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Bockleton, Tenbury Wells, Worcestershire, WR15 8PP


Land for sale in Tenbury Wells

A superb commercial mixed farming enterprise with first class turkey unit, modern farm buildings, Grade 2 and 3 arable and grassland, woodland, two dwellings and superior brick barns with potential. In all about 264.44 acres - 107.01 hectares.

For Sale by Private Treaty as a Whole or in 4 Lots. 

APPROXIMATE DISTANCES (MILES) Tenbury Wells - 3.5, Bromyard - 8, Leominster - 9, Ludlow – 12.5, Hereford - 20, Ledbury - 21, Worcester - 24, Birmingham – 40, Shrewsbury - 43. 

SITUATION Old Manor Farm is peacefully situated on the border with Herefordshire amidst the beautiful rolling and fertile countryside overlooking the Teme Valley.

The turkey unit and the modern and traditional farm buildings are all approached directly off the no through council lane just 150 metres off the Bockleton/Hampton Charles to Tenbury road which connects to the A4112 within 2.5 miles at Oldwood.

The land is mainly contained within two ringfenced blocks situated on either side of the Tenbury road and lies between the 110m and 190m contours.  

DESCRIPTION Old Manor Farm comprises of a commercial and diverse farming unit with a first class and profitable 24,955 bird turkey unit producing for Avara Foods Ltd; a productive mixed arable and livestock enterprise with 39,450 square feet of excellent modern buildings and about 258 acres, 104 hectares of Grade 2 and 3 mainly arable land; a superb range of traditional brick barns with development potential and two farm dwellings. 



ABOUT 6.50 ACRES, 2.63 HA.

See plan as outlined in blue. 

NB. The successful buyer of Lot 1 will be purchasing the entire share stock of the Limited Company to include the property, fixtures and fittings, plant and machinery, stocks and cash in bank. A schedule of assets will be provided on request. 

TURKEY UNIT The turkey unit is currently in the top quartile for stag results in the last three crop cycles. Comprising of 5 modern poultry houses extending to about 7,695 square metres of growing area and built between 1995 and 2001, three of which are 300' x 60' (2 Morspan and 1 Jacques & Hall) with a capacity of 5,425 birds each and two of 240' x 60' (Morspan) with a capacity of 4,340 birds each.

The Morspan houses have either 14 or 18 roof 710 extractor fans and the 'Jacques & Hall' house has 7 roof extractor fans and 6 maxi fans on the gable ends and all have Fancom computer controlled feeders, blenders, weighers and ventilation. House 1 has a built-in back-up generator and House 2 includes the turkey site office with Airband (Broadband) connected, rest room and WC. The houses are heated by the on-site 1 MW whole bale residual biomass burner with two LPG back up burners in each house and 6 LPG storage tanks. There are 3 feed/wheat blending units and 14 silos serving the houses.

At the approach to the site is an enclosed new 5 bay straw barn (75' x 71') with an adjacent 3 bay boiler house (45' x 51') with lean-to extension (33'6'' x 16') housing a Step Trutnov.Cz whole bale (240cm x 120cm x 90cm) 1 MW residual Biomass burner generating a lucrative RHI payment with 10,000 litre hot water storage to heat all 5 poultry houses and for the grain drying, a Rank ORC hot water electric generator (27 kW/hour) and a 6 bale feeder conveyor.

Entrance to the site via a portacabin gatehouse/office with CCTV and leading on to a 50 tonnes capacity weighbridge and adjacent new 4 bay shavings store (60' x 20'6"). At the bottom of the site is a new 500 tonnes capacity grain store (60' x 66') with 7 metre eaves, roller shutter door, drive on drying floor and with TC5LO fan and 3 phase induction motor (40HP/30kW) which dries the grain with the aid of the heat from the Biomass boiler. On site are a 4,800 gallon (fibreglass) and a 6,400 gallon (steel) underground dirty water storage tanks and roof water is piped off site. 46 kW of roof mounted solar panels are situated on turkey house 4 and 35.28 kW on the straw barn providing valuable FiT payments. 

