Guide Price £1,050,0004 Bedrooms 2 Reception Rooms
Irthing House Farm
Productive grass farm extending to 37.35 Hectares (92.29 Acres) including a 4 bedroom farmhouse, 2 bedroom detached cottage, solar photovoltaic renewable energy source, and a range of modern farm buildings situated on the Northumberland and Cumbria border.
Irthing House Farm is situated in an elevated position above the small village of Gilsland with excellent views to the south, east and west. The river Irthing is situated on the western boundary of the farm and the remainder of the farm runs south down to Gilsland village.
Gilsland is 21 miles west of Hexham and 19 miles east of Carlisle, straddling the Northumberland and Cumbria border. The village provides amenity for visitors touring Hadrian’s Wall and other historical features in this area of rugged border county. Gilsland Hall is renowned for its sulphurous spa waters and is located a stone’s throw away from Irthing House Farm.
Irthing House Farm is a productive grass farm extending to 37.35 Hectares (92.29 Acres) including a farmhouse, detached cottage, solar photovoltaic renewable energy source and a range of modern farm buildings.
The farmhouse is built from traditional Northumbrian stone and includes generous ground floor living accommodation and four first floor bedrooms. It has been extended to include a ground floor open plan kitchen-diner and conservatory/garden room.
The cottage was previously an agricultural building and was converted in 1991into a single story dwelling with two bedrooms and living accommodation. The property is currently let on an Assured Shorthold Tenancy with vacant possession on completion of this sale available. However, it lends itself to holiday accommodation or separate accommodation for extended family if a purchaser wished.
The farm buildings are modern with steel portal frames situated around a concrete yard and livestock handling facilities. Previously the buildings were used for a dairy herd but more recently for general storage and lambing.
The majority of the fields have roadside access or are linked by grassed-over hard tracks. The land has previously been used for grazing dairy cattle but more recently sheep and cattle.
The property benefits from 4kW of solar photovoltaic cells (Solar Panels) which are fenced in a field to the north of the farmhouse. The panels provide electricity to the main farmhouse and feed in tariffs are received for the electricity generated at the highest tariff currently at £0.51 per kilowatt hour.
The majority of the fields have roadside access from a single carriage way, council adopted, unclassified road. Irthing House Farm has its own private road from the public highway. This then splits off right and left allowing the main farmhouse and cottage a private access from the main access down to the farm buildings.
The farmhouse occupies an elevated position overlooking Gilsland village and the surrounding countryside. It is built from Northumbrian stone with a slate roof. The main access to the farmhouse is at the rear of the property where the door opens to a large cloakroom, toilet and utility room. The ground floor offers extensive living accommodation with two reception rooms and a large open plan kitchen-diner and conservatory/garden room. The staircase is central to the property and leads to four bedrooms and a spacious family bathroom; three bedrooms are capable of accommodating double beds. At the front of the farmhouse is a porch which leads to a patio area, a manageable flower garden and a separate vegetable garden with greenhouse.
Situated close to the farmhouse is a large double garage built from breezeblocks and a steel framed building which is currently used for general storage.
A track passes between the farmhouse and the garage, providing vehicle access and parking for the detached cottage and an alternative access to the agricultural buildings.
The cottage is also built from Northumbrian stone with a slate roof and was formerly a traditional agricultural building. It is single story with two bedrooms, bathroom, large kitchen diner and a living room.
There is an extensive range of buildings all situated around concrete yard space and livestock handling facilities including sheep pens. The buildings are mostly modern steel portal frame buildings consisting of 2 indoor silage pits, 2 cattle courts and 2 general purpose agricultural buildings. They are currently used by the vendor for storage and a wood work business, along with a local contractor for machinery storage. Previously the buildings were used for a dairy herd but more recently for general storage and lambing.
There is a 60ft x 15ft workshop providing facilities for farm maintenance, joinery etc.
The land extends to 37.35 Hectares (92.29 Acres) and is split into 15 field parcels which are in the main productive permanent grass and a small amount of woodland; despite being situated in a area classified as being ’Severely Disadvantaged Area’ (SDA).
