B&C_Dalby Hall Estate

The Dalby Hall Estate

SPILSBY ◆ LINCOLNSHIRE







THE DALBY HALL ESTATE

SPILSBY ◆ LINCOLNSHIRE

Lincoln 33 miles - London 140 miles

A FINE HALL AND COUNTRY ESTATE

An 8 bedroom, Grade II listed Hall set in mature parkland with ancillary office and coach house.
4 bedroom farmhouse

7 cottages, 1 former cottage
3 farmyards with extensive ranges of modern and traditional farm buildings.

Organic farming status
Established shoot
Trout lake
Private airstrip

425.32 hectares (1050.97 acres) or thereabouts

FOR SALE BY PRIVATE TREATY AS A WHOLE

10 Market Place 5
Brigg, North Lincolnshire, DN20 8ES
Tel: 01652 654 833 Fax: 01652 650 249
Email [email protected]

Particulars of Sale

GENERAL DESCRIPTION

The sale of the Dalby Hall Estate offers the purchaser an
opportunity to acquire a highly desirable Lincolnshire estate
with an enviable Hall, farmhouse, cottages and farms.

The Dalby Hall Estate is situated at the southern entrance to the
Lincolnshire Wolds Area of Outstanding Natural Beauty. The
Estate and Grade II listed Hall have been sympathetically
improved and maintained during their present ownership. There
may however be potential for further development of the ranges
of traditional farm buildings and the former cottage to increase and
diversify the Estate’s income.

The original Dalby Hall was destroyed by fire in 1841 and the
present Hall was built nearby in 1856, although 17th century
monuments in the church are dedicated to the Llanden family
and suggest there was an earlier house still.

At Fordington there can still clearly be seen mounds and
earthworks south of Fordington farmhouse, which Pevsner
describes as two prominent mounds which could be barrows or
more likely medieval mill-mounds.

LOCATION

The Lincolnshire Wolds are a band of chalk and limestone hills and
steep open valleys, which are the highest area of land in the east
between Kent and Yorkshire. They run north to south from the
Humber to Spilsby, where the panoramic view looks out over the
Lincolnshire fens.

Due to its fertile and versatile soils Lincolnshire has a well
deserved reputation for high quality home grown produce. This is
exemplified on the Dalby Hall Estate, which in addition to its own
spring fed water supply, produces high quality organic food,
including beef from the pure bred herd of Lincoln Red cattle.

The Dalby Hall Estate is located approximately 3 miles north of the
market town of Spilsby with access onto the A16 and close to the
A158 trunk road. Mainline rail services are situated at Newark,
Grantham and Peterborough with connections to King’s Cross.
The Estate has a private grass airstrip. Nearby airports are situated
at Humberside, Robin Hood Doncaster and East Midlands.

Lincolnshire still benefits from grammar schools and
independent schools serving the region include Oakham,
Oundle, Worksop, Uppingham and Lincoln Minster.

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Dalby Hall South Elevation

Trout Lake Hall Drive

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THE FARMS

The Estate is currently farmed by the present owner as a
mixed farm of arable and stock which includes a large herd of
organic pedigree Lincoln Red Cattle.

The Estate is naturally divided into two main farms: Dalby Hall
to the south and Fordington to the north. The land is served by
three farmyards at Dalby, Minster and Fordington, with ranges
of modern and traditional buildings for various uses. At Minster
yard there is also a foundry let to a brass craftsman.

The farmland is registered as organic land under the Organic
Farmers and Growers Certification Scheme and is included in a
DEFRA Organic Entry Level Stewardship (OELS) Agreement
which terminates on the 31st May 2011. Organic cropping
includes the production of wheat, barley, oats, beans, grass and
lucerne. The arable land is divided into large fields suitable for
mechanised cropping. Grassland is grazed by the Estate’s
pedigree Rumford herd of organic Lincoln Red cattle and
Hebridian sheep flock.

SPORTING

The undulating countryside provides an obvious setting for
country sports including shooting and hunting. The local hunt is
the South Wold and local point-to-points are held at various
locations across the county. National Hunt Race meetings are
held at Market Rasen racecourse. Notable golf courses in the
area include Kenwick Park and Woodhall. The coast with its
open sandy beaches is nearby.

