Description
A versatile livestock and dairy holding set in the beautiful West Dorset countryside, including four residential properties, an extensive range of agricultural buildings with well equipped dairy, totalling 484.35 acres.
Introduction - Commercial, livestock and dairy farms of this size and nature rarely come to the market in Dorset. Lower Kingston Russell Farm is a ring-fenced holding with flexible residential accommodation and a good range of adaptable farm buildings. The farm is fantastically located and provides an opportunity to operate a significant farming enterprise.
The current owners purchased the farm in 1998 and have since run the holding as a dairy farm, currently milking a herd of 400 cows. The residential properties comprise a well-proportioned farmhouse, a pair of cottages and a barn conversion.
The farmyard is at the heart of the holding and consists of a range of modern farm buildings and a parlour, surrounded by a total of approximately 484.35 acres (196.01 hectares).
Situation - Tucked away in the unspoilt Bride Valley, Lower Kingston Russell Farm enjoys an outstanding rural position in the heart of West Dorset's rolling countryside, just outside the village of Long Bredy. The farm is set amidst gently undulating pasture land with far-reaching views across its own farmland and along the Jurassic coastline.
Although in a tranquil and secluded setting, the farm is well-connected, lying just South of the A35. The County town of Dorchester is approximately 8 miles east, offering a wide range of amenities and direct rail links to London Waterloo. Further amenities are available at the popular market town of Bridport 7 miles to the west. The area is well served by independent and state schools including the Sherborne Schools, Leweston, Milton Abbey, Bryanston and Sunninghill Prep School.
The coast at East Bexington is 2 miles from the farm and the World Heritage Site Jurassic Coast offers excellent opportunities for walking, fishing and swimming. There are a number of well-regarded local seafood restaurants such as the Hive Beach Café along the coast.
Lot 1 - Lower Kingston Russell Farm -
The Farmhouse - The five bedroom farmhouse provides spacious accommodation over three floors, boasting beautiful gardens that overlook the farmland and surrounding valley.
The ground floor provides a useful living area, with a generously sized sitting room, dining room, study and conservatory, attractive spaces for family living and entertaining. The kitchen is equipped with a large 'AGA' range cooker and space for everyday dining.
The first floor has 5 bedrooms, a family bathroom and an ensuite. The second floor provides two further attic rooms.
Front and rear gardens are good sized and well kept. A conservatory overlooks the farmland to the south, providing glorious views over the rolling countryside.
A stone barn in the confines of the front garden provides useful storage.
1 & 2 Lower Kingston Russell Cottages - A pair of attractive semi-detached Grade II listed cottages of brick, stone and slate construction with rendered block extensions to the rear, private gardens and ample parking.
Both cottages have generously sized living accommodation and 3 bedrooms. The cottages offer further accommodation for staff, extended family or holiday lets, subject to the necessary consents.
Farm Buildings - A functional and adaptable range of predominantly modern farm buildings, with some traditional, extending to approximately 3,883 sq. m. in total.
The farm buildings are predominantly of steel portal frame and concrete block construction under fibre cement/ asbestos roofs.
Please see the particulars for further details.
Land - The land is in a ring-fenced block and totals 406.12 acres (164.35 hectares) with the farm buildings and farmhouse set centrally.
The holding is well served by a network of internal trackways, all constructed of stone quarried from the farm. The land is conveniently subdivided into good sized fields which are stock-fenced and served with water.
The land is classified as Grade 3 and comprises part fine loam over clay and part fine silt over clay soil. Some parts have been in arable rotation and capable of growing crops, but the land is currently all permanent or temporary grassland. It benefits from a lake and some dispersed areas of woodland.
Lot 2 -
Red Brick Barn & 22.90 Ac Of Pasture Land - A detached barn conversion (subject to AOC), built in 2020 with adjoining land, situated to the East of Abbotsbury Lane. The property boasts a modern open plan kitchen, diner and living quarters. A large bedroom with walk in wardrobe is found on the first floor, with a further two bedrooms on the ground floor. Beside the house is a substantial well-built two storey garage, that subject to necessary planning consents could provide additional accommodation space. Red Brick Barn is finished to a high standard with stunning views across the valley over the adjoining countryside from its gardens.
Adjacent to the barn conversion is a block of gently sloping pasture land extending to approximately 21.53 acres (8.71 ha). The land also borders the main farm access driveway.
Electricity and water to Red Brick Barn is currently supplied from Lot 1. Please refer to the services section of the particulars for further information.
