ON THE KIND INSTRUCTIONS OF THE BOLITHO ESTATES

BOLITHO FARM, ISLAND SHOP, LISKEARD, CORNWALL, PL14 3GR

TO LET BY TENDER ON A 15 YEAR FARM BUSINESS TENANCY

APPROX. 172 ACRE MIXED FARM WITH 6 BEDROOM FARMHOUSE

VIEWING DAY: Friday 27th March 2020 from 10 am to 5 pm TENDERS BY: Monday 20th April 2020 at 12 Noon

APPROX. 105 ACRES PERMANENT PASTURE AND 60 ACRES ARABLE

EXTENSIVE 6 BEDROOM FARMHOUSE

TRADITIONAL AND MODERN OUTBUILDINGS

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INTRODUCTION Bolitho Farm is being offered to let, by tender, on a fifteen year Farm Business Tenancy (FBT) Agreement. The approx. 172 acre holding consists of a charming Georgian detached 6 bedroom farmhouse, a range of traditional outbuildings, fodder storage, livestock housing and associated yard areas, 7 fields currently used for arable cropping and temporary pastures totalling approx. 59.26 acres (23.99 Ha) and 22 fields down to permanent pasture totalling approx. 105.00 acres (42.49 Ha). SITUATION Bolitho Farm is approached via a hard surfaced entrance lane off the A390 which leads past the yard and buildings, terminating at the Farmhouse. The farm is situated to the south of the A38, and the former market town of Liskeard which provides a wide range of local amenities including supermarkets, town shopping, primary and secondary schools, doctors surgery, veterinary surgery, Post Office, etc. The City of Plymouth and town of Bodmin are both 17 miles distant and easily accessible by both car and train. The busy fishing port of Looe is 8 miles to the South, offering sandy beaches and watersports. Bodmin Moor is approx. 7 miles to the North, where miles of walking and horse riding may be enjoyed across open moorland. The A390 can be joined immediately at the end of the farm lane, after which the A38 and Liskeard town centre are ½ mile distant. Liskeard Railway Station is on the main London Paddington to Penzance line, offering good access Plymouth, Exeter and further afield. Newquay Airport is approx. 28 miles to the West, providing national and international routes.

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FARM BUILDINGS (Buildings struck through are not included)

TENANT’S BUILDINGS LANDLORD’S BUILDINGS

2. Straw Shed 3. Big Shed

3A. Big Shed (North Wing) 8. Grain Shed

3B. Big Shed (West Wing) 9. The Cellar

3C. Big Shed (East Wing) 10. The Granary

3D. Big Shed (South Wing) 11. Pig Shed

4. Shearing Shed 12. Back Shed

6. End of the Lane Shed 13. Lean-to

1. Cottage Shed (To be demolished)

5. The Mowhay (To be demolished)

7. Top of the Lane Shed (To be demolished)

Dd

Not to Scale

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(All dimensions are internal and approximate)

Tenant’s Buildings

2. Straw Shed (13.63m x 9.06m) (44’9” x 29’9”) Stone and part block retaining wall to rear and side, with dual pitched corrugated metal sheet roof on a timber frame, concrete floor and open fronted to yard.

3. Big Shed Note: central section is a Landlord’s Building, overleaf 3A. North Wing (22.86m x 8.37m) (75’ x 27’6”) Timber framed lean-to, open sided with monopitch fibre cement roof, galvanised steel doors to ends. 3B. West Wing (5.00m x 4.19m) (16’5” x 13’9”) Timber framed monopitch lean-to with corrugated metal cladding and roof. 3C. East Wing (5.90m x 5.70m) (19’4” x 18’8”) Timber framed with fibre cement sheet monopitch roof and corrugated metal sides. 3D. South Wing (22.90m x 3.65m) (75’2” x 12’) Timber framed lean-to with corrugated metal monopitch roof and dung boards to side, timber clad at ends with galvanised steel door.

4. Shearing Shed (14.20m x 4.80m) (46’7” x 15’9”) Timber framed with corrugated metal cladding on roof and sides, concrete floor, monopitch roof.

6. End of the Lane Shed (12.25m x 5.50m) (40’2” x 18’1”) Timber frame with corrugated metal cladding and monopitch roof, with internal partitions, earth floor. 1. Cottage Shed To be demolished

5. The Mowhay To be demolished

7. Top of the Lane Shed To be demolished

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Landlord’s Buildings

3. Big Shed (22.70m x 12.00m) (74’6” x 39’4”) Note: four lean-tos are Tenant’s Buildings, see previous page Surrounded by Tenant’s lean-tos on all four sides, with concrete uprights supporting a timber framed dual pitched asbestos sheet roof, corrugated metal cladding to ends, used for housing livestock with central passageway.

