Features listProperty type: 8-bedroom
House for sale
Number of bedrooms: 8
Number of bathrooms: 6
Number of receptions: 4
Features
*Amenity estate about 826 acres
*Grade II Manor
*Grazing marshes, arable
*Woodland, shoot, fishing
*Substantial non-farming income
Situation
The Claxton Manor Estate is situated on the edge of the Yare valley with rolling countryside giving way to marshes with their rich grazing and abundance of wildlife. The area is popular not only for its landscape but also its accessibility to the A47 Norwich southern bypass and A11 to Cambridge, London and beyond. The property is situated approximately 9 miles south-east of Norwich city centre, which offers a wide range of social, sporting and cultural activities and also includes a mainline train service to London Liverpool Street with the fastest journey of 1 hour 40 minutes. Norwich Airport is situated to the north of Norwich and provides many domestic and European flights and an increasing range of continental destinations.
The Norfolk Broads and the adjacent River Yare provides sailing, fishing and other water activities. The Norfolk Broads are now the largest nationally protected wetland and an important area for wildlife. The coast is approximately 20 miles away with the charming seaside town of Southwold approximately 25 miles.
Description
HISTORY
The Manor at Claxton pre-dates the Domesday book. Ralph Earl of Norfolk held the lordship of the manor during the reign of Edward the Confessor, but was stripped of it when he rebelled against William the Conqueror. At the Domesday survey in 1086, Claxton was held by Godric, the King's steward.
In the early 14th Century the lordship was given to William de Kerdeston, whose father, Sir Roger Lord Kerdeston, had served as Sheriff and represented Norfolk in parliament. William was a warrior who took part in Edward III's French campaigns of the Hundred Years' War. He was knighted after Crecy in 1346.
In 1333 William obtained a licence to fortify his manor of Claxton. He built a largely brick house with rounded corner turrets, in a dominant position on the wide marshes of the Yare. Access was from the river: a canal, cut through Claxton Marsh lead to the castle yard. His son William received royal permission to castellate, building massive defensive walls, the ruins of which are such an evocative feature of Claxton today. He also dug the circular moat - still visible - and laid out a deer park.
In the twentieth century Claxton was renewed by Olympic horseman Major Derek Allhusen and his family. Its paddocks, stables and rides became home to a remarkable equestrian dynasty. In Italy with the 9th Lancers in 1945, Major Allhusen took a fancy to a mare, abandoned by the enemy, whom he named Lara. He paid ?27 for her and brought her back to Claxton, where he established a breeding and training centre for three-day eventers. Lara produced a mare named Laurien who, ridden by Major Allhusen, won team and individual medals in the European Championships in 1959 and 1967.
Riding Lochinvar, another of his Claxton-trained horses, Major Allhusen won team gold and individual silver at the 1968 Mexico City Olympics. Laurien meanwhile had produced Laurieston, who took the individual and team gold medals at the Munich Olympic games in 1972 - the only British horse ever to achieve this. The chestnut and maple trees in the paddock in front of Claxton Manor mark the resting places of Laurien, Laurieston and Lochinvar.
FARMING
The land has been successfully contract farmed by a neighbouring farmer and a similar arrangement for ease of management could be entered into by the purchaser.
There are approximately 351 acres (14??2 hectares) of arable land, the majority being Burlingham 3 soil association, described as deep fine loamy soil with slowly permeable subsoils ideally suited for growing cereals, sugar beet and potatoes. The farm has an irrigation licence giving flexibility to grow potatoes and vegetable crops.
SPORTING/CONSERVATION
The Claxton Manor Estate has a long tradition of game shooting, however, limited shooting has been undertaken by the vendor in the interests of conservation. The layout of the woods and the rolling topography make for an enjoyable family shoot.
The shooting rights are included in the sale.
The fishing rights on the River Yare are currently let on an annual licence to a third party at rent of ?1,000 per annum.
