Main Road, East Kirkby, Spilsby, Lincolnshire, PE23

Location
Willow Wood Farm is located approximately 1 mile to the west of the village of East Kirkby in the East Lindsey district of the county of Lincolnshire.
The market town of Sleaford is situated approximately 22 miles to the south-west with the cathedral city of Lincoln being situated approximately 30 miles to the west.

Farmhouse
Willow Cottage was constructed in approximately 2002 and is situated to the north of the farm buildings, adjacent to the farm access track.

Currently occupied by the farm manager, the dwelling comprises a detached property of brick construction under a pitched pantile roof covering with uPVC double glazing throughout.

The living accommodation extends to approximately 1,333 ft² (124 m²) and comprises hallway, sitting room, dining room, breakfast kitchen, utility and WC to the ground floor with three bedrooms and family bathroom to the first floor.

Externally, the property benefits from a generous lawned curtilage surround with block paved driveway and parking area. There is a single storey garage to the north of the dwelling of brick construction with a pitched tiled roof, concrete floor and up and over garage door.

Buildings
Constructed in two phases there are a total of 11 poultry houses on the site, extending to approximately 260,420 ft² (gross external area (GEA) in total) providing growing space for
approximately 500,000 birds.

Willow Wood A comprises 6 buildings (Powell and Co) constructed in 1999 each providing 22,720 ft² of growing space and of steel portal frame construction under a steel profile sheet roof and cladding with composite panel walls including fitted welfare windows and a polished concrete
floor. In between each building there is a control room with the underground dirty water tank situated to the west. The equipment for each building comprises the following:

• Ventilation - 24 no. 820mm roof fans and 4 no. 50” gable fans.
• Feed - 4 no. rows of pan feeders, split lines, with batch weighers and a wheat mixing system.
• Water - 6 rows of nipple drinkers.
• Heating - 6 no. external Hired Hand LPG heaters with a Spiralflex heating system.
• Control System – CF Wayler
• Site has 9 no. EB Equipment 28 tonne feed bins, 1 no. crumb bin, 400,000 litre water storage and 200kVA generator.
• Biomass – there are 3 no. containers each housing 2 no. ‘Smart 180kw’ wood pellet fired biomass boilers.

Willow Wood B comprises 5 buildings (Powell and Co) constructed in 2009 each providing 24,820 ft² of growing space and of steel portal frame construction under a steel profile sheet roof and cladding with composite panel walls including fitted welfare windows and a polished concrete
floor. In between each building there is a control room with the underground dirty water tank situated to the west. The equipment for each building comprises the following:

• Ventilation - 13 no. 710mm roof fans and 5 no. 820mm roof fans with 12no. 50” gable fans.
• Feed - 4 no. rows of pan feeders, split lines, with batch weighers and a wheat mixing system.
• Water - 6 rows of nipple drinkers.
• Heating - 6 no. external Hired Hand LPG heaters with a Spiralflex heating system.
• Control System – CF Wayler
• Site has 9 no. EB Equipment 28 tonne feed bins, 1 no. crumb bin, 400,000 litre water storage and 200kVA generator.
• Biomass – there are 1 no. container housing 2 no. ‘Smart 180kw’ wood pellet fired biomass boilers. A second container houses a ‘Smart 450kw’ wood pellet fired biomass boiler.

There is a detached single storey building of composite panel wall construction under a steel profile clad sheet roof which accommodates the farm office, WC, mess room, water storage tank and generator.

The biomass heating system is registered on the Ofgem Non-Domestic Renewable Heat Incentive (RHI).

On the assumption that the Tier 1 threshold was reached, the RHI payment for the year commencing April 2023 would be approximately £174,000.

Based on the average annual generation since the biomass boilers were accredited, the RHI payment for the year commencing April 2023 would be
approximately £223,000.

The site holds a permit (Ref. EPR/BT4699IN) to operate as a poultry farm under the Environmental Permitting (England and Wales) Regulations 2010.

The permit states a maximum capacity of 500,000 birds on the site.

Method of Sale
The Property is offered for sale by private treaty as a whole.

If you have downloaded these particulars, please register your interest with the Harrogate office so that you can be kept fully informed as to how we propose to conclude the sale.

Tenure & Possession
The freehold of the property is offered for sale with vacant possession.

Basic Payment Scheme
The property is not registered for payments under the Basic Payment Scheme.

Tupe
The Purchaser will be responsible for complying with the statutory provisions of the Transfer of Undertakings (Protection of Employment) Regulations (TUPE). Further details are available from the selling agent.

Fixtures & Fittings
All items usually regarded as tenant’s fixtures and fittings, and equipment are specifically excluded from the sale. These may be available to the purchaser by separate negotiation.

The LPG tanks are leased from Calor and the buyer will be required to take this contract on.

Services
The Property is served by mains electric (three phase), mains water, foul drainage to a sewage treatment system and LPG heating for Willow Cottage.

Wayleaves, Easements & Rights of Way
The land is sold subject to and with the benefits of all rights of way, water drainage, water courses and other easements quasi or reputed easements and rights of adjoining owners (if any) affecting the same and all existing and proposed wayleaves and other matters registered by any competent authority subject to statute.

An unrestricted private right of way will be reserved over the access track to the residential property known as The Willows.

Health & Safety
The farm is an operational poultry farm at which all site health and safety rules and guidance, including those relating to biosecurity, must be followed at all times.

VAT
Any prices quoted are exclusive of VAT. Should the property, any part of it or right attached become chargeable supply for VAT, such tax will be payable in addition to the purchase price.

Sporting Timber & Mineral Rights
The sporting and mineral rights are included insofar as they are owned.

EPC
Willow Cottage– Band D (55)

Local Authorities
East Lindsey District Council


Lincolnshire County Council


Viewings
Viewings are strictly by appointment only through the selling agent.

Directions
From Boston travel north on the A16 travelling through the villages of Sibsey and Stickney. On leaving Stickney, travel for 1 mile before turning left, signposted East Kirkby. On entering the village of East Kirkby, turn left at the crossroads. The Property is situated on the left hand side approximately 1 mile outside the village of East Kirkby.

What3Words
/// sweeper.sport.backswing