western boundary.

Cross Green Farmhouse The property consists of a four bedroom detached period residence set within grounds of just under one acre.

The property has two main reception rooms, kitchen, pantry and office/study, together with four bedrooms and a family bathroom upstairs. A single garage is attached to the property. The house sits centrally within its grounds, which are mainly laid to lawn. There is a range of outbuildings running to the side of the property, which provide ample storage facilities and a further garage.

The property would benefit from a scheme of sympathetic modernisation.

Pig Unit and Farm Buildings A 250 place pig breeding unit, together with fattening for all progeny up to 100kg liveweight, lies adjacent to the farmhouse; along with grain stores, bins, mill-mix unit, Dutch barn and various other storage sheds. There are facilities for over 1000 tonnes of grain storage in bins alone and six months storage of dirty water. A borehole, located in the main farmyard, currently supplies the pig unit with water.

The unit has produced an average of 29.63 weaned pigs per sow per year; average weight of pigs out 90.23kg; daily L.W.G per pig 713 grams; and a feed conversion ratio of 2.09, all from 1 June 2017 to 31 May 2018.

Farm Buildings

1. Metal above ground feed holding bins, approx 4 x 8 tonnes (11m x 6m) Brick support base, providing covered discharge area for feed wagons, with overhead augerveyor linking into mill and mix unit (6).

1a. Range of outbuildings adjacent to Cross Green Farmhouse (21m x 5m) Provides useful storage areas and covered garaging.

2. Machinery shed (28m x 14m). Pitched asbestos roof, brick walling, sliding doors to eave height, concrete floor.

2a. Lean-to shed to machinery shed (20m x 8m). Mono-pitched roof, brick walls with sliding doors to ridge/eave height and concrete floor.

3. Dutch barn (30m x 18m). Steel portal framed barn with pitched roof. Part open, part metal clad sides. Dirt floor used for straw storage.

4. Weaner shed (35m x 11m). Purpose built weaner shed approximately four years old. With automated feeding and drinking system on slatted floors. Central viewing passageway. Split into eight pens, accommodating 8kg - 40kg weaners.

5. Farrowing shed (15m x 4m). Portakabin farrowing shed to house up to twelve farrowing sows and progeny. With automated feeders and drinkers. On slatted floor.

A range of adjoining farm buildings Comprising various pitched roof buildings and lean-tos (6, 6a, 6b, 6c, 6d, 6e and 6f).

6. Mill and mix unit with farrowing accommodation (23m x 11m). Pitched asbestos roof, concrete floor and brick walling. Stairs to first floor; grain intake bins (5 x 7 tonnes) and further bins (6 x 8 tonnes). These bins feed into the mill and mix unit, which is linked into the adjacent grain intake area (6f) via augerveyor and feed holding bins (1).

6a. Dry sow yard and sow yard. Pitched asbestos roof (19m x 17m with lean-to 19m x 6m), concrete floor. Concrete block walling to sides.

6b. Sow and gilt yard (17m x 5m). Covered yard area with mono-pitched asbestos roof and concrete floor.

6c. Sow and gilt yard (15m x 5m). Covered yard area with mono-pitched asbestos roof and concrete floor area.

6d. Sow and gilt area (23m x 11m). Lean-to asbestos roof with brick walling on concrete floor. Separated into nine pens with push out dunging passage and covered bed area.

6e. Lean-to shed to dry sow yard (21m x 9m). Lean-to to shed 6a, with asbestos roof, concrete block walling to sides and concrete floor, split into seven separate pens.

6f. Grain intake area (30m x 9m). Reception pit for grain, fed via augerveyor and conveyor belt systems to various grain intake bins and across to mill and mix unit (6). 4 x 60T bins; 7 x 40T bins; and 1 x 20T emptying bin.

7. Dry sow and boar service house (26m x 9m). Pitched asbestos roof, concrete block walls on concrete floor, sliding door entrances for personnel and muck handling system. Space for 40 dry sows in eight pens, with two boars in two separate pens.

8. Weaner shed (10m x 5m). Pitched roof shed with wooden sides, used for weaners with four kennels and four transition feeder kennels.

8a & 8b Circular grain bins, each with 250 tonne capacity. Fed by in-line augerveyor. Galvanised corrugated metal sheeting on concrete floor, with underground conveyor and sweep auger.

9. Farrowing shed and weaner shed (43m x 10m). Asbestos pitched roof shed with steel frame and insulated panel sides, on a concrete base. 32 farrowing crates, ten kennels and two transition feeder kennels.

10. Farrowing shed (25m x 6m). Asbestos pitched roof shed with insulated panel sides, set within steel frame on concrete floor. 16 farrowing spaces in two rooms.