The shooting rights over the Fordington farm have been let in
recent years to the Dexford Shoot. The rolling hills and parcels
of woodland across the Estate add to the sporting value.

DWELLINGS

In addition to the Hall there is a Lodge and three pairs of semi
detached cottages and Fordington Farmhouse. Apart from the
Lodge all of the residential properties are let on Assured
Shorthold Tenancy agreements. The current rent roll is
£33,060 per annum.

Dalby Farm Buildings



Dalby Hall

The Hall is approached through a gated entrance by the Lodge
via a sweeping driveway through the parkland to a gravel
parking area at the front of the Hall. The Hall remains
protected from view until passing by the 19th century Church
of St Lawrence and Bishop Edward King on the right hand side
of the drive.
Dalby Hall is an elegant and well proportioned Grade II listed
country house rebuilt in 1856 by James Fowler of Maughan &
Fowler of Louth with later additions to the rear and inside
reputedly by Temple Moore, the 19th century church architect.
The two bows to the front elevation were added in 1898. It is
characterised by its pleasing architectural design and parkland
setting, being sheltered from the north by the undulating hills of
the Lincolnshire Wolds.
Dalby Hall is a welcoming and subtly imposing country house
which lends itself to both entertainment of guests and use as a
family home.
The Hall has three storeys in part and is of an attractive brick
under slate roof construction and stands in approximately 6.52
acres of lawned gardens and grounds with mature cedar and beech
trees. Beyond the gardens lie the lake and traditional parkland.

Drawing Room

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Entrance Hall

The improvement of the Hall over recent years has taken care Recent improvement of the property has involved the restoration
to reflect the details and character which are typical of a of the kitchen and adjoining rooms. The features of these rooms
property of this age. have been designed to match the age and style of the older parts
of the Hall. Traditional paints, antique ironmongery, bespoke
The gabled porch with decorative fanlight leads through the plaster covings, skirting boards and antique glass have all been
double doors into the welcoming hall, which is spacious and used to great effect. The kitchen has a decorated internal
light due to the circular decorative lantern light in the ceiling window to the hallway and door to the courtyard. The fitted sink
above the stairs. The library benefits from high sash windows and painted kitchen units along one wall are opposite the oil fired
providing natural light in the room and views to the southwest. Rayburn cooker and further kitchen units. The breakfast room
The drawing room features a selection of elegant sash is enhanced by an oil fired four oven Aga, oak wooden floor,
windows which highlight the ornate parquet floor and its pantry and larder. The pantry and traditional larder with fitted
differing patterns. The large dining room, with doors into the shelving and meat hooks both offer walk-in storage space.
garden, has been decorated to emphasise the panelled walls and
wall mouldings. The hallway retains its original servants’ bells which together
with the internal windows to the kitchen and utility add to the
The entertainment room/snug with its marble surround character of the Hall. The utility with its fitted cupboards and
fireplace and three curved windows offers a comfortable living sink offers a useable space with plenty of storage. In addition
space in which to relax. From the snug is a door to the study there are two ground floor cloakrooms and a bootroom by the
with its Victorian tiled fireplace, and a door to the hallway. rear door from the courtyard.

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Library

The cellar provides an abundance of wine storage Dining Room
commensurate with the scale of the residence.

The main staircase leads to the open landing from which the
main bedrooms are accessed. The Master bedroom is south
facing with views of the lake from the three sash windows in
the bay. The adjoining dressing room leads to the en suite
bathroom with a raised bath forming the centrepiece.

Bedrooms 2 & 3 have en-suite bathrooms and views over
the garden and paddock. Bedroom 6 enjoys views to the west
of the Hall and is served by the family bathroom with a bath
and separate shower.

The shower room is situated close to bedrooms 4 & 5 as well
as the staff kitchen, with fitted units and electric oven. Access
to the staff kitchen, cloakroom and store can be via a separate
staircase from the rear courtyard of the Hall. There may be
potential to use the staff kitchen and adjoining rooms to provide
a self contained annexe, subject to any planning consents.

A flight of stairs leads to the second floor where
accommodation includes bedrooms 7 & 8 a bathroom and
box room. A further staircase leads to the office/bedroom
and tank room.