8. Grain Shed (13.95m x 13.65m) (45’9” x 44’9”) Timber framed with monopitch fibre cement sheet roof, timber cladding and dung boards to sides, concrete floor, partially open fronted onto concrete yard area.

9. The Cellar (15.00m x 4.45m) (49’3” x 14’7”) Traditional stone building with a cellar level below the rear section of the ground floor. Traditional slate dual pitched hipped roof, earth floor to the cellar.

10. The Granary (11.20m x 4.75m plus 4.40m x 4.35m) (36’9” x 15’7” plus 14’5” x 14’3”) L-shaped traditional building consisting of two storey main section with single storey perpendicular wing, beneath a dual pitched traditional slate roof. Concrete ground floor with stone and block internal walls.

11. The Pig Shed (14.35m x 4.65m) (47’1” x 15’3”) Two part traditional building with open-sided linhay beneath dual pitched hipped slate roof and granite uprights to rear. Front Section (13.00m x 4.00m) (42’8” x 13’1”) beneath continuation of the same pitched roof of same construction with two barn-style doors to front.

12. The Back Shed (15.17m x 4.44m) (49’9” x 14’7”) Traditional stone construction under timber frame dual pitch hipped roof clad with profile sheeting, single storey with

13. Lean-to (10.10m x 3.72m) (33’2” x 12’2”) Block construction with the same roof as the main building.

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THE DWELLINGHOUSE & OUTBUILDINGS

Bolitho Farmhouse represents an imposing 6 bedroom Georgian residence with a southern aspect and extensive views over pastoral farmland. The traditional stone elevations beneath a dual pitched slate roof facilitate 8 sliding sash windows, front door and characterful portico to the frontal façade, behind which lie the principal reception rooms on the ground floor and bedrooms on the first floor. The kitchen, dairy and service rooms are located to the rear of the property, where they may be accessed through a walled courtyard. The Landlord will be undertaking various works to the farmhouse commencing in the summer of 2020 to include repairs to walls, ceilings, roof, new windows, and the installation of a new heating system. If the incoming Tenant is unable to occupy the farmhouse at the commencement of the tenancy due to the repair works, then until occupation can take place the rent will be temporarily reduced by agreement with the tenant. The property benefits from a range of traditional outbuildings including a garage and covered courtyard.

OUTSIDE

The upper, lower and side gardens offer generous outside space with views of the distant railway viaduct, all of which are down to lawn and bounded by mature trees and mixed shrubbery.

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The Dwellinghouse accommodation briefly comprises: Ground Floor From the rear entrance: Boot Room (3.50m x 1.54m) (11’6” x 5’)

Dairy (3.75m x 2.58m) (12’4” x 8’6”) with slate floor

Kitchen (4.89m x 4.56m) (16’1” x 15’) with 1947 Rayburn (oil), with a variety of wall and base units, stainless steel sink and drainer board, electric radiator, slate floor

The Old Kitchen (3.37m x 3.13m) (11’1” x 10’3”) with Rayburn, stainless steel sink and drainer unit over base units, with slate floor

Service Stairway to first floor

Reception Room 1 (4.46m x 4.33m) (14’8” x 14’2”) with front door, electric radiator, single glazed sliding sash window, under stair cupboard, tiled floor

Lounge (5.10m x 4.73m) (16’9” x 15’6”) max, with two radiators, carpeted floor and single glazed sliding sash window

Dining Room (5.56m x 4.24m) (18’3” x 13’11”) with electric radiator, two single glazed sliding sash windows, carpeted floor

Main Stairway leading to

First Floor Store Room (4.33m x 3.11m) (14’2” x 10’2”) with radiator

Bedroom 1 (4.80m x 2.37m) (15’9” x 7’9”) with integral storage, radiator

Bedroom 2 (4.80m x 2.43m) (15’9” x 8’) with integral storage, radiator, pedestal hand wash basin

Bedroom 3 (3.44m x 3.11m plus 1.50m x 0.87m) (11’3” x 10’2” plus 4’11” x 2’10”) with wall mounted hand wash basin

Bedroom 4 (4.95m x 4.53m (16’3” x 14’10”)

Bedroom 5 (4.75m x 3.24m) (15’7” x 10’8”)

Bedroom 6 (4.62m x 3.36m) (15’2” x 11’)

Bathroom (3.09m x 2.90m) (10’2” x 9’6”) with hand wash basin, bath with shower over, carpeted floor

