Farm Diversification, Coppingford Road, Upton, Huntingdon, PE28

Holly Lodge Farm offers a unique opportunity to acquire a working farm with turnkey income opportunity from an established café, soft play centre and dedicated dog-walking areas. Set in a tranquil location, the farm has excellent access providing considerable non-farming revenue.

Description

Holly Lodge Farm offers a unique opportunity to acquire a working farm with turnkey income opportunity from an established café, soft play centre and dedicated dog-walking areas. Set in a tranquil location, the farm has excellent access providing considerable non-farming revenue.

Holly Lodge Farmhouse

Built around 1898 and later extended, the Farmhouse comprises an L shaped entrance hallway leading to a drawing room, a sitting room with a log burner and views over the rear garden and pond, a dining room with fireplace, and a spacious kitchen/breakfast room that includes an additional family area. An inner lobby gives access to the side porch, guest WC, utility room, and office. On the first floor, there are six well proportioned bedrooms, including a principal bedroom with a walk in wardrobe and a four piece en suite bathroom. The first floor is further served by three additional bath and shower rooms.

Holly Lodge Cottage

This impressive home features a welcoming sitting room with log burner and French doors opening onto the garden, a separate dining/family area, a cloakroom with WC, and beautiful open-plan kitchen and breakfast room. Upstairs, there are three generously sized bedrooms along with a modern family bathroom. Outside, the property offers a timber-built garage and a powered office space, ideal for working from home. The enclosed rear and side garden is mainly laid to lawn, complemented by a patio and gravelled area leading directly from the kitchen breakfast room. An additional benefit is the external utility room.

Farm Diversification

Café The café is a well established and highly regarded local business, built to an excellent standard and maintained in very good order throughout. It provides generous seating both indoors and outdoors, creating a warm and inviting atmosphere for customers all year round. The interior features a thoughtfully designed layout with quality finishes, while the outdoor seating area offers additional capacity. The commercial kitchen is fully equipped with a comprehensive range of appliances, enabling efficient service and a varied menu. See Soft Play A steel portal frame building currently operating as a children’s soft play centre, having formerly functioned as a café and continuing to support the existing café business. It offers flexible, open plan accommodation, making it highly adaptable for a wide range of alternative uses, subject to the necessary consents. The current layout provides a welcoming setting for families and visitors, while the (truncated)

Holly Lodge Dog Walking Paddocks

Started in 2018 and one of the first to be established in the area, the Holly Lodge Dog fields comprise: • Two dog walking paddocks known as North and South paddock (c. 3 acres and 6 acres). • A dog day care paddock and facility (c.1 acre with a cabin). • A dog walking paddock and poly tunnel. All fields are laid to well-maintained grass and fenced to a high standard with specialist high tensile 120cm equifencing and access controlled electric gates with hardstanding car parking to north and south paddocks. The exercise paddocks present a significant income opportunity whilst the day care facility and dog walking paddock have historically been let to third party operators although are offered for sale with vacant possession upon completion. The day care facility includes a kitchenette, office and toilet area. The paddocks are currently operated by a family member who has expressed an interested in continuing to do so post completion under a tenancy should a new owner (truncated)

Agricultural Land

Within Lot 2 there is approximately 185.28 acres of productive Grade 3 (prov.) farmland, currently managed within an arable rotation and divided into five well defined parcels; 8.01 acres of permanent pasture, 1.02 acres of woodland and 12.18 acres used for dog paddocks (total 206 acres). Classified Grade 3, the land is attractive; predominantly level with gentle undulations, and with good access and field sizes that accommodate efficient modern farming practices. Managed to a high standard, the soils are regularly tested and have benefitted from FYM applications over the years. layout and soil quality make it well suited to a range of cropping options, offering an appealing opportunity for both agricultural and investment purchasers. There is currently a Higher-Level Stewardship Scheme across the holding together with a Sustainable Farming Incentive agreement. Further details are available in the data room.

