• Chartered Surveyors & Property Professionals

Cranberry Lane, Friskney



land for sale in Boston, Lincolnshire

Key Features

  • 78.45 Acres (31.75 ha) of Productive Arable Land
  • At Friskney, Wainfleet & Thorpe Culvert
  • For Sale by Informal Tender in 3 Separate Lots
  • Closing Date: Tuesday 10th May, 2022
  • Lot 1 - 11.28 Acres
  • Lot 2 - 9.37 Acres
  • Lot 3 - 57.80 Acres, Farmyard & Buildings

On behalf of Norman Clow & Son, Willsons are pleased to be able to bring to the market 78.45 acres of highly productive arable land situated in Friskney, Wainfleet and Thorpe Culvert.
The vendors have been a local vegetable producers for many years and this sale is due to retirement.

All of the land has good road frontage and accesses and is offered for sale by Informal Tender in 3 separate Lots:

Lot 1 - 11.28 Acres (4.57 ha) of Grade 2 Productive Arable Land situated off Cranberry Lane in Friskney

Lot 2 - 9.37 Acres (3.79 ha) of Grade 3 Productive Arable Land situated at Thorpe Culvert

Lot 3 - 57.80 Acres (23.39 ha) of Grade 2 & 3 Productive Arable Land, Farmyard & Buildings situated at Wainfleet

LOT 1 - 11.28 ACRES (4.57 ha) FRISKNEY -

(Edged Red on the plan)

Lot 1 comprises 11.28 acres of productive (Grade 2 & soil type Downholland 2) arable land fronting onto Cranberry Lane in Friskney.

The land fronts onto Cranberry Lane in Friskney close to the junction with Fodder Dyke Bank. The main access lies immediately to the north of the residential property known as Cranberry Farm (which has a right of way over part). There is a second access point at the end of the northern boundary being a brick culvert.

The land was comprehensively underdrained in December 1987.

LOT 2 - 9.37 ACRES (3.79 ha) THORPE CULVERT -

(Edged Blue on the plan)

Lot 2 comprises 9.37 acres of productive (Grade 3 & soil type Wallasea 2) arable land situated approximately 200m to the south of Thorpe Culvert railway crossing fronting onto Culvert Road. Soil Analysis Results (11.01.16) pH 7.6, Phosphorus index 2.6, Potassium index 4.4 & Magnesium index 3.6.

The land is situated opposite the Thorpe Culvert pumping station and has two good access points onto Culvert Road along the western boundary. In addition, Lot 2 has access to Lot 3 over the Wainfleet Relief Channel via a substantial vehicular bridge (with the benefit of a right of way – please see attached plan).

The land was comprehensively underdrained in November 2002.

LOT 3 - 57.80 ACRES (23.39 ha) WAINFLEET -

57.80 ACRES (23.39 ha) OF ARABLE LAND, FARMYARD & BUILDINGS WAINFLEET (Edged Green on the plan)

Lot 3 comprises 57.80 acres of productive (Grades 2 & 3, soil type Wallasea 2) arable land together with a farmyard and buildings located close to Bycroft’s Bridge. The majority of the land is capable of growing 3 vegetable crops in 2 years. The land fronts onto Brewsters Lane with four gated access points and is bounded by the railway line, Wainfleet Relief Channel and the Steeping River. Soil Analysis Results (19.03.15) pH 7.9, Phosphorus index 3.8, Potassium index 3.9
& Magnesium index 4.9.

The land is located in Wainfleet Common between Thorpe Culvert and Wainfleet Bank being accessed from Brewsters Lane. In addition, Lot 3 has direct access to Lot 2 over the Wainfleet Relief Channel via a substantial vehicular bridge (with the benefit of a right of way – please see attached plan).

The vast majority of the field was comprehensively underdrained in November 2002 with some additional drains installed in July 2013.

Situated in the south-western corner of the land close to the road is a farmyard (which could be further developed, subject to planning) with the following farm buildings:

Implement Store – 2 Bay open fronted concrete block beneath asbestos roof.

Traditional Range – Brick beneath clay pantile roof (dilapidated).

Cattle Building – (21.9m x 5.8m) 3 Bay (wide) open fronted brick built beneath asbestos roof.

Atcost Grain & General Store – (13.6m x 10.8m) Concrete frame with lean-to, part concrete floor, part concrete grain walling and asbestos cladding beneath an asbestos roof with two pairs of galvanised iron sliding entrance doors.


The land is Freehold and is being sold with full Vacant Possession.

The vendor does not require the right to holdover on any lot.

Early entry onto the land will be permitted, subject to the exchange of contracts and payment of a 20% deposit and will be entirely at the purchaser’s own risk.