The land is categorised as Grade 4 and the majority of the soil across the holding is classified as being ‘freely draining, slightly acid, sandy soils’.
Most of the fields can be accessed from the council adopted unclassified road and have hard bases in the gateways. The field boundaries are a mixture of post and wire and stone walls.
Services and Solar Photovoltaic Panels
The properties have the benefit of fast broadband, mains water and electricity, wood burning stove and oil fired central heating.
The property benefits from 4kW of photovoltaic cells which provide electricity to the farmhouse and receive feed in tariff for the electricity generated at the highest tariff currently at £0.51 per kilowatt hour. The vendor entered into a 25 year lease and that lease has 17 years left to run.
Energy Performance Certificate
The farmhouse has a current EPC rating of band D. The cottage has a current EPC rating of band E. The Energy Performance Certificates are available on request.
The farmhouse falls within council tax band D, while the cottage is band B. The council tax charges can be found on the Northumberland County Council website.
Sporting and Mineral Right
The sporting rights are included in the freehold ownership of the property. The property benefits from single bank fishing rights on the river Irthing the full length of the western boundary. The mines and mineral rights are not included in the freehold ownership of the property.
Basic Payment Scheme and Entitlements
The vendor has claimed Basic Payment Scheme for the 2018 scheme year therefore the purchaser(s) will be required to sign an indemnification that they will maintain the land in good agricultural and environmental condition and follow the rules of Basic Payment Scheme and cross compliance regulations. Further to this the indemnification will hold the purchaser liable should the vendor be penalised for a breach of cross compliance. There is not a Countryside Stewardship Agreement at the property.
The Basic Payment Scheme SDA Entitlements will be included in the sale of the property.
The property is located in an area classified as being SDA. The River Irthing that runs west of the property, is identified and being a Site of Special Scientific Interest (SSSI), therefore the agricultural cross compliance regulations and management rules will apply. The property is also located in a Buffer Zone for a World Heritage Site (Hadrian’s Wall).
Public Rights of Way
Two public footpaths cross through the property. One footpath, labelled 545/005, runs adjacent to the River Irthing and passes between the farmhouse and the cottage, into the field behind the farmhouse, and to the council adopted road. The second footpath, labelled 545/006, is on the east of the property. Starting near the farm entrance it travels south east towards the railway line.
Other Rights and Easements
The property is sold subject to and with the benefit of all rights of way, water, drainage, watercourses and other easements, quasi or reputed easements and rights of adjoining owners, if any, affecting the same, and all existing or proposed wayleaves and all other matters registered by a competent authority pursuant to statute.
Electricity poles cross the property for which there is a wayleave agreement and annual payment. The property benefits from a three phase electricity supply.
If entering Gilsland Village from the east, continue under the railway bridge then immediately after turn sharp right up Rosehill Lane. Continue along that road for approximately 0.6 miles and Irthing House Farm entrance is clearly sign posted on the left.
4.91m x 5.26m (16' 1" x 17' 3")
4.91m x 4.38m (16' 1" x 14' 4")
9.20m x 4.97m (30' 2" x 16' 4")
3.29m x 6.50m (10' 10" x 21' 4")
1.92m x 2.84m (6' 4" x 9' 4")
1.18m x 4.38m (3' 10" x 14' 4")
4.90m x 5.00m (16' 1" x 16' 5")
4.90m x 3.29m (16' 1" x 10' 10")
1.84m x 4.98m (6' x 16' 4")
3.77m x 2.55m (12' 4" x 8' 4")
3.10m x 3.29m (10' 2" x 10' 10")
2.08m x 3.11m (6' 10" x 10' 2")
Cottage Living Room
4.90m x 3.86m (16' 1" x 12' 8")
4.00m x 2.78m (13' 1" x 9' 1")
Cottage Bedroom 1
3.85m x 3.77m (12' 8" x 12' 4")
Cottage Bedroom 2
2.82m x 3.67m (9' 3" x 12')
2.35m x 2.04m (7' 9" x 6' 8")