1 HILL COTTAGE (3 BEDROOMS) Situated 150 metres to the south along the Bockleton road is an appealing and well-maintained UPVC double glazed semi-detached part rendered brick and tile roof cottage set in attractive level gardens, with a detached brick and tile roof double garage and an orchard/paddock.

Accommodation: - porch, sitting room, dining room, kitchen/breakfast room, utility, cloakroom. Stairs from sitting room to first floor landing, double bedroom, single bedroom, inner landing, bathroom, double bedroom.

Outside: - stoned driveway with abundant parking leading off to a double garage with loft, store and workshop space; patio, lawn and borders, brick and tile roof pig sty, garden store, orchard/paddock. The whole about 0.72 acre – 0.29 hectare. 



ABOUT 145.66 ACRES, 58.94 HA. See plan as outlined in red. 

FARM BUILDINGS Situated at the entrance to the farm are a comprehensive range of quality modern livestock and fodder storage buildings constructed between 1991 and 1996 of galvanised steel portal frames with Yorkshire boarding and fibre cement sheeted roofs with adjacent concrete service road and yards.

• 7 bay straw barn (105' x 35') with concrete floor to first two bays, approached over an expanse of concrete open yard with mass concrete walling (9'9") and an open fym/root storage clamp.

• A triple range of 4 bay silage barns (60' x 30') with mass concrete walling (to 10' and 12') and asphalt floors and underground effluent storage tank.

• 6 bay sheep/cattle shed (90' x 35') with central concrete feed passage (11'3").

• 6 bay cattle shed (90' x 65') with central concrete feed passage (14'4'') to form two rows of triple penning with barrier feeder/troughs.

• 6 bay sheep shed/straw barn (90' x 61') with central concrete feed passage (15'4") and under eaves storage.

• 6 bay cattle/sheep shed (90' x 70') with concrete floor to one side and concrete manger and feed barrier, forming 3 pens and with central concrete feed passage (15'4").

• A concrete sheep handling yard with fitted IAE handling unit including collecting and holding pens, forcing pen, race with guillotine and drafting gates and a sealed dip.

• A covered 3/4 bay cattle handling unit (63'3'' x 34' max) with fitted collecting, forcing and drafting pens, race and Ritchie electronic weigh crush.

To the side of the service road are a 17,500 litres tractor diesel bunded steel cylinder storage tank and a bunded fibreglass liquid fertiliser storage tank.

To the south-west corner of the straw barn is a 120' deep borehole with 4'' bore and an electric submersible pump at about 90' with plentiful water between 50'/60'.

Adjacent to NG1577 is a new 6 bay covered muck store (90' x 36'6'') with concrete floor and mass concrete walling to 12'. 

LAND The productive level to sloping block of Grade 2 and 3 mainly arable land is all served by an internal stoned farm track or has road frontage. The land mostly extends beyond the farm buildings to the north with a single arable field adjoining Cheaton Brook situated on the south side of the by road. The soil is predominantly described as free draining loamy rich soils and is well suited for growing a wide range of crops and is in good heart. The arable land extending to almost 126 acres is currently in a rotation of cereals and oilseed rape with wheat yields achieved well in excess of 4 tonnes/acre and includes 3.60 acres of miscanthus which is presently supplied to the biomass burner. The block includes about 12.5 acres of permanent pasture and some valuable mature mixed hardwood woodland (including oak, ash and cherry planted circa 2000) providing some sporting potential.

Field No. Crop area Perm. Grass Other 

6342 3.3604  

7170 12.9640  

7529 3.6775  

8625 0.7913  

8838 0.0607  

8953 1.4595  

9431 0.0646  

9616 7.5680  

9889 3.9226 0.0811  

8904 2.4755  

9605 0.3778  

0157 1.7988  

0192 0.1284  

0754 0.1373  

1284 1.0097  

1467 0.2581  

1577 4.9331 0.0915  

1786 0.0915  

1884 0.2857  

2667 7.3344  

1002 5.3801  

7302 0.2400  

Farm buildings, roads, etc 0.6920  

50.9513 ha 5.0642 ha 2.9281 ha 

125.91 ac 12.51 ac 7.24 ac 


ABOUT 108.68 ACRES, 43.98 HECTARES. See plan as outlined in green. 