A high quality, modern security system is in place.

Bedroom Three Breakfast Room Kitchen

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DALBY HALL

GROUND FLOOR & CELLAR PLAN

APPROXIMATE GROSS INTERNAL AREA:

DALBY HALL: 923 SQ M/9931 SQ FT
GARAGE: 236 SQ M/2539 SQ FT
TOTAL: 1159 SQ M/12470 SQ FT

DALBY HALL

FIRST & SECOND FLOOR PLAN

En-suite to Bedroom Two Bedroom Two En-suite to Master Bedroom

OUTBUILDINGS Estate Office & Coach House
DALBY HALL OUTBUILDING PLAN
The paved courtyard to the rear of the Hall has adjoining
outbuildings including: boiler room, WC, gun room and store.

By the tiled car parking area is the former brick under slate
coach house comprising garage with space for four cars,
freezer room, workshop, store and first floor games room.

ESTATE OFFICE

Situated close to the Hall is the stable block, which has been
converted into the Estate office, with two separate rooms and
kitchen on the first floor. The ground floor former stables are
currently used as the water filtration room, two stores and a
generator room. The generator has an automatic cut-in to
provide the Hall with electricity, should the mains supply be
disturbed.

To the east of the coach house is a further range of three
garden stores, of brick and timber construction.

OUTSIDE

The lawns are bordered by a holly hedge to the south and
woodland to the north. Stone steps lead from the drawing
room through the garden to the lake and parkland beyond. The
summer house, with two changing rooms, overlooks the hard
tennis court and orchard to the east and the Hall to the west.
On the edge of the woodland is the apiary and free range

Summer House & East Garden Trout Lake
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chicken run.

Fordington Farmhouse

A detached brick under tile residence situated in a prominent rural position on the Lincolnshire Wolds. The
accommodation includes: three reception rooms, dining room/kitchen, utility room, w/c, office, cellar, four
bedrooms, one en-suite, and family bathroom. Outside is an area for car parking and lawned gardens.
Part of the traditional range of farm buildings form a court yard around the car parking area and comprise stables
and store rooms.
The farmhouse is let on an Assured Shorthold Tenancy agreement commencing on 4th September 2010 at a
rent of £7,800 per annum.

FORDINGTON FARMHOUSE

FLOOR PLAN

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The Cottages 1 & 2 Ivy Cottages 3 & 4 Ivy Cottages

The cottages lie to the west and south of Dalby Hall along the 2 IVY COTTAGE 3 & 4 IVY COTTAGES
fringe of the Estate.
A semi-detached cottage of brick under slate construction built A pair of semi-detached cottages of rendered brick under slate
THE LODGE in 2001, Dining room, sitting room, kitchen, pantry, WC, two construction, each having: sitting room, kitchen, pantry, WC,
bedrooms, bathroom, adjoining single garage. three bedrooms, bathroom and adjoining single garage.
A detached, Tudor gothic gatehouse also designed by James
Fowler, of brick under slate construction comprising; hall, 1 & 2 MINSTER COTTAGES
sitting room, kitchen, larder, WC, three bedrooms, bathroom,
WC, two adjoining stores, timber garage, lawned garden. The A pair of semi-detached cottages of brick under slate
Lodge is occupied by the housekeeper. construction each having: sitting room, kitchen, bathroom, and
three bedrooms.
1 IVY COTTAGE
DAVISONS COTTAGE
A semi-detached cottage of brick under slate construction built
in 2001, Dining room, sitting room, kitchen, pantry, WC, three A brick under slate former cottage, now semi-derelict, situated
bedrooms, bathroom, single garage. to the south of Dalby Hall in a commanding position on the edge
of the parkland.
PROPERTY AGREEMENT COMMENCEMENT DATE RENT PER ANNUM (£)

The Lodge Service occupant April 2005 N/A
1 Ivy Cottage AST 1st November 2009 5,700
2 Ivy Cottage AST Vacant pending re-letting
3 Ivy Cottage AST 15th August 2010 5,700
4 Ivy Cottage AST 1st November 2010 5,700
1 Minster Cottage AST 27th August 2010 5,160
2 Minster Cottage AST 1st February 2010 3,000

1 & 2 Minster Cottages The Lodge Davisons Cottage
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Farm Buildings

DALBY FARM BUILDINGS

Modern farm buildings and ranges of traditional buildings
provide cattle accommodation, approximately 500 tonnes of
grain storage and extensive general purpose storage.