WC

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THE LAND The majority of the land at Bolitho Farm is classified as being Grade III on the MAFF (DEFRA) Agricultural Land Classification Map, with the exception of the steeper areas in the valley being a combination of Grade IV and V land. In total, the Holding extends to approximately 171.92 acres (69.58 hectares). There are 59.26 acres (23.99 hectares) of arable land which include (46.10 acres / 18.66 hectares) of Winter Barley, with the remainder being down to Temporary Grass (13.16 acres / 5.33 hectares). There are 105.00 acres (42.49 hectares) of Permanent Pasture. There are approx. 2.50 additional acres (1.01 hectares) occupied by the dwelling house, gardens, farm buildings and yards, and a parcel of woodland of approx. 5.16 acres (2.09 hectares). Bolitho Farm lies between approximately 50 and 130 metres (164 and 426 feet) above sea level. The land is comprised of a variety of gradients with some of the Permanent Pasture fields being steeper, whereas the other Permanent Pasture fields together with the arable fields are predominantly level or gently sloping enclosures, particularly towards the centre of the holding. At the commencement of the Tenancy (29th September 2020) the 46.10 acres (18.66 hectares) that are currently (February 2020) in Winter Barley will have been harvested and left as arrish by the Outgoing Tenant. The Permanent Pasture fields are largely fenced for livestock. The arable fields are predominantly unfenced. The majority of fields have water, whether natural streams or mains piped to troughs.

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IMPORTANT INFORMATION TERM OF TENANCY Bolitho Farm is offered to Let on a Farm Business Tenancy Agreement for an initial term of Fifteen Years from 29th September 2020. A Break Clause in the Tenant’s favour can be incorporated if required. Whilst there are no plans for development, the Landlord will protect their position by reserving the right to reclaim possession of some land if Planning Permission is obtained and only after giving at least 12 months’ prior notice to the Tenant. AGRICULTURAL USE OF HOLDING / DIVERSIFICATION The primary use of Bolitho Farm will need to remain agricultural in nature. However, the Landlords are open to diversification proposals and small scale non-agricultural uses running in parallel with the Tenant’s principal farming business. LANDLORD INVESTMENT INTO A NEW FARM BUILDING The Landlord will consider erecting a new farm building for the Tenant in the second year of the tenancy, or beyond. Size and location to be agreed once the Tenant is in situ. INGOING VALUATION The incoming Tenant will be required to take over the Tenant’s Buildings for a purchase price of £5,000. These will include the following buildings as described above: - Building 2 - “Straw Shed”; Buildings 3A, 3B, 3C, and 3D - Lean-tos to “Big Shed”; Building 4 – “Shearing Shed”; Building 6 – “End of the Lane Shed”. The three fields of Tenant’s Pastures will be taken over by the incoming Tenant for £1. ENTITLEMENTS Basic Payment Scheme Entitlements are not included with the Tenancy. The Outgoing Tenant is willing to sell his Entitlements to the Incoming Tenant at Market Value, if required.

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SERVICES The farm is connected to mains electricity, water and telephone services. Foul drainage is to a private sewage treatment plant serving Bolitho Farmhouse and nearby let cottages belonging to the Landlord. The plant will be serviced and maintained by the Landlord, and the farm Tenant will be required to pay a one-third share of these costs. REPAIRS, MAINTENANCE & INSURANCE The Landlord is to maintain, repair and insure ONLY the external walls, roofs and chimneys of the farmhouse and the external walls, roofs and chimneys of the Landlord’s Buildings. The Tenant will be responsible to maintain and repair all windows, doors, internal walls, fixtures, fittings, services, etc. The Landlord will be undertaking various works to the farmhouse commencing in the summer of 2020 to include repairs to walls, ceilings, roof, new windows, and the installation of a new heating system. If the incoming Tenant is unable to occupy the farmhouse at the commencement of the tenancy due to the repair works, then until occupation can take place the rent will be temporarily reduced by agreement with the tenant. SUBLETTING Subletting of land or parts of the farmhouse or outbuildings may be permissible, but only by prior written agreement with the Landlord. EARLY ENTRY None WAYLEAVES, RIGHTS OF WAY, ETC. The property is let subject to any wayleave agreements in respect of electricity and telephone poles, pylons, wires, stays, cables, etc, or water, drainpipes, etc, either passing upon, over or under the Holding. The property is also let subject to, and with the benefit of, public or private rights of way or bridle paths as may exist. We understand that there is a Public Footpath running north - south across the farm, and no public bridleways. The Looe Valley railway line abuts the western boundary of the holding. The main Paddington to Penzance railway line crosses the southern part of the holding. There is a private bridge providing pedestrian and vehicular access over the railway line for the benefit of Bolitho Farm. A section of the railway crosses above the farm via a stone viaduct, allowing passage beneath for farm purposes. RESERVATIONS The Landlord will reserve the sporting and mineral rights. The Tenant will be able to control pests within the Law.