The marshes in lot 1 attract a huge and varied number of wildfowl including wigeon, teal, mallard, Canada and greylag geese, providing spectacular sporting opportunities.
The Estate generates a substantial income from the agri-environmental, conservation and single payment schemes which is approximately ?103,500 per annum with farm income and grazing and cottage rents in addition.
LOT 1 - about 397 acres (161 hectares)
coloured pink on the plan?
CLAXTON MANOR, CASTLE AND GRAZING MARSHES
Claxton Manor is an impressive Grade II Listed country house that was built originally during the reign of Elizabeth 1. The present fa?ade is Victorian and has been added to the remaining portion of the once spacious Elizabethan mansion.
The property has well proportioned rooms and has recently been substantially renovated and modernised including the creation of a two bedroom annexe linked to the main house. The house retains much period detail with elegant casement windows, moulded cornice work and good chimney pieces.
As can be seen from the floor plan the house offers well arranged and spacious accommodation over three floors with four reception rooms, kitchen/breakfast room which has a four oven Aga, playroom and domestic offices, six bedrooms on the first floor including en-suite bathrooms to most bedrooms, a further two bedrooms and bathroom on the second floor.
OUTSIDE
Claxton Manor is situated in extensive mature gardens and grounds with far reaching views over Claxton marshes to the river and hills beyond.
The house is approached from the south by a gravel drive which leads into a large sweep with ample parking and turning space to the front of the house. The drive also divides to a back drive to the north of the house where there is a open fronted double cart style garage and garden shed. Also situated to the north-east of the house is the stable block, red brick under a pantile roof providing stabling for up to 11 horses as well as a further 2 stables one which houses the boiler and filtration system for the swimming pool. The space above the stable block has been partly converted to offer office space or a grooms flat.
To the south-west of the property, by the drive, is a paddock of approximately 1.90 acres (0.77 hectares) with stabling for a further 2 horses.
CASTLE, GARDENS AND GROUNDS
These are a particularly attractive feature of the property which includes a large expanse of lawned gardens to the front and rear with borders containing mature shrubs and trees. At the rear of the property is the heated outdoor swimming pool.
Within the grounds are the remains of Claxton Castle which is designated as a Grade II* Scheduled Ancient Monument.
SERVICES
Mains water and electricity. Drainage to septic tank. Oil fired central heating.
LAND
The land, extending to approximately 348 acres (140 hectares), comprises about 314 acres (127 hectares) of marsh grassland, 32 acres (13 hectares) of woodland. The River Yare offers a single mooring with the property.
CONSERVATION INTEREST
Much of the land was previously in arable production before being converted to grazing marshes and wetland habitat.
The water level management of the marshes has encouraged waders and wetland birds and on the other side of the river is an RSPB reserve.
DATE SPECIES NUMBER
10 January 2008 Black Tailed Godwit 185
Golden Plover c2000
Lapwing c1000-1500
Wigeon c1500-2000
Ruff c20
7 January 2008 Black Tailed Godwit 75
Golden Plover c500
Lapwing c1000
Ruff 6-7
Greenshank 1
Whooper Swan 2
Wigeon c500-1000
Snipe many
Crane 1
There is a current income from the various schemes of approximately ?67,500 with grazing rents payable in addition giving a potential gross income of ?78,000.
LOT 2 - Numbers 1 and 2 Manor Farm Cottages
coloured red on the plan
A pair of semi-detached three bedroom properties. They include the following accommodation: hall, two reception rooms, kitchen. All bedrooms are situated on the first floor with a bathroom. Outside, each property has a small garden and parking with access from the road.
LOT 3 - Numbers 3 - 5 Manor Farm Cottages
coloured orange on the plan
Numbers 3-5 Manor Farm Cottages is an attractive row of three and two bedroom cottages, each comprising kitchen, one reception room and bathroom on the first floor. There are gardens and parking to the rear of the property.
SERVICES
Mains water, mains electricity, oil fired central heating and shared septic tank drainage.
