Highlander Farm South Ormsby Road,
Horncastle

• A ringfenced fully equipped free-range egg and grassland farm In the Lincolnshire Wolds
• Extending to 26.22 hectares (64.80 acres)
• Significant income streams including a 32,000 bird free range egg enterprise, three holiday cottages & haulage yard
• Four bedroom farmhouse and planning permission for a further farmhouse

A ringfenced fully equipped free- range egg and grassland farm in the Lincolnshire Wolds.

26.22 Hectares (64.80 Acres)

A rare opportunity to acquire a farm with significant income streams from the 32,000-bird free range egg enterprise, new cattle buildings, haulage yard, biomass boiler, and holiday cottages, along with the existing farmhouse with stunning views over the Lincolnshire Wolds National Landscape and planning permission for a further farmhouse.

Available as a whole with vacant possession

In the last 10 years there has been significant investment into the two poultry sheds, holiday cottages and buildings to create a diversified farm and with a rental equivalent of over £300,000 pa. 

Highlander Farmhouse
With its own tree lined drive and with extensive views away from the yard, Highlander Farmhouse presents an excellent opportunity for a stunning home. 

A white painted brick and tile farmhouse with accommodation including utility, shower room, kitchen, study, two reception rooms, garden room, and hallway to the first floor with four bedrooms and family bathroom. The approximate floor area is 184 sqm (1,894 sqft).

Grounds
The house patio looks over the lawns of the garden of over 1.5 acres that surrounds the house and goes up to the tennis court and summer house.

Holiday Cottages
There are three holiday cottages around a courtyard situated behind the house. Converted around 10 years ago, they are brick and concrete tile.

Belvoir Lodge - A one bedroom cottage extending to approximately 37 sqm (398 sqft).

Burghley Barn - A three bedroom cottage with bathroom and ensuite extending to approximately 116 sqm (1,253 sqft).

Belton Cottage - A large one bedroom cottage extending to approximately 57 sqm (619 sqft).

Barn, Stables and Biomass Boiler
Between the holiday cottages and the yard sits a Atcost concrete framed general-purpose barn with timber lean-tos (13.8m x 8.9m) which houses the biomass boiler. Opposite are timber stables (13.8m x 3.8m) recently converted into an office. The barn provides useful storage and scope for stabling. 

The 99 kW biomass boiler was installed in 2014 (replaced 2021) and heats the house and holiday cottages. It runs from wood chips and attracts RHI payment over £20,000 pa.

Paddocks
To the side of the house drive is a useful paddock of five acres overlooked by the house. It is permanent pasture with pond and trees. 

Farm Yard
Situated East of the house and with its own entrances is the 32,000-bird free range egg enterprise and the farm yard with permission for a new dwelling (subject to an Agricultural Occupancy Condition). There is an Operator’s Licence for its use as a haulage yard.

The yard area including the above buildings extends to approximately two acres and includes plenty of hard standing and a further partially built steel portal framed shed. 

Poultry
Built in 2015 and 2017 there are two timber framed and timber clad (85m x 15.6m, 1,326 sqm / 14,275 sqft) poultry sheds with packing houses and including a multi-tier system of internal feeders, drinkers, laying boxes, egg conveyors and manure belts. One is located on the edge of the yard a further one close to the road with its own entrance and they have feed silos, concrete aprons and hardcore areas around.

The ranging areas utilise the surrounding grassland and woodland.

Cattle and Straw Shed
A new cattle and straw shed has been built over the last two years on a new levelled and stoned area. It is a steel portal framed shed (36m x 30m) with cement fibre roof (7.5m to eaves) and concrete feed passage and apron. There is also approval to erect a further forage barn near this.

Workshop 
Steel portal framed with cement fibre roof, steel profile or timber cladding and electric roller doors and power float concrete floor. Built in 2017 then alter in 2023 and with 3-phase electric connected. 18m x 13.8m.

Cattle Crew
A Farmplus timber framed cattle crew under steel profile roof and with timber barriers, Yorkshire boarding above, and stone floor (18m x 13.8m).

Proposed New Dwelling and Office
In 2024 permission was granted for a new four bedroomed dwelling subject to an agricultural occupancy condition. This is to be situated in the paddock between the two drives. There was also prior approval granted in 2020 for a brick workshop and office near to this with has now lapsed. Further details are available from the Agents.

