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295.63 acres, Ramsgill, Harrogate, North Yorkshire, HG3 5RT
For Sale -
Guide Price £2,500,000
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Description
An exciting opportunity to purchase a commercial upland livestock farm with a substantial detached and modernised 5-bedroom farmhouse, excellent range of traditional farm buildings, useful range of modern livestock buildings and sat centrally within approximately 295ac of productive meadow, pasture and allotment land. The property also includes sheep gaits on the adjoining moor.
Farmhouse
Raygill House Farmhouse is a traditional detached stone-built farmhouse sat in an elevated position with enviable views over Nidderdale. The property has recently been modernised throughout and provides comfortable and functional living space across two floors.
The accommodation comprises an entrance porch leading to an open plan kitchen/diner with modern fitted units and an electric night storage AGA suited to the farmhouse. An open archway leads through to the sitting room with views to the front of the house and with a cosy feel from the woodburning stove and oak flooring. A front porch provides access to the patio and garden area. Off the hallway is a generous double bedroom with en-suite shower room on the level ground floor. A doorway off the kitchen leads to the attached garage and utility room providing valuable storage space.
The first floor provides four double bedrooms, each with built in oak furniture and wardrobes. Two further en-suite shower-rooms and a main house bathroom provide suitable accommodation for families and guests.
To the front of the house is a generous garden laid mainly to lawn with full width patio adjoining the house. To the rear is a large gravel yard with ample parking for many cars leading to the garage.
The property benefits from UPVC double glazing throughout, zoned underfloor heating, fitted oak furniture to all bedrooms with matching oak doors and staircase. Additional attic storage is also available.
Farm Buildings
A good and well-maintained range of traditional stone barns adjoin the access and form a courtyard close to the farmhouse with an excellent range of modern farm buildings running to the east.
The buildings are well suited for use as a mixed cattle and sheep farm with the holding being used solely for sheep in recent years. Internal dividing gates and pen systems have been designed by the current owners to maximise the use of the modern buildings during lambing time and reduce labour requirements.
The buildings are shown numbered on the plan and described below:
Building 1 – Two storey stone barn 10.53 x 4.3m
Building 2 – Stone Lean-to loose boxes 4.21x4.3m and 4.12 x 2.11m
Building 3 – Single storey stone mistal 12.41 x 5.48m
Building 4 – Single storey stone stables 12.84 x 3.65m
Building 5 – Stone cart shed 5.51 x 5.71m
Building 6 – Timber frame straw shed 12.05 x 6.03m
Building 7 – Stone store & workshop 7.67 x 5.3m
Building 8 – Timber frame sheep shed/general purpose building 18.15 x 6.15m
Building 9 – Steel frame livestock shed 22.44 x 9.31m
Building 10 – Steel frame livestock shed 17.97 x 8.76
With further 4.25 x 5.89m loose box
Building 11 – General purpose steel frame shed 24.20 x 11.98m
Building 12 – Sheep pens & Handling system 8.78 x 5.97m
Building 13 – Two storey stone field barn 11.09 x 6.74m
Land
The land extends to approximately 295.63 Ac (119.64 Ha) and comprises a ring-fenced block of meadow, pasture and allotment land which surrounds the farmstead.
The land is well walled and fenced with recent capital grant schemes providing improvements to many boundaries. Access tracks lead away from the steading to all main blocks and natural spring and stream drinking points serve much of the land.
The land is a mix of Grade 4 and 5 with soils of the East Keswick 2 series rising to soils in the Winter Hill series. These are described as deep well drained fine and coarse loamy soils with steep slopes locally, rising to thick very acid raw peat soils onto the top allotments and moorland.
Sheep Gaits
Raygill House Farm benefits from 332 sheep gaits over Ramsgill Moor, a registered common with the rights recorded in the commons register.
Ramsgill Moor extends to approximately 2,354 acres (952Ha) and is managed as a commercial grouse shoot. There are a total of 1,132 gaits over the moor however at present only rights belonging to Raygill House Farm are exercised.
The moor is entered into a 10-year Countryside Stewardship Scheme Higher Tier Agreement running from January 2022. An agreement exists between the owner and the grazier with an annual payment made to the owner of Raygill House Farm for the correct grazing, shepherding and management of the sheep flock. The most recent annual payment is in the sum of £9206pa and this is understood to be transferable to a new owner should they wish to continue to manage a moorland flock.