11. Finishing shed (25m x 24m). Two mono-pitched sheds separated into various cubicles, with a pitched roof covered central passageway. Split into eight pens holding 50 per pen = 400.

12. Finishing shed (26m x 42m). Two mono-pitched sheds separated into various cubicles, with a pitched roof covered central passageway. 14 pens holding 50 per pen = 700.

13. Finishing shed (26m x 24m). Two mono-pitched sheds separated into various cubicles, with a pitched roof covered central passageway. Eight pens holding 50 per pen = 400.

14. Dirty water storage lagoon. With capacity for approximately six months dirty water.

LOT 2 - 105.7AC (42.78HA) A free-range poultry unit, two adjoining farm buildings and a surrounding arable enclosure.

A single arable enclosure extending to just under 100 acres (40.33 hectares), with access along three sides. Footpath running along western boundary.

There are two adjoining pitched roof farm buildings, which together have a footprint of
368sq.m (3,961sq.ft) and are used for general agricultural storage purposes, but have development potential. There are two areas of concrete hardstanding used for storage.

The free-range poultry building measures 15.3m (50.54ft) x 92.3m (302.7ft), or 1,412sq.m (15,195sq.ft), with verandas providing an additional 495sq.m (5,324sq.ft) of covered area and is let along with the adjacent three acres. The unit is let and generates an income of approximately £15,000 per annum.

LOT 3 - 3.59AC (1.45HA) Agricultural land in a single arable enclosure with access on two sides.

LOT 4 - 2.26AC (0.91HA) Agricultural land in a single arable enclosure with access on three sides.

LOT 5 - 2.94AC (1.19HA) Agricultural land in a single arable enclosure with access on up to two sides. Public footpath running along southern boundary.

LOT 6 - 7.94AC (3.21HA) Agricultural land in a single arable enclosure with access on up to two sides.

LOT 7 - 38.23AC (15.47HA) Agricultural land in two enclosures (8145 and 0363). Enclosure 8145 is cropped. Access on west side. Enclosure 0363 has been used for ELS and Greening purposes over recent years and is presently grass or fallow. This enclosure runs up to the River Little Ouse at its northern extremity.

Footpath through field 0363, from SW corner (where access is also obtained), along western boundary, before crossing to the eastern boundary at the mid point. The footpath continues along the eastern boundary until it joins the Angles Way, which crosses east/west in the northern section of the field.

LOT 8 - 61.34AC (24.82HA) Agricultural land in a single enclosure with access on two sides. Gentle relief from east towards north-west. With concrete pad.


Method of Sale The property is offered for sale by Private Treaty as a whole or in up to eight Lots. If purchased as a whole, or at the very least Lots 1 and 2, then the trading company of the vendors, E J Aves (Farms) Ltd, would also be made available.

Services The farmhouse and all buildings at the pig and poultry units are served by mains water and electricity. The farmhouse has a private drainage system and oil fired hot water and central heating.

Borehole* The property benefits from a private borehole, used to supply the pig enterprise.

Entitlements The relevant number of entitlements will be included in the sale and transferred to the buyer(s) after completion.

Ingoing Valuation Dependent upon the date set for completion, payment may be required for established crops.

Entry The purchaser(s) may be granted the right of early entry onto the land (as Licensee) upon the payment of an additional 10% deposit following exchange of contracts.

Wayleaves, Easements and Rights of Way The property is offered subject to and with the benefit of all Rights of Way, whether public or private, all wayleaves, easements and other rights whether specifically referred to herein or not. Where an annual wayleave payment is received, this will be transferred through to the buyer(s) after completion.

Assessments* Land drainage charges are payable to the Environment Agency.

Sporting, Timber and Mineral Rights All sporting, timber and mineral rights are included within the sale of the freehold insofar as they are owned.

Employment* Where appropriate, the Purchaser(s) will be responsible for complying with the statutory provisions of the Transfer of Undertakings (Protection of Employment) Regs 2006. There are currently three full-time employees on the holding, details of which can be provided on request.

Tenant Right There will be no charge for unexhausted manurial values of fertiliser, nor will the purchaser(s) be entitled to make any counter claim for dilapidations.

Local Authority St. Edmundsbury Borough Council.

VAT Should any sale of the land or any right attached to it become a chargeable supply for the purposes of VAT, such tax shall be payable by the purchaser(s) in addition to any other sums.

Viewing By prior appointment with the selling agents.

* Items marked with an asterisk indicate that a copy of the relevant document(s) is held at the Agent's offices and can be emailed to interested parties or viewed by prior appointment.

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