PROPERTY OCCUPANCY RENT TERM
1 Manor Farm AST ?595pcm Monthly Cottages periodic
2 Manor Farm AST ?595pcm Monthly Cottages periodic
3 Manor Farm AST ?650pcm Monthly Cottages periodic
4 Manor Farm AST ?500pcm Monthly Cottages periodic
5 Manor Farm AST ?650pcm Monthly Cottages periodic
LOT 4 - about 2.50 acres (1 hectare)
coloured dark green on the plan
Traditional farm buildings with residential planning consent.
A substantial range of Grade II traditional farm buildings, including a thatched barn, with planning consent for conversion to form seven residential dwellings. Copies of the detailed plans and planning permission consent are available for inspection at Savills offices.
LOT 5 - ABOUT 6 ACRES (2.5 HECTARES)
coloured blue on the plan
FARM BUILDINGS
An excellent range of modern farm buildings with access from the highway. Cattle building, general purpose store, potato store totalling approximately 2,900m?.
Approx 3.92 acres (1.58 hectares) of rough grazing with about 0.90 acres (0.4 hectares) of amenity woodland on the southern boundary.
There is planning permission for a new access and a further, new livestock building. Copies of the detailed plans and planning permission consent are available for inspection at Savills offices.
LOT 6 - about 73 acres (29 hectares)
coloured yellow on the plan
A good block of amenity land comprising 3 paddocks with separate stable block and field shelters, grassland, about 37 acres (15 hectares) of arable land and about 1.50 acres (0.6 hectares) of amenity woodland.
LOT 7 - ABOUT 21 ACRES (8.55 HECTARES)
coloured green on the plan
Two arable enclosures bordering the village. There are about 2 acres (0.8 hectares) of amenity woodland on the northern side.
LOT 8 - about 325 acres (131 hectares)
coloured purple on the plan
A good block of commercial arable land. There are about 17 acres (7 hectares) of amenity woodland together with 9 acres (3.6 hectares) of grassland.
Lot 8 is offered under an option agreement to buy in 5 years or earlier at the discretion of the vendor. The purchaser of the Estate may be given the opportunity to farm the land in Lot 8 during the option period. The sporting rights are available as well.
GENERAL REMARKS AND STIPULATIONS
METHOD OF SALE
The property is offered for sale as a whole or in lots by private treaty.
The vendor may consider splitting lot 1 but only on the basis the marshes are sold first. Outgoings will be apportioned as at the date of completion.
TENURE
The property is freehold with vacant possession apart from the five cottages which are currently let under Assured Shorthold Tenancies.
POSTCODE
NR14 7AS
LOCAL AUTHORITY
South Norfolk Council, South Norfolk House, Swan Lane, Long Stratton, Norfolk NR15 2XE.
Tel: 01508 533633
Claxton Manor House is in council tax band H.
FIXTURES AND FITTINGS
All fixtures and fittings are specifically excluded from the sale but the carpets and curtains in the Manor House may be available in addition subject to separate negotiation.
LAND DRAINAGE CHARGES AND WATER ABSTRACTION
The marshes in lot 1 are within the Waveney Lower Yare and Lothingland Internal Drainage Board. The rates payable for the year to March 2009 are ?3,876. General drainage charge is payable over the remaining land.
There is a water abstraction licence allowing a total of 46,300 cubic metres (10 million gallons) per year to be abstracted from the reservoir in lot 8.
INGOING VALUATION AND HOLDOVER
The vendor reserves the right to require the purchaser(s) at completion to take and pay for all growing crops, cultivations and work for the post 2008 harvest together with any stocks, stores and fuels.
The vendor reserves the right of holdover to harvest any growing crops from the 2008 season and to store them in the farm buildings.
SUGAR BEET CONTRACT
Sugar beet contract may be available with lot 8.