LAND A similar level to sloping Grade 2 and 3 ring fenced block of mainly arable land situated on the east side of the Tenbury road benefitting from good road frontage as well as an internal stoned farm track. Comprising of five arable fields extending to over 91 acres which is currently in a rotation of cereals and oilseed rape with wheat yields achieved well in excess of 4 tonnes/acre.

The block also includes about 10 acres of permanent pasture and some parcels of mainly mature mixed hardwood woodland providing some sporting potential. The land is bordered in part along the northern boundary by the Cadmore Brook. Within NG7180 is a stone and tiled roof open fronted cattle byre with potential for alternative use (subject to planning).

Field No. Crop area Perm. Grass Other 

2237 2.7772  

4380 0.5607  

4458 5.8286  

4474 0.3829  

4785 0.1018  

5277 2.2374  

5974 0.4485  

5984 0.1533  

6445 10.7909  

7180 7.2005 0.0132  

7979 1.2730 0.5146  

8280 0.4521  

9095 0.0315  

9593 0.1677  

9978 10.3870  

7302 0.2812  

Farm road 0.3793  

36.9842 ha 4.0711 ha 2.9261 ha  

91.39 ac 10.06 ac 7.23 ac 


ABOUT 3.60 ACRES, 1.46 HECTARES. See plan as outlined in black. 

FARM BUILDINGS The traditional main block of two storey brick and tile roof barns are well maintained and ideally suited for conversion into two and three storey quality country homes (subject to planning) and comprise of three wings facing onto a central yard with cart horse stabling, threshing barn, cow housing and granary with loft over parts and extending to about 4,935 square feet gross external ground floor area.

Across the yard, is a traditional brick and stone building with weatherboarding and tile roof extending to about 1,496 square feet gross external floor area and forming a workshop with crane and hoist, chemical store, garage and dog kennelling. These are attached to buildings which join the Old Manor House (in separate ownership).

Across the access drive is an enclosed modern steel framed 5 bay barn/grain store with twin 30' lean-tos (75' x 84' overall) with concrete floor grain storage. There may be some possibility of Class Q conversion potential (subject to planning). 

THE HAVEN (2 BEDROOMS) Attached to the main block of brick buildings is a sympathetic single storey L-shaped brick, stone and tile roof barn conversion, with gardens and front courtyard.

Accommodation: - entrance hall, double bedroom, bathroom, living room, kitchen, second double bedroom and shower room.

Outside: - attached garage/laundry with Myson oil-fired boiler, tarmac courtyard providing ample parking and a level east facing garden. 

LAND Across the lane is a grass paddock with two adjacent spring water fed ponds and a reed bed of about 2.20 acres. 

SERVICES Lot 1: Turkey Site – mains electricity (3 phase), mains water (metered, shared), borehole water (shared), private drainage, biomass hot water heating, LPG (Calor), solar panels, Airband. 

1 Hill Cottage – mains electricity, mains water (shared), private drainage (shared), exterior oil-fired central heating boiler with underfloor heating, (mains gas adjacent but not connected), Airband.

Lot 2: mains electricity (3 phase), mains water (metered, shared), borehole water (shared). 

Lot 3: mains water (metered, shared), borehole water (shared). Lot 4: Farm buildings – mains electricity with 3 phase convertor, mains water (metered, shared), borehole water.

The Haven – mains electricity, mains water (metered, shared), borehole water (shared), private drainage shared with Old Manor House, oil fired central heating, Airband. 

AIRBAND (BROADBAND) An Airband mast is located on Lot 2, straw barn roof (without rent payable). Lot 1 has two connections of which one is free of charge. Lot 4 has one free connection. 


1 MW biomass boiler - 20 years contract commenced 22/08/2012. 

5 year average to 18/05/2021 = £49,306.47 per annum.