Lot 3 -
55.33 Ac Of Pasture Land, Woodland & Ponds - A useful block of mainly pasture land lying to the west of the main farm. The land is bounded by mature hedgerows, and features a wildlife pond and areas of attractive young broadleaf woodland, which give further conservation and sporting appeal, accessed via Abbotsbury Lane.
Tenure And Possession - All freehold with vacant possession upon completion.
The vendors reserve the right to hold a dispersal sale of machinery prior to completion.
Early entry will be permitted (if appropriate) for the purchaser at their own risk and cost.
Services - Mains electricity is connected to Lot 1. Water is a private supply rising on Lot 1 from springs to storage tanks that supply the property. This supplies the farmhouse, cottages, farm buildings and Red Brick Barn. This is licensed with a limit of 23,725 cubic meters per annum.
Mains water is not connected, but rights to connect are available, and infrastructure (to Lot 1) is in place should a buyer wish to connect this in the future. It should be noted that electricity and water to Red Brick Barn is currently supplied via the main farm (Lot 1). Should this lot be sold separately, then rights to connect to any mains services will be granted, plus any temporary rights required.
No services are connected to Lot 3.
Rights,Easements And Boundaries - Lower Kingston Russell Farm is sold subject to and with the benefit of all rights including rights of way whether public or private, light, support, drainage, water and electricity supplies and other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves or masts, pylons, stays, cables, drains and water, gas or other pipes whether referred to in the General Remarks and Stipulations or particulars of sale or not. The purchaser shall be deemed to have full knowledge of the boundaries of the ownership thereof.
The main farm access driveway is shared with the neighbouring property. The buyers of Lot 1 will be responsible for part of the repair and upkeep warranty. There are footpaths and bridleways crossing the property. Part of Lot 1 is Open Access Land, as defined by the Countryside Rights of Way Act 2000.
Basic Payment Scheme - There are no BPS entitlements or delinked payments included in the sale.
Environmental Schemes - The land is currently entered into a Sustainable Farming Incentive agreement. This will be ended and not transferable.
Ingoing Valuation - In addition to the purchase price, the purchaser will pay for any growing crops or acts of husbandry in accordance with CAAV costing. Cost of stores, including seeds, fertiliser, sprays and fuel will also be in addition. Any fodder remaining on the holding is to be taken over at market price. There will be no counter claim for dilapidations and no ingoing payments for RMV or unexhausted manures.
Fixtures And Fittings - The parlour, bulk tank, feed silo and dirty water pump will be included in the sale. All other freestanding equipment and any other equipment not specifically mentioned in the details above is excluded from the sale.
Planning - Red Brick Barn is subject to an Agricultural Occupancy Condition. Further details from selling agents.
Designations - Lot 1 includes three Scheduled Monuments being a stone circle and tumulus's in OS 7196, OS 3311 and OS 8431.
1 & 2 Lower Kingston Russell Cottages are Grade II Listed.
All of the property is within the Dorset National Landscape (previously Area of Outstanding Natural Beauty). Lot 3 is within a Nitrate Vulnerable Zone area.
Local Authority - Dorset Council, www.dorsetcouncil.gov.uk
Council Tax - Lower Kingston Russel Farmhouse band F
Lower Kingstone Russell Cottages band C
Red Brick Barn band TBC
Agents Notes - Part of the property is currently owned by a Limited Company. If purchasers wish to consider acquiring the company, then the sellers are open to this possibility. Further advice on this would be needed from accountants and legal representatives.
Important Notice - Symonds & Sampson and their clients give notice that:
1 They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any
offer or contract and must not be relied upon as statements or representations of fact.
2 Any areas measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, Building Regulation or other consents, and Symonds & Sampson have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise.
Sporting, Timber And Mineral Rights - All sporting, timber and mineral rights are understood to be owned and included.
Vat - Any guide price quoted or discussed is exclusive of VAT. In the event that a sale of the property, or any part of it, or any right attached to it, becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.
Health And Safety - Given the potential hazards of a working farm, we ask you to be as vigilant as possible when making your inspection for your own personal safety, particularly around the farm buildings and machinery.
Directions - What3words
LOT 1: ///brands.apparatus.aspect
LOT 2: ///retraced.ticket.perform
LOT 3: ///lilac.laminated.opera
Viewing - Strictly by prior appointment with sole agents Symonds & Sampson LLP. Further information, if required, is available from Will Wallis or George Whittaker on 01305 236237.