Agricultural Buildings

Two portal framed grain stores each of around 1000t capacity with retaining walls and wooden drive on drying floors and centrifugal fans with provision for harvest burners. Open sided livestock/general purpose portal framed building with a pressed limestone floor. The plan illustrates the farm buildings locations to the farmhouse. 1. Holly Lodge Farmhouse 2. Holly Lodge Soft Play Centre 3. Holly Lodge Café 4. Dog Walking Paddock and Poly Tunnel 5. Grain Store 6. Cattle/GP Building 7. Grain Store

Diversified Enterprises

The farm is well located for diversification with the 6500 house Alconbury Weald growth area nearby. In recent years the diversified enterprises have built up a significant reputation and base of repeat customers who use the site as a destination venue. Should a purchaser wish to continue all or any of the enterprises then a transfer of equipment and goodwill can be negotiated as part of the sale. An opportunity exists, if desired, to continue with the dog walking fields on a joint venture or rental basis.

Lotting

Holly Lodge Farm is for sale as a whole or in up to three lots as identified on the sale plan. The vendor reserves the right to offer the property for sale in any other order than that described in these particulars, subdivide, amalgamate or withdraw the property from sale without prior notice.

Location

Situated just 5 miles from the A14 and 3 miles from the A1, the property enjoys excellent transport connections. Hinchingbrooke Hospital and Huntingdon Train Station are both located within 9 miles. Set within open countryside, the site is a popular destination for cyclists and dog walkers and is also conveniently close to Hamerton Zoo. The nearest airport is Cambridgeshire Airport, approximately 30 miles away.

GPS Location Search

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Planning

The dog fields benefit from sui generis use under planning reference: 19/01519/FUL. The planning permission information for the café and soft play is available under references: 19/02503/FUL and 22/00664/FUL.

Method of Sale

The freehold of Holly Lodge Farm is available for sale by Private Treaty with vacant possession on completion. It is anticipated, as the farm lies in a ring-fence, that the property will be sold as a whole. That’s not to say offers will not be considered for other sensible parcels. The intention would be to complete the sale after harvest and, depending on timings, to enable the purchaser to sow their own crops. The vendor may require an element of holdover in the grain store.

Development Clawback

The vendor will retain an interest in 30% of any additional value obtained through planning consent for renewable energy schemes, including solar arrays, battery storage or turbines for a period of 30 years. There are no other overage arrangements.

Easements, Wayleaves and Rights of Way

The farm is offered for sale subject to and with the benefit of all existing easements, wayleaves and rights of way, whether specifically mentioned or not.

Basic Payment Scheme

The land is all registered on the Rural Land Registry. The vendor will retain the basic payment for 2026, and any subsequent payments based on the Delinked Entitlements.

VAT

All figures are quoted exclusive of VAT which may be payable at the prevailing rate. Interested parties are advised to make their own enquiries.

Environmental Stewardship

The farm is currently in a High-Level Stewardship Scheme and the SFI Scheme. Further details are available.

Energy Performance Certificates

Holly Lodge Farmhouse: E rating (49) Holly Lodge Cottage: D rating (59) Holly Lodge Café: B rating (40) Holly Lodge Soft Play: B rating (42)

Council Tax / Business Rates

Farmhouse: Council Tax Band G. Cottage: Council Tax Band D. Soft Play: Future rateable value (from 1 April 2026) £9,000. Café: Future rateable value (from 1 April 2026) £12,750. Dog Field: Future rateable value (from 1 April 2026) £20,000.

AMC

If you would like to discuss financing a purchase of agricultural land, please speak to our recommended AMC agents (Andrew Pinny) who will be happy to discuss this with you and make an introduction to AMC on your behalf.

Services

Holly Lodge Farmhouse: Connected to mains electricity and a private water main. Heating within the main house is provided via an oil-fired radiator system. Drainage is to a septic tank. Holly Lodge Cottage: Mains electricity is connected. The waste is connected to a cesspit which services some of the surrounding properties. There is an oil tank serving the heating system. Services have not been tested by the agent.

Reservation for Farm Sale

The vendor will reserve the right to hold a sale of implements, machinery, etc., on the property on a date to be agreed.

Property Information Pack

A Property Information Pack can be requested and includes the following: Planning - Fixtures and Fittings - Sporting, Timber and Mineral Rights - Environmental Stewardship - Title Plans – Past Cropping – EPC Certificates – Soil Analysis Results - Trading Figures for Diversified Enterprises Wayleaves.

Solicitors

Matthew Hesketh, Roythornes Solicitors, Enterprise Way, Pinchbeck, Spalding, PE11 3YR.

Viewings

Strictly by appointment only, via the selling agents: Berrys – Parry Land & Property – .