There will be no claim for tenant right nor counter claim for dilapidations.

The land is registered with the Rural Payments Agency but the Basic Payment Scheme Entitlements are not included with the land. It will be necessary for the purchaser to acquire BPS Entitlements from the open market.

The vendor will be responsible for cross compliance up to the date of completion (or early entry if before). The purchaser will take over the cross compliance obligations and will indemnify the vendor for any non-compliance which results in a penalty to the vendor’s payment until the end of the current calendar year.

None of the land is entered into a Natural England Stewardship Scheme.

All the land is situated within a Nitrate Vulnerable Zone as designated by The Environment Agency.

Drainage rates are payable annually to Witham Fourth Internal Drainage Board.

Lot 1 – There are overhead electricity cables and poles are situated along the northern boundary.
Lot 2 – Overhead electricity cables and poles cross part of the land and there is a short section of underground cables.
Lot 3 – There is a pylon situated on the land with overhead electricity cables.
With the exception of detail contained within these Particulars of Sale, we are not aware that any of the land is subject to or has the benefit of any other wayleaves, easements or rights of way, however it 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.

All the boundaries are well defined with the majority being open watercourses, some of which are maintained by Witham Fourth Internal Drainage Board. The purchaser shall deem to have full knowledge of all boundaries and neither the vendor nor the selling agents will be responsible for defining the boundaries or their ownership.

Sporting, timber and mineral rights are included in the sale insofar as they are owned, subject to statutory exclusions.

It is not thought that the sale of the land shall attract VAT, however, in the event that any of the land is sold subject to VAT this will be payable in addition to the purchase price.

Plans, areas and schedules have been prepared as accurately as possible and are based on Ordnance Survey Plans and the Rural Land Register maps and although believed to be correct are for guidance and identification purposes only and their accuracy cannot be guaranteed.

Please be aware of any potential hazards when making your inspection of the land and enter entirely at your own risk.

These particulars constitute a permit to view the land at any reasonable time of day.

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

None of the land has the benefit of mains services. However, for Lot 3 it is believed that there is a mains water supply close to the public highway.

The land has been graded by the Agricultural Land Classification of England & Wales.

The soil types are defined by Soil Survey of England and Wales and the two main types are:

Downholland 2 – Marine alluvium and described as “deep stoneless clayey and calcareous silty soils, mainly with a humose surface horizon. Flat land. Groundwater controlled by ditches and pumps”. Cropping – cereals, sugar beet, potatoes, field vegetables and horticultural crops in the Fens.

Wallasea 2 – Marine alluvium and described as “deep stoneless clay soils, calcareous in places. “Some deep calcareous silty soils“. Giving a complex soil pattern. Groundwater controlled by ditches and pumps”. Cropping – winter cereals, some sugar beet, potatoes, cereals and field vegetables.

All of the land is level lying.

In accordance with the most recent Anti Money Laundering legislation the purchaser will be required to provide proof of identity and proof of funds to the selling agent once an offer has been submitted and accepted (subject to contract) prior to solicitors being instructed.


Lincolnshire County Council, Newlands, Lincoln LN1 1YW, Tel: 01522 552222.

East Lindsey District Council
Tedder Hall, Manby Park, Louth, Lincolnshire, LN11 8UP, Tel: 01507 601111.

Lindsey Marsh Drainage Board
Wellington House, Manby Park, Louth, Lincolnshire, LN11 8UU, Tel: 01507 328095.

Witham Fourth District Internal Drainage Board
47 Norfolk Street, Boston, Lincolnshire, PE21 6PP, Tel: 01205 310099.


Please see attached brochure.


Please be aware of any potential hazards when making your inspection of the land and enter entirely at your own risk.


The property is offered for sale by Informal Tender and best and final offers (subject to contract only) should be made in writing upon the Tender Form (available from our Skegness office) in a sealed envelope marked ‘Friskney & Wainfleet’ in the top left hand corner to the agents:-

Willsons, 16 Algitha Road, Skegness, Lincolnshire, PE25 2AG or by email to: j.boulton@willsons-property.co.uk, subject ‘Friskney & Wainfleet Tender’ to arrive no later than 12 noon, Tuesday 10th May, 2022.

• It is the responsibility of potential purchasers to ensure that post and email
submissions have been received by the agent.

• All offers should be stated in £ sterling and it is recommended that offers are made for an odd figure to avoid the possibility of duplicate bids.

• Escalating offers or offers made by reference to other offers will not be accepted.

• The vendor may sell at any time and does not undertake to accept the highest or indeed any particular offer.

• The purchaser will be required to provide proof of funds.

• The purchaser will be expected to exchange contracts and complete the purchase without any undue delay.

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