SINGLE FARM PAYMENT SCHEME
The land has been registered with the Rural Payments Agency. The vendor will use his reasonable endeavours to transfer the entitlements to the purchaser(s). The entitlements confirmed by the 2007 entitlement statement are as follows:
Normal 292.40ha at 299.61 Euros
Set aside 15.16ha at 95.13 Euros
The 2007 single farm payment was ?51,500.
Entitlements will be apportioned between the lots based on the RPA field areas should the property be sold in separate lots.
AGRI ENVIRONMENTAL SCHEMES
1. Countryside Stewardship
The land is all entered in to the Countryside Stewardship Scheme with a commencement date of 1 October 2003 for 10 years. The current annual payment of ?2,273.74 is claimed per annum.
2. Environmentally Sensitive Area Scheme
The land within lot 1 is situated within the Broads Environmentally Sensitive Area Scheme. The current agreement commenced on 1 October 2003 for 10 years and comprised the following land categories:
35.83 acres (14.50 hectares) Tier 1
109 acres (44.11 hectares) Tier 2
231.19 acres (93.56 hectares) Tier 3
164.10 acres (66.41 hectares) Tier WLS
A current payment of ?45,462.05 is claimed per annum.
3.Entry Level Scheme
The whole of the holding has been entered into the Entry Level Scheme which commenced on 1 May 2006 for 5 years. This produces an annual payment of ?4,510.
The purchaser(s) will be required to take on existing schemes and to indemnify the seller against future claims.
WAYLEAVES, EASEMENTS, COVENANTS AND RIGHTS OF WAY
The property will be sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way whether mentioned in these particulars or not. In particular there are a number of footpaths and bridleways that cross lot 7.
If the Estate is sold in lots, rights of access and for maintenance and the provision of services may be imposed over certain lots for the benefit of others.
PLANNING PERMISSIONS
Planning permission has been granted for:
1. The conversion of the barns within lot 4 and copies of the plans and consent are available on request. Broads Authority application numbers:
BA12007/0207/COND - 18 October 2007
07/07/0556 - 8 May 2007
07/07/0542 - 8 May 2007
2.A new access to Lot 5. Farming buildings and new livestock building. South Norfolk Council ref no 2006/2203/F date 12 October 2006.
TIMBER AND MINERALS
The timber and mineral rights are included in the sale as far as owned.
PLANS, AREAS, SCHEDULES AND BOUNDARIES
Any purchaser shall be deemed to have full knowledge of all boundaries and neither the vendor nor the vendors agents will be responsible for defining the boundaries or the ownership thereof. Should any dispute arise as to the boundaries or any points on the particulars or plans or the interpretation of them the question shall be referred to the vendors agents whose decision acting as experts shall be final.
VAT
In addition the purchase price should any sale of the property or any right attached to it become a chargeable supply for the purposes of Value Added Tax such tax shall be payable by the purchaser in addition to any monies to be paid during the course of the sale and the purchaser shall indemnify the vendor in respect thereof including any interest or penalty.
VIEWING
Strictly by appointment with Savills. If there is any point which is of particular importance to you we invite you to discuss this with us especially before you travel to the property.
Be careful and vigilant when making inspections for your own personal safety.
IMPORTANT NOTICE
Savills for themselves and the vendors or lessors of this property whose agents they are give notice that:
1. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract, and must not be relied upon as statements or representations of fact.
2. Purchasers must rely on their own enquiries by inspections or otherwise on all matters including planning or other consents.
3. The information in these particulars is given without responsibility on the part of Savills or their clients. Neither Savills nor any joint agents nor their employees have any authority to make or give any representations or warranties whatever in relation to this property.
4. Any areas, measurements or distances referred to are given as a guide only and are not precise. Photographs are not necessarily comprehensive or current; no assumption should be made that any contents shown are included in the sale or with regards to parts of the property, which have not been photographed.
5. ??Nothing in these particulars should be deemed to be a statement that the property is in good structural condition or that any services or equipment are in good working order.
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