Grassland 
The grassland extends to 20.23 ha (49.99 acres) which includes three paddocks against the drives, the immediate ranging areas near the poultry sheds that include enhancements including trees and shelters, and then three larger fields which all run together and have been grazed or mown for hay.

The land slopes towards the road and is well fenced with water troughs and hedges surrounding. Two have been reseeded in recent years.

There are small areas of woodland which include a conifer shelter belt near the yard, younger trees that form part of the poultry ranging areas, and some mature spinneys. There are three ponds offering further amenity. In total the trees and ponds come to 3.08 ha (7.62 acres)

GENERAL REMARKS 

Access
There is good road frontage and four entrances on to Hardens Lane. 

Services
Water - There is mains water to the farmhouse and this then feeds the holiday cottages. The yard has mains water from near the NE poultry shed. The yard also benefits from a recently installed, registered borehole.

Electric - The house has its own mains electric which is also connected to the holiday cottages and barn. The yard has its own three phase electric supply serving all the yard and poultry buildings.

Drainage - There is a septic tank below the house serving this and the holiday cottages. 

Energy Performance Certificates
Highlander House – E54
Belvoir Lodge – D65
Belton Lodge – D63
Burghley Barn – D67

Outgoings
Highlander House is council tax band E and the Burghley Barn cottage has been registered for council tax as band B. The holiday cottages are on the Business Rating list with a rateable value of £2,600.

Planning
The property is located within East Lindsey District Council and is within the Lincolnshire Wolds National Landscape. The farm is outside of flood zones 2 and 3. 

Planning that has been approved but not enacted includes:

August 2024 Prior Approval for solar panels on poultry buildings (S/177/01022/24)
April 2024 Planning Permission for the erection of 1no. dwelling subject to agricultural occupation (S/177/00402/23) 
March 2024 Part complete - Prior Approval for agricultural store (forage barn yet to be built) and extension to existing agricultural building to be erected (completed) (S/177/02440/23).

The Land
The land Permanent Grassland and is Grade III on the MAFF Land Classification and is shown on the Soil Survey for England as:
Wickham 2; Slowly permeable seasonally waterlogged fine loamy over clayey, fine silty over clayey and clayey soils. Small areas of slowly permeable calcareous soils on steeper slopes. 

Rural Payments and Environmental Schemes
The land is registered with the Rural Payments Agency. The vendor will retain any remaining Delinked Payments. 

There is an existing Countryside Stewardship Scheme ending on 31st December 2025 with mainly low input grassland and the vendor will retain this year’s payment and the purchaser will cooperate with requirements until this scheme ends. Further detail is available from the Agent.

Title and Tenure
The land is registered as LL51552 and LL51553. The property is sold freehold with vacant possession subject to the poultry agreement, see below.

Poultry Agreement
The vendor has a bed and breakfast management agreement for the poultry enterprise. This could be terminated prior to the next flock cycle. The details or this arrangement are available from the Agent subject to confidentiality.

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

There are electrical wayleaves crossing the land and there have been discussions for these to be replaced with underground cables.

Public Rights of Way
The farm has no public rights of way. 

Tenantright & Dilapidations
There will be no claim for tenantright or dilapidations.

Sporting, Timber & Mineral Rights
The timber, mineral and sporting rights are included in the sale so far as they are owned. They are in hand.

Viewing
Viewing is strictly by prior appointment with the Agents. Parties viewing should note this is a working farm and they are responsible for their own safety and accordingly view at their own risk.

Method of Sale
The land is offered for sale by private treaty as a whole.
 
Anti-Money Laundering 
Before any offer can be formally accepted (subject to contract) and solicitors instructed the potential purchaser will be required to provide proof of identity and address to the Agent’s Horncastle Office.

DISCLAIMER
Messrs Robert Bell & Company for themselves and for vendors or lessors of this property whose agents they are given notice that:
- The particulars are set out as a general outline only for the guidance of intended purchasers or lessees and do not constitute, nor constitute part of, an offer or contract;
- All descriptions, dimensions, reference to condition and necessary permission for use and occupation, and other details are given without responsibility otherwise as to the correctness of each of them;
- No person in the employment of Messrs Robert Bell & Company has any authority to make or give any representation of warranty whatever in relation to this property.
- All parties are advised to make appointments to view but the agents cannot hold themselves responsible for any expenses incurred in inspecting properties, which may have been sold or let.
- These particulars were prepared in October 2025.