Land at Ramsgill, Harrogate

A desirable block of productive meadow, pasture and allotment land with sheep gaits over the adjoining moor and including a substantial stone field barn with scope for conversion or alternative uses (subject to consents).

The land offers scope for sheep and cattle grazing with sheep gaits on the moor together with the ability to enhance the natural capital of the site with habitat creation and carbon capture schemes suited to this type of land.

The property is offered for sale in up to 3 lots as described below:

Lot 1 - 22.23Ac Meadow Land - Guide Price £140,000

Lot 2 - 116.02Ac Meadow, pasture, allotment & sheep gaits - Guide Price £510,000

Lot 3 - 109.24Ac Allotment - Guide Price £380,000

LOT 1– MEADOW LAND

The land extends to approximately 22.23Ac (9.00Ha) and comprises a ring-fenced block of meadow and pasture land.

The land is well walled and fenced with recent capital grant schemes providing improvements to many boundaries. Access tracks lead from the village to the main block and natural spring and stream drinking points serve much of the land. 

The land is a mainly Grade 4 with soils of the East Keswick 2 series rising to soils in the Winter Hill series. These are described as deep well drained fine and coarse loamy soils with steep slopes locally.

LOT 2 – MEADOW, PASTURE, ALLOTMENT & SHEEP GAITS

The land extends to approximately 116.02Ac (46.95Ha) and comprises 40.71 of mixed pasture and meadow land with 75.31 acres ring-fenced block of allotment land divided into 4 parcels with a small set of sheep pens. The land is well walled and has access via a hard track from the village to the main sheep pens in field 9652. From there access can be gained to the allotment and moorland with a further access point off the track into field 4671. 

Natural springs serve much of the land and most parcels are well walled with some stockproof post and wire fences. The land is a mainly Grade 4 and 5 with soils of the Winter Hill series. These are described as thick very acid raw peat soils with the lower land being well drained coarse loamy soils.

The 332 Sheep Gaits over Ramsgill Moor are included within this lot allowing scope for the management of a hefted flock.

LOT 3 – ALLOTMENT

The land extends to approximately 109.24Ac (44.21Ha) and comprises a ring-fenced block of allotment land divided into three parcels. The land is well walled and fences and has access via a hard tracks from the village to gate at point G. Natural springs serve much of the land. The land is a mainly Grade 5 with soils of the Winter Hill series. These are described as thick very acid raw peat soils.

The land at Ramsgill lies within the Nidderdale Valley in an elevated setting overlooking Gouthwaite Reservoir and running up to Ramsgill Moor. The land lies between 140m and 330m above sea level.

WAYLEAVES, EASEMENTS & RIGHTS OF WAY

The property is sold subject to all Rights of Way, public and private, which may affect the property.

Notwithstanding the above, a concrete tunnel/pipeline passes through the land carrying water to Bradford on the Nidderdale aqueduct. This is believed to be covered under an easement in favour of Yorkshire Water with the benefit of a right of way over the farm track.

Various overhead electricity lines cross the farm held on wayleave agreements.

PLANNING MATTER

It is considered that the traditional stone barn in Lot 2 has scope for conversion or alternative uses (subject to consents). No application has been made and it is up to prospective purchasers to make their own enquiries.

BASIC PAYMENT SCHEME

BPS Entitlements are now de-linked and all future De-Linked payments will be retained by the seller.

ENVIRONMENTAL STEWARDSHIP SCHEMES

The farm is entered into a Countryside Stewardship Scheme Mid-Tier agreement running for 5 years from January 2023 with the latest annual payment of £11,611 (to be apportioned across the farm).

The land is also entered into a Sustainable Farming Incentive Agreement running for 3 years from January 2024 with an annual payment of £6,913pa.

The Moorland is also subject to a CSS Higher-Tier agreement (see Sheep Gaits section for details) with the most recent annual payment being £9,206pa.

Full details of the schemes are available upon request with purchaser of each lot having the option to take over the agreement on completion.

FIXTURES & FITTINGS

Only those items specifically stated in these particulars are included in the sale. Additional items may be available by separate negotiation.

HEALTH & SAFETY

Please note this is a working farm with livestock and vehicles/machinery present. Care should be taken during all viewings. 

BOUNDARIES

Where the boundary maintenance responsibilities are known or to be allocated, these are shown on the site plan by an inward facing T mark.

SERVICES
There are no mains services connected. Natural spring water supplies run through each lot.  

TENURE AND OCCUPATION

The tenure of the property is understood to be freehold. Vacant possession will be available upon completion.

SPORTING, TIMBER & MINERAL RIGHTS

The sporting rights for grouse and black game over the area hatched black on the sale plan are excluded from the sale, being owned by an adjoining owner.

All other sporting rights are owned with the property and are included in the sale. There is scope to run a small shoot over the farm however the pheasant shooting has been leased out over recent years in return for additional grazing rights over the moor. The timber and mineral rights are included in the sale.

ACCESS & RIGHTS OF WAY

The property is accessed over a shared track running from Ramsgill village along the route A-B-C. The property benefits from a legal right of access over this stretch of track.

Lot 1 will benefit from access over A-B-C with Lot 2 & 3 having access over A-B-C-D-E-F-G.

There are no public rights of way crossing the farm, however fields 1566, 1382, 4135 and 6554 are open access land.

Sheep Gaits

Raygill House Farm benefits from 332 sheep gaits over Ramsgill Moor, a registered common with the rights recorded in the commons register. Ramsgill Moor extends to approximately 2,354 acres (952Ha) and is managed as a commercial grouse shoot. There are a total of 1,132 gaits over the moor however at present only rights belonging to Raygill House Farm are exercised.

The moor is entered into a 10-year Countryside Stewardship Scheme Higher Tier Agreement running from January 2022. An agreement exists between the owner and the grazier with an annual payment made to the owner of Raygill House Farm for the correct grazing, shepherding and management of the sheep flock. The most recent annual payment is in the sum of £9206pa and this is understood to be transferable to a new owner should they wish to continue to manage a moorland flock. Full details of the scheme are

available upon request. 

DIRECTIONS

From Pateley Bridge turn at the fuel station heading towards Ramsgill & Lofthouse. Continue on the road for approximately 4 miles, passing Gouthwaite reservoir on your right. On entering the village of Ramsgill, turn left before you reach the church up a single width access track which is marked by a For Sale board opposite. Continue up the track through a series of hairpin bends until the track levels out and Raygill House Farm is on your left-hand side.