1 14 bay general purpose building (85.03m x 18.30m) of steel
portal under coated steel roof including four enclosed bays

2 Harlow poultry building (42.08m x 18.03m) of timber
frame under coated steel roof construction

3 Livestock building, (35.68m x 34.16m) comprising four
adjoining timber under asbestos barns with steel under
asbestos lean-to

4 Range of open-fronted traditional brick under tile cart
sheds, (29.06m x 7.06m)

5 Fully enclosed steel portal general purpose/machinery
store (18.75m x 16.60m), coated steel roof with brick walls
to the eaves built to a high standard.

6 ‘C’ shaped range of traditional buildings of brick under tile
construction part renovated to provide; kitchen, dining room,
WC, with granary above, (35.08m x 6.02m), open-bay cart
sheds and loose boxes (29.00m x 4.60m), organic spray store
and further stores (13.09m x 4.08m)

7 Grain store (27.05m x 24.00m), three adjoining Dutch
barns of steel frame under G.I. construction with fan house.

Dalby Farm Grainstore Dalby Farm Traditional Buildings Minster Yard

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FORDINGTON FARM BUILDINGS Fordington Farmhouse and Buildings

1 Four bay, steel portal general purpose building (24.03m x
18.02m) with asbestos roof and cladding

2 Four bay, steel portal livestock building with lean-to
(27.00m x 24.30m) with asbestos roof

3 Steel portal grain store (17.14m x 9.24m) with asbestos roof
and cladding.

4 Range of traditional buildings of brick under tile and
asbestos roof construction including two open fronted cart
sheds (12.85m x 4.08m each). Barn with granary floor above
and adjoining buildings (65.00m x 6.03m), with four bay open
cart shed (15.05m x 4.05m), loose boxes (12.02m x 11.07m).
Garage range with granary above (9.09m x 5.04m).
Adjoining three bay open fronted lean-to (9.10m x 6.40m).

5 Six bay steel portal livestock building (27.05m x 18.04m)
with seven bay open sided lean-to and adjoining Dutch barn
(18.04m x 9.04m). Former grain store (9.06m x 6.03m)
with block under asbestos lean-to (9.07m x 6.08m).

MINSTER FARM BUILDINGS

1 Traditional farm buildings (20.00m x 5.06m), brick under
slate roof construction with; mess room, WC, shower and
open fronted stores

2 Further traditional building, (20.00m x 6.00m), of brick
under asbestos roof used as workshop/store.

3 A brick under slate former cottage (6.08m x 5.01m) is
situated at Minster Yard and presently let for use as a
brass foundry.

NB: Planning permission was granted by East Lindsey
District Council on the 23rd July 2009 for the erection of a five
bay agricultural machinery workshop and store
(30.75m x 20.00m) at Minster farmyard (reference number
N/04101258/09)

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Dalby Farm Buildings The Land

The Estate extends to 425.32 hectares (1050.97 acres)
including undulating arable land, pasture and woodland. The
land is classified as mainly grade 3 (MAFF Land Classification
map of England and Wales) productive clay loam in the south
with free draining grade 2 to the north of the Estate.

The soil types are described as being of the Andover 1,
Wickham 2, Tathwell and Cuckney 2 soil associations in the Soil
Survey of England and Wales. In addition to the sizeable arable
fields there are areas of permanent pasture in the parkland and
covering part of the scheduled ancient monument of
Fordington medieval village and barrows.

Access to the fields is via the public highway and a network of
well maintained internal roadways.

The land is farmed organically and entered into the OELS
scheme as described above. The amenity and sporting potential
is enhanced by attractive parcels of woodland.

WATER SUPPLY

Mains water is connected to the cottages. The Hall and Dalby yard
benefit from a spring-fed private water supply with a Victorian ram
pump and modern reverse osmosis water cleansing facility.