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COUNCIL TAX The property falls with Cornwall Council Tax Band F for the Parish of Menheniot. The Tenant will be responsible for Council Tax payment and all utilities charges. ENERGY PERFORMANCE CERTIFICATE (BOLITHO FARMHOUSE) A new heating system is being installed by the Landlords and therefore a new EPC will be prepared in due course. The initial EPC covering the current system has been commissioned and will be available shortly. PREPARATION OF FARM BUSINESS TENANCY The FBT will be prepared by the Bolitho Estates and no contribution to the costs of this will be required to this from the Tenant. SCHEDULE OF CONDITION A Schedule of Condition will be prepared by Lodge & Thomas and agreed by the parties prior to commencement of the Tenancy. The Tenant will be required to contribute £450 + VAT towards the costs of preparing this. Any Dilapidations will be assessed against the Schedule of Condition at the end of the Tenancy. VIEWING There is a viewing day on Friday 27th March 2020 from 10 am until 5 pm. Viewings are STRICTLY BY APPOINTMENT with the Sole Letting Agents: - Lodge & Thomas (01872 272722) TENDERS & INTERVIEWS Tenders are invited by 12 noon on Monday 20th April 2020. Tender Forms are available from Lodge & Thomas. Shortlisted Applicants will be required to attend an interview on Friday 24th April 2020 at the Bolitho Estates Offices, Chyandour, Penzance, Cornwall, TR18 3LW. It is intended that the successful Tenant will be confirmed by 1st May.

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DIRECTIONS The Bolitho Farm postcode is PL14 3GR Coming from Bodmin A38 or Lostwithiel A390, head into Liskeard to the Morrisons Supermarket. Follow the A390 signposted for St Austell and take the A390 bridge passing over the top of the A38. Over the bridge at the next roundabout take the second exit and after about 150 yards you will see the entrance to Bolitho Farm on your right hand side. Coming from Saltash A38, take the first exit sliproad off signposted for Liskeard. At the roundabout take the first exit and after about 150 yards you will see the entrance to Bolitho Farm on your right hand side. PLAN A plan, which is not to scale, and is purely for the purpose of illustrating the approximate boundaries to the farm, is attached to these particulars. Applicants should satisfy themselves by inspection or otherwise as to its accuracy. GENERAL These particulars are only intended to give guidance and should not be relied upon for any purpose. SOLE LETTING AGENTS: For further information please contact: Ross Collins BSc(Hons) MRICS FAAV or Nathan Osborne BSc(Hons) Lodge & Thomas Chartered Surveyors 58 Lemon Street, Truro, Cornwall, TR1 2PY t 01872 272722 e rosscollins@lodgeandthomas.co.uk / nathan@lodgeandthomas.co.uk

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Bolitho Farm, Island Shop, Liskeard, Cornwall, PL14 3GR

Field Schedule

(Anticipated Cropping at 29/SEP/2020)

Grid Ref Field No. Hectares Acres Description

SX2463 8211 0.48 1.19 PP

SX2463 8522 1.26 3.11 PP

SX2463 9222 1.03 2.55 PP

SX2563 0833 7.09 17.52 PP

SX2563 2667 2.86 7.07 PP

SX2563 2753 3.65 9.02 ARABLE - ARRISH

SX2563 3427 4.07 10.06 PP

SX2563 4221 0.69 1.70 PP

SX2563 4464 4.27 10.55 ARABLE - ARRISH

SX2563 4515 1.57 3.88 PP

SX2563 4749 0.98 2.42 PP

SX2563 4938 1.83 4.52 PP

SX2563 5379 1.33 3.29 PP

SX2563 5456 0.29 0.72 PP

SX2563 5503 3.57 8.82 PP

SX2563 6063 0.50 1.24 PP

SX2563 6130 2.40 5.93 PP

SX2563 6145 1.59 3.93 PP

SX2563 6276 0.47 1.16 PP

SX2563 6846 0.84 2.08 PP

SX2563 6895 5.46 13.49 PP

SX2563 7000 2.09 5.16 WOODLAND

SX2563 7322 5.91 14.60 ARABLE - ARRISH

SX2563 7467 4.83 11.93 ARABLE - ARRISH

SX2563 8148 3.16 7.80 PP

SX2563 8485 2.11 5.21 ARABLE – TP

SX2563 8844 1.24 3.06 ARABLE – TP

SX2563 8970 1.98 4.89 ARABLE - TP

SX2563 9560 0.74 1.83 PP

SX2563 9888 0.28 0.69 PP

House, Yards, Buildings, etc. 1.01 2.50 YARD/BLDG/GDN

TOTALS: - 69.58 Ha 171.92 Ac

PP = Permanent Pasture TP = Temporary Pasture Arrish in this case will be Winter Barley stubble