Woolaw Farm, Rochester, Newcastle upon Tyne, Northumberland, NE19

A well-shaped and highly scenic agricultural, residential and sporting property in the Northumberland National Park extending to 736.99 acres (298.25 ha) or thereabouts.

A well-proportioned six-bedroom period farmhouse

A two-bedroom bungalow offering additional accommodation

Excellent range of farm buildings across 2 steadings

Good size and shape and lying within a ring fence

Attractive woodlands including Ancient & Semi-Natural

Over 1½ miles of the River Rede together with fishing rights

For sale by private treaty as a whole

DESCRIPTION
Woolaw is a most attractive and multi-dimensional grassland holding extending to around approximately 736.99 acres (298.25 ha) lying within a ring fence in Redesdale, one of Northumberland’s most stunning locations. Redesdale is known for its privacy, seclusion, dramatic landscapes and Dark Skies.

The land lies between 170m and 280m above sea level and enjoys good access from north and south via the nearby A68 road. The farm occupies a striking location within the Northumberland National Park, yet is easily accessible from larger centres. Rochester itself lies within 2 miles and Otterburn around 6 miles. Ponteland, with its wide range of services and facilities is within 29 miles, and Newcastle upon Tyne within 37 miles.

The farm is well-shaped and easily accessible off the A68, with the final approach to the property over a private ‘‘Bailey’’ bridge across the River Rede.

There are various areas of woodland, including an area of designated Ancient and Semi-Natural Woodland and three Scheduled Ancient Monuments. There is also substantial wildlife and ecological interest.

TENURE
The property is offered freehold with vacant possession subject to an Assured Shorthold Tenancy for The Bungalow.

THE FARMHOUSE
The farmhouse occupies an elevated position with attractive views down the valley. This two storey dwelling is built with traditional stone under a slate roof.

Ground floor accommodation comprises: entrance hall, leading to utility and pantry, kitchen, kitchen/dining area, living room, office/storage, reception hall and two ensuite bedrooms.

First Floor: master double bedroom, two further double bedrooms, one single bedroom and family bathroom.

The farmhouse benefits from mains electricity and mains water and has oil fired central heating and is double glazed throughout. In addition, there is also a back boiler from an open fire and drainage is to a private septic tank.

Council Tax Band E
EPC - F

THE BUNGALOW
Woolaw Bungalow is a detached two-bedroom property comprising of: kitchen/breakfast room, utility room, living room, two double bedrooms and family bathroom. The property is double glazed throughout. The Bungalow benefits from mains electricity and mains water and has oil fired central heating and drainage is to a private septic tank.

Council Tax Band A
EPC - E

FARM BUILDINGS
The farm benefits from having an excellent range of buildings across two steadings. The main steading is located to the west and south of the farmhouse and comprises:

1. Traditional buildings - with a mixed range of uses built from stone under a slate roof with a concrete floor.

2. Wood shed.

3. Byre - (approx. 12.2m x 4.6m) - concrete block sides with timber frame roof and fibre cement sheets which has been split into 3 bays with a concrete floor.

4. Cattle court. (approx. 27.8m x 11.2m) - Lean-to steel portal frame with a fibre cement roof and concrete block sides and fibre cement sheets up to eaves.

5. Cattle court (approx. 27.8m x 12.2m) - steel portal frame with a fibre cement roof and concrete block sides and fibre cement sheets up to eaves and two sliding doors facing west.

6. Cattle court (approx. 32.2m x 6.9m) - Lean-to steel portal frame with corrugated roofing on three sides with concrete floor.

7. Muck store.

8. General purpose store - (approx. 18m x 6m) – steel portal frame with corrugated roofing and on 3 sides down to concrete panel with earth floor.

9. Sheep pens.

10. Hay Shed (approx. 14.9m x 10.1m) – timber frame under a slate roof with earth floor with timber cladding to the west and with a lean-to to the north. The second steading is located over the Bailey bridge from the farmhouse and consists of:

11. Straw/Lambing shed - (approx. 31m x 9m) - steel portal frame with Yorkshire boarding up to eaves on one side corrugated roofing and earth floor.

12. Cattle court - (approx. 31m x 12.1m) – steel portal frame with concrete block sides then Yorkshire boarding up to eaves with corrugated roofing with skylights and concrete floor.

We consider that some of the buildings offer potential for a range of alternative uses, including possible residential, holiday accommodation or other leisure related activities, as well as providing scope for extending the main house. However, any change of use would require the relevant consents and prospective purchasers must make their own enquiries into this.

FARMLAND
Woolaw extends to approximate 736.99 acres (298.25 ha) of permanent pasture which includes 72.99 acres (29.54 ha) or thereabouts of good quality silage and mowing ground with the majority of this located adjacent to the River Rede.

Aside from mowing hay & silage, this land has also been devoted to grazing by sheep and cattle. There is also 11.49 acres (4.65 ha) or thereabouts, of woodland pasture and approx. 58.09 acres (23.51 ha) of permanent pasture. Apart from the buildings, tracks, scrub, woodland, rivers and streams the rest of the land is approximately 569.98 acres (230.67 ha) of upland grazing.

WOODLAND
There is approximately 10.92 acres (4.42 ha) acres of woodland on the farm, as well as further areas of grazed woodland. Most of this comprises mixed, naturally established woodland of great scenic, wildlife and environmental interest. Situated to the south east by the Wind Burn is an area classified as Ancient and Semi-Natural Woodland. There are also smaller areas of woodland and tree cover to the north of the farmstead and along the banks of the River Rede. There may well be scope for a good deal more woodland planting on the farm, subject to the necessary approvals.

THE RIVER REDE
The River Rede runs through the property for over 1½ miles. The River Rede is the principal tributary of the North Tyne. The combined Tyne system is by far the most productive fishery in England and Wales in terms of rod-caught salmon. Woolaw includes single and double bank fishing rights over sections of the river. Although the Woolaw stretch constitutes part of the upper river and most salmon and sea trout runs will be in the autumn, there is a decent resident population of brown trout and considerable sport can be had. Shooting rights are also included, and whilst these have not been exercised during the ownership of the Vendor, the farm should easily lend itself to the development of a successful rough shoot.

ENVIRONMENTAL AND WOODLAND SCHEMES
The farm currently is not currently entered into any environmental or woodland grant schemes. Consequently, the farm presents a rare “blank canvas” on which a future owner can pursue environmental and natural capital schemes as desired.

BASIC PAYMENT SCHEME
The Land is registered with the Rural Payments Agency. Due to the 2023 change in regulations, no BPS entitlements will be transferred to the Purchaser.

METHOD OF SALE
The Farm is offered for sale by private treaty as a whole. However, practical lotting suggestions will be considered and prospective purchasers should make their interest known to the selling agents as soon as possible. The Vendor reserves the right to conclude negotiations by any other means.

DESIGNATIONS
The entirety of the property falls within the Northumberland National Park.

BOUNDARIES
Boundaries are made of up of fences, watercourses and walls.

SPORTING, TIMBER AND MINERAL RIGHTS
All sporting rights, fallen and standing timber are included in the sale in so far as they are owned. We believe that mineral rights are included within the sale.

RIGHTS OF WAY, EASEMENTS AND WAYLEAVES
The Property is being sold subject to the benefits 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.

A public footpath runs across the property as shown by a grey broken line, passing in a broadly south east – north west direction.

The upland grazing areas are identified as Open Country under The Countryside and Rights of Way Act 2000.

ENTRY
The date of entry will be by mutual agreement.

EPC Rating = E