SCHEDULE

DESCRIPTION HECTARES ACRES

Arable/ley 316.93 783.13
Permanent Pasture 72.02 177.97
Woodland 25.01
Farm yards and buildings 61.81
Hall, gardens, grounds 3.31 8.17
Farmhouse and garden 2.64 6.52
Cottages 0.14 0.35
Lakes 0.54 1.33
Tracks etc 1.70 4.20
Total 3.03 7.49
425.32 1050.97

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General Remarks &
Stipulations

METHOD OF SALE

The property is offered for sale by Private Treaty as a whole.
The purchaser (s) will be required to exchange contracts
within 28 days after receipt by their solicitor of a draft
contract. Completion will take place on 30th September 2011.
A deposit of 10% of the purchase price will be payable on
exchange of contracts.

VAT

Should any sale of the estate, or any right attached to it become
a chargeable supply for the purpose of VAT, such tax shall be
payable by the Purchaser in addition to the contract price.

SINGLE PAYMENT SCHEME

The vendor will transfer to the purchaser the relevant number
of Single Payment Scheme entitlements by reference to the area
of land against which single farm payments can be activated.

The 2010 entitlement statement for Dalby Hall Organic Farms
states that there are 392.51 single payment entitlements.

NUMBER OF ENTITLEMENTS UNIT VALUE (EUROS)

365.19 €299.64
27.32 €241.14

ORGANIC ENTRY LEVEL STEWARDSHIP

The vendor has entered the farm into an Organic Entry Level
Scheme (agreement reference number AG00190388). The
benefit of the relevant scheme year will be apportioned pro rata
on completion.

CROSS COMPLIANCE

The vendors will be responsible for SPS cross compliance up to
the date of completion. The purchaser will take over cross
compliance obligations on completion and will indemnify the
vendors against any non-compliance that results in any penalty
or reduction to the vendor’s payment under the Single Payment
Scheme for 2011.

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Parkland

Entrance Drive OUTGOINGS

EARLY ENTRY AND HOLDOVER Environment Agency general charges are payable in respect of
the land (2010/2011 charge £2.56/ha). Residential properties
Completion will take place on 30th September 2011. If early are shown on the council tax register of East Lindsey District
entry is required after clearance of the growing crop then an Council as follows;
additional 10% deposit will be payable at that stage.
Dalby Hall Band H
Holdover will be required in respect of grain storage until 31st Fordington Farmhouse Band D
December 2011. A right will be reserved to hold livestock and The Lodge Band C
machinery sales at the property after completion if required. No 1 & 2 Ivy Cottages Band B
No 3 & 4 Ivy Cottages Band A
PAST CROPPING No 1 & 2 Minster Cottages Band A

Cropping records for 2005 to 2010 are available from the TENANT RIGHT
vendor’s agents.
It is intended that completion will take place after harvest of
MINERALS, TIMBER AND SPORTING the 2011 crops and that there will be no payment of tenant
right. However, the vendor reserves the right to charge tenant
These are included in the sale in so far as they are owned. right if any establishment work has taken place in respect of the
2012 harvest.
TENURE & POSSESSION

The property is freehold with vacant possession upon completion
except for the let dwellings.

FIXTURES & FITTINGS

All fixtures and fittings are excluded from the sale unless
specifically referred to in these particulars.

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WAYLEAVES, EASEMENTS &
RIGHTS OF WAY

The farm is sold subject to and with the help and benefit of all
existing rights, including rights of way, whether public or
private, light, support, drainage, water and electricity supplies
and other rights, easements, quasi-easements and all wayleaves
whether referred to or not in these particulars.

There is a right of way over adjoining land to field number 4667.

Wayleaves exist in respect of overhead power lines. Anglian
Water mains pipelines are located on the estate at Dalby and
Fordington.

A footpath crosses to the south of Dalby Hall from west to east
and a bridleway runs from Dalby to Skendleby Road in the
north. A right of way exists over the Hall driveway to provide
access to the church.

SERVICES

Dalby Hall is served by a private spring-fed water supply
which also supplies Dalby farmyard and part of the field
water troughs. Further fields are supplied by mains water.
The Hall has 3 phase electricity and a generator providing
40KVA per phase. Mains water and single phase electricity
are connected to Fordington Farmhouse, The Lodge, the
three pairs of cottages and Minster farmyard. 3 phase
electricity serves Dalby Hall and farm buildings.