Solar panels – Net capacity 35.28 kW – 25 years contract commenced 23/02/2012, FiTs (EON) 32.9p and Net capacity 46 kW – 20 years contract commenced 02/12/2015, FiTs 9.63p. 

5 year average to 30/09/2020 = £16,835.13 per annum.  

MISCANTHUS AND STRAW The Purchaser of Lot 1 will have the opportunity to agree a contract for the supply off 25 acres at neighbouring Birchley Mill Farm and for straw for muck from Kyre Green Farm. 

FARM BUSINESS TENANCY A Farm Business Tenancy on Lots 2, 3 and Lot 4 (grain store) terminates on 28th September 2021 with the Tenant having a right of holdover to store straw in the barn and farmyard manure in the silage barns and muck store for 3 months. 

INGOING There will be no ingoing valuation on Lots 2 and 3. 

BASIC PAYMENT SCHEME AND STEWARDSHIP 55.70 entitlements will be included with Lot 2 and 41.05 with Lot 3. The Purchaser(s) will be liable for cross compliance from the completion date to 31st December 2021. The Tenant will retain the 2021 Basic Payment. The farm is not entered in any Countryside Stewardship scheme. 


1 Hill Cottage and orchard (Lot 1), the farm buildings and about 29.75 acres in 3 fields of Lot 2 and part of Lot 4 is within the NVZ and the remainder of the farm is within a Drinking Water Safeguard Zone (Surface Water). 

EASEMENTS, WAYLEAVES AND RIGHTS OF WAY Lot 1 presently has right of access along the service road in front of Lot 2 modern farm buildings and will have a right reserved to install a replacement access road across NG8953, 0157, 0754 and 2667 within Lot 2, (if purchased separately) to follow the most direct and reasonable route (subject to planning).

Lot 2 has an agricultural right of access along The Old Manor House (in separate ownership) eastern track.

Two bridlepaths and one footpath cross over Lot 3. Applicants are advised to clarify matters relating to easements, rights of way, wayleaves etc. with their solicitor or surveyor.  

TIMBER, SPORTING AND MINERAL RIGHTS So far as they are owned these are included in the sale. 

FELLING LICENCE A Felling Licence – Application Ref 015/1795/2019 for thinning woodland parcels on Lot 1 – 0.19 ha, Lot 2 – 0.71 ha and Lot 3 – 1.69 ha and on other land not included in the sale expires on 6th August 2024. Further details are available on request. 

PLANS AND BOUNDARIES The plan reproduced within these particulars is based on Ordnance Survey data and is provided for illustration purposes only. It is believed to be correct, but its accuracy is not guaranteed. Applicants will be deemed to have full knowledge of all boundaries and the extent of ownership. Neither the Vendors nor the Vendors' Agents will be responsible for defining boundaries or ownership thereof. See Legal Packs for the boundaries between Lots 1, 2 and 4. 

FIXTURES AND FITTINGS Only those specifically mentioned in the particulars and Legal Packs are included in the sale; all other items are excluded. 


Malvern Hills District Council: Tel: 01684 862151  

1 Hill Cottage – Council Tax Band C

The Haven – Council Tax Band C 


1 Hill Cottage - Rating E  

The Haven - Rating E  

TENURE Freehold, with vacant possession on completion (subject to FBT holdover) which is scheduled for 29th September 2021. 

1 Hill Cottage is occupied by the Assistant Poultry Manager and his partner on an Assured Shorthold Tenancy.

The Haven is occupied by the Poultry Manager and his family on a Contractual Periodic Tenancy. 


Thursfields, 9-10 The Tything, Worcester, WR1 1HD For the attention of Tony Gibb 

Tel: 01905 677042 or E-mail:  

VIEWING Strictly by prior appointment with the Joint Sole Agents:  

Nick Champion Tel: 01584 810555  


or RG & RB Williams Tel: 01989 567233  


Photographs taken: 8th June 2021 and 21st June 2021  

Particulars prepared: June 2021  

Property Ref: 57033_100520000529


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