Wootton, Isle of Wight

A rare opportunity to acquire a stunning residential farm with water frontage and far reaching Solent views.

Palmers Farm - Palmers Farm comprises approximately 175.46 acres (70.18ha) of pasture, woodland and creek frontage on the northeast coast of the Island with extant planning permission for a substantial 7000 sq ft country house as well as two new agricultural barns. This unique ring-fenced estate includes areas of SSSI, IOWNL and RAMSAR as well as significant natural capital income potential.

Situation - Palmers Farm occupies a unique position on the north-east coast of the Isle of Wight, enjoying stunning views over The Solent as well as having water frontage to Kings Quay. The farm is accessed via its own private drive with the added benefit of no public or private rights of way running through the land providing complete privacy. Ferry links to Portsmouth and Southampton are both within close proximity.

Kings Quay is a stunning inlet that was recently described by the Area of Outstanding Natural Beauty (now the IOW Natural Landscape) as “the last unspoilt inlet on The Solent''. It is a haven
for many species of wading birds. The Isle of Wight is celebrated as an international yachting and sailing venue, with the annual Cowes Week Regatta in August attracting competitors from all over the world. A full range of yacht and sailing clubs provide a social hub. There are nearby golf courses including St Georges, Freshwater & Shanklin and Sandown Golf Club.

Ryde School with Upper Chine is the main independent (HMC) School on the Island, offering co-education classes from pre-school to sixth form on a daily, full or weekly boarding basis. Many Island children commute to mainland schools such as Portsmouth Grammar, St Edward’s and Hordle Walhampton Prep. There are good feeder links to conveniently located public schools such as Winchester College and St Swithuns’ in Winchester, Bryanston, Canford, and the Sherborne schools in Dorset and Malborough College in Wiltshire. The Island is blessed with a number of boutique hotels and restaurants, including The George in Yarmouth, The Royal in Ventnor, The Hut in Colwell Bay and The Smoking Lobster in Ventnor and Cowes.

Lot 1 - Woodland/Creek Frontage - The land has high ecological value and biodiversity potential attracting wading birds and marine life into this unique landscape. Gently sloping towards the west, the land runs towards the picturesque Kings Quay which provides small boat access (subject to tide) to the sea, giving the opportunity to enjoy all the Solent has to offer. It includes areas of ancient woodland and benefits from SSSI and RAMSAR designations.

The new woodland was established in 2001 and managed under a woodland management plan. The woodland/creek frontage is split as:

Description Acres Ha

Woodland 60.51 ac 23.27 ha

Creek 4.87 ac 1.97 ha

Lot 1 - Agricultural Land - A substantial block of agricultural land extending to 72.84 acres (28.01 ha) and is established to ley grassland having previously supported arable crops. The land is well served with internal access tracks.

Lot 1 includes planning permission for two substantial farm buildings (see sale plan for position). The buildings measure 219m2 and 115m2.

The land may have high natural capital value potentially capable of generating biodiversity off set units from the agricultural land enhanced by its rare creek frontage.

Lot 2 - Park Lodge - A superb plot with extant planning consent for the demolition of the existing lodge and replacement for a substantial and impressive 7,000sqft Georgian style country house, with exceptional Solent views and enjoying private access to the creek at Kings Quay.

Park Lodge is perfectly situated within its own secluded parcel of pasture, woodland and creek land and sits within a plot of 37.24 acres (15.07 ha).

The plans currently set out Park Lodge as:

Main House:

Ground Floor - Entrance Hall, Drawing Room, Study/Library, Boot Room/WC, Kitchen/Dining/Family Room.

First Floor - Principal Bedroom Suite with dressing room and bathroom. Two further en-suite bedrooms.

Second Floor - Three attic rooms to create two further bedrooms and bathroom.

Guest Cottage:

Reception Room, Cloakroom/WC, 3 Bedrooms, Family Bathroom.

Estate Office

Treble Garage/Machinery Store

General Remarks And Stipulations -

Method Of Sale - Palmers Farm is offered for sale by private treaty as a whole, or in two separate lots. Guides prices for individual lots are available from the selling agents.

Access - Lot 1 There is direct access off the public highway at Brocks Copse Road via a newly constructed farm entrance.

Lot 2 There is vehicular access from Lower Woodside Road.

Services - Park Lodge is currently served by a mains electric, mains water and private drainage system.

The Land for both lots is served by a mains water connection to livestock drinking troughs.

Tenure And Possession - Freehold with vacant possession on completion.

Planning - Park Lodge - 21/01070/FUL

Farm Buildings - 20/01616/6PA

Farm Entrance - 21/00850/FUL

Further details from selling agents.

Statutory Land Designations - Site of Special Scientific Interest - Kings Quay Shore - Ref 1000703

Special Area of Conservation - Solent Maritime - Ref UK0030059

Special Protection Area - Solent & Southampton Water - Ref UK9011061

Ramsar Site - Solent & Southampton Water - Ref UK11063

Covenant - There is a restrictive covenant in favour of the neighbour “Seafield” that only allows part of Lot 1 to be used for agricultural, forestry and nature/rewilding purposes. Further information can be made available from the selling agents.

Overage - Lot 1 will be subject to overage provisions below:

(i) A 35% uplift on non agricultural development for a term of 30 years.

(ii) A 35% uplift on sales of natural capital off set units for 30 years.

Wayleaves And Easements - The property is being 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 for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not.

Sporting And Timber Rights - All sporting and timber rights are included in the freehold sale, in so far as they are owned.

Local Authority - Isle of Wight Council

Postcode - PO33 4NP

What3words - takes.listen.riverbed

Natural Capital - The land could potentially generate income from Natural Capital and selling Off-Set Units. The vendor has commissioned a report from an ecologist to understand its potential. A report is available from the selling agents.

Epc / Council Tax - EPC - N/A
Council Tax - N/A

Agricultural Land Classification & Soil Informatio - Part of Lot 1 is Grade 4 and the remainder is Grade 3. The majority of Lot 2 is Grade 3 with a small majority being Grade 4. Lot 2 is freely draining slightly acid loam soils whereas Lot 1 is slowly permeable seasonally wet slightly acid but base-rich loam and clay soils.

Plans, Areas And Schedules - These are based on the Ordnance Survey and are for reference only. They have been checked and computed by BCM and the Purchaser (s) shall be deemed to have satisfied themselves as to the description of the property. Any error or miss statement shall not annul a sale or entitle any party to compensation in respect thereof.

Fixtures And Fittings - BCM will supply a list, on request, identifying clearly which items are included within the sale price, and those that are excluded from the sale price but could be available by separate negotiation. This list is the sole arbiter of this regardless of whether items are referred to or photographed within these particulars.

Viewings - Viewings strictly by appointment with BCM.

Broadband - Up to 900 Mbps

Additional Land - Further land could be available, details are available with selling agents.

Selling Agent - BCM, Isle of Wight office, Red Barn, Cheeks Farm, Merstone Lane, Merstone, Isle of Wight, PO30 3DE

Rights Of Way - The King Charles III Coastal Path route has been agreed in principle with Natural England. Further information available on request.