Private drainage systems serve the dwellings and farm buildings.

There are two broadband lines and three phone lines to the Hall.

The Hall has recently benefited from two, new, energy
efficient oil fired boilers.

The dwellings are all served by oil fired central heating systems.

TRANSFER OF UNDERTAKINGS
(PROTECTION OF EMPLOYMENT)
REGULATIONS 1981

The Vendors will indemnify the Buyer against any claims arising
under the Transfer of Undertakings (Protection of
Employment) Regulations 1981 and Collective Redundancies
and Transfer of Undertakings (Protection of Employment
Amendment) Regulations 1995.

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View to South East

ENERGY PERFORMANCE rely on them as statements or representations of fact and
should satisfy themselves as to the correctness of each item by
Energy Performance Certificates (EPC) in respect of the inspection or by making independent enquiries. In particular,
dwellings and office are available for inspection from the dimensions of land, rooms or buildings should be checked.
vendor’s agents upon request. Metric/imperial conversions are approximate only.

PLANS, AREAS AND SCHEDULES Intending Purchasers or Lessees should make their own
independent enquiries regarding use or past use of the property,
These have been prepared as carefully as possible and are necessary permissions for use and occupation, potential uses
based on the Ordnance Survey National Grid 1:2,500 and and any others matters affecting the property prior to purchase.
1:10,000 scale plans. The plans are published for illustrative
purposes only and although they are believed to be correct, Brown & Co, and any person in its employ, does not have the
their accuracy is not guaranteed. authority, whether in these Particulars, during negotiations or
otherwise, to make or give any representation or warranty in
CONTRACTS AND QUOTAS relation to this property. No responsibility is taken by Brown &
Co for any error, omission of mis-statement in these particulars.
There are no contracts or quotas included in the sale.
No responsibility can be accepted for any costs or expenses
DISPUTES incurred by intending Purchasers or Lessees in inspecting the
property, making further enquiries or submitting offers for
Should any questions arise as to the boundaries or any point the Property.
arising in the General Remarks and Stipulations or Particulars of
Sale, schedule, plan or interpretation of any of them the question All prices are quoted subject to contract and exclusive of VAT,
shall be referred to an arbitrator appointed by the selling agent, except where otherwise stated.
whose decision acting as expert shall be final. The purchaser(s)
shall be deemed to have full knowledge of all boundaries and In the case of agricultural property, intending purchasers
neither the vendor nor the vendor’s agents will be responsible for should make their own independent enquiries with the RPA
defining the boundaries or the ownership thereof. as to Single Payment Scheme eligibility of any land being sold
or leased.
VIEWING
Brown & Co is the trading name of Brown & Co – Property
Viewing is strictly by appointment through the vendor’s agents. and Business Consultants LLP. Registered Office: Granta Hall,
Finkin Street, Grantham, Lincolnshire NG31 6QZ. Registered
INFORMATION PACK in England and Wales. Registration Number OC302092.

There is an information pack available with further information These Particulars were prepared in February 2011.
about the Estate; for a copy please contact the vendor’s agents. Photographs taken November 2010 Ref: W47

IMPORTANT NOTICES 25

Brown & Co for themselves and for the Vendors or Lessors of
this Property give notice that:

These particulars are intended to give a fair and accurate
general outline only for the guidance of intending Purchasers or
Lessees and they do not constitute an offer or contract or any
part of an offer or contract.

All descriptions, dimensions, references to condition and other
items in these Particulars are given as a guide only and no
responsibility is assumed by Brown & Co for the accuracy of
individual items. Intending Purchasers or Lessees should not

Dalby Hall 1 Minster Cottage Fordington House
2 Minster Cottage Lodge
1 Ivy Cottage

2 Ivy Cottage

3 Ivy Cottage

4 Ivy Cottage
26

Reproduced from the Ordnance Survey Reproduced from the Ordnance Survey
Mapping with the permission of the Mapping with the permission of the
Controller of Her Majesty’s Stationery Controller of Her Majesty’s Stationery
Office. Crown Copyright Office. Crown Copyright
(ES10008525). NOT TO SCALE (ES10008525). NOT TO SCALE

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