Full details of the scheme are available upon request.
The hefted flock may be available by separate negotiation.
Location
Raygill House Farm lies within the Nidderdale Valley in an elevated setting overlooking Gouthwaite Reservoir and running up to Ramsgill Moor. The land lies between 140m and 330m above sea level.
Tenure and Occupation
The tenure of the property is understood to be freehold. Vacant possession will be available upon completion.
Sporting, Timber and Mineral Rights
The sporting rights for grouse and black game over the area hatched black on the sale plan are excluded from the sale, being owned by an adjoining owner.
All other sporting rights are owned with the property and are included in the sale. There is scope to run a small shoot over the farm however the pheasant shooting has been leased out over recent years in return for additional grazing rights over the moor.
The timber and mineral rights are included in the sale.
Services
Mains electricity is connected to the house and buildings.
Heating within the farmhouse is from an oil-fired boiler with zoned underfloor heating to much of the ground floor and an electric night storage AGA within the kitchen. Sewage runs to a package treatment plan installed in 2012.
The farmhouse and buildings are connected to a shared spring water supply. This supply runs off the moor to a collection tank marked ‘Water Tank’ on the land. From there it feeds a holding tank (WT on the plan) before running to the farmhouse, Raygill Cottage and Raygill Barn. UV filters and pumps are housed in the garage to supply the farmhouse.
Access and Rights of Way
The property is accessed over a shared track running from Ramsgill village along the route A-B-C. The property benefits from a legal right of access over this stretch of track. The property also has access off the highway at point W on the plan.
Raygill Cottage, Raygill Barn, Ramsgill Moor and Yorkshire Water each have a right over the same track and running along the route A-B-C-D-E-F-G. Maintenance of the track is on a shared basis between the owners.
The vendors are retaining a right of way on foot and with vehicles over the route W-X-Y-Z on the plan to access their retained land.
There are no public rights of way crossing the farm, however fields 1566, 1382, 4135 and 6554 are open access land.
Directions
From Pateley Bridge turn at the fuel station heading towards Ramsgill & Lofthouse. Continue on the road for approximately 4 miles, passing Gouthwaite reservoir on your right. On entering the village of Ramsgill, turn left before you reach the church up a single width access track which is marked by a For Sale board opposite. Continue up the track through a series of hairpin bends until the track levels out and Raygill House Farm is on your left-hand side.
Boundaries
Where the boundary maintenance responsibilities are known or to be allocated, these are shown on the site plan by an inward facing T mark.
Field Schedule
See brochure.
Wayleaves, Easements and Rights of Way
The property is sold subject to all Rights of Way, public and private, which may affect the property.
Notwithstanding the above, a concrete tunnel/pipeline passes through the land carrying water to Bradford on the Nidderdale aqueduct. This is believed to be covered under an easement in favour of Yorkshire Water with the benefit of a right of way over the farm track.
Various overhead electricity lines cross the farm held on wayleave agreements.
Planning Matter
It is considered that the traditional stone buildings on the holding have scope for conversion to for additional dwellings and that such a scheme would fit within the Harrogate District Local Plan policies at present, subject to certain criteria. No application has been made and it is up to prospective purchasers to make their own enquiries.
Basic Payment Scheme
BPS Entitlements are now de-linked and all future De-Linked payments will be retained by the seller.
Environmental Stewardship Schemes
The farm is entered into a Countryside Stewardship Scheme Mid-Tier agreement running for 5 years from January 2023 with the latest annual payment of £11,611.
The land is also entered into a Sustainable Farming Incentive Agreement running for 3 years from January 2024 with an annual payment of £6,913pa.
The Moorland is also subject to a CSS Higher-Tier agreement (see Sheep Gaits section for details) with the most recent annual payment being £9,206pa.
Full details of the schemes are available upon request with purchaser having the option to take over the agreement on completion.
Fixtures and Fittings
Only those items specifically stated in these particulars are included in the sale. Additional items may be available by separate negotiation.
Health and Safety
Please note this is a working farm with livestock and vehicles/machinery present. Care should be taken during all viewings.
Farm Dispersal Sale
The vendor reserves the right to hold a dispersal sale on the farm between exchange and completion.
Council Tax and EPC
The farmhouse is within Band C. The Energy Performance rating is band C with potential for Band A.
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