Narborough Trout & Coarse Lakes, Norfolk

Introduction

Narborough Trout & Coarse Lakes is a very well known fishery in East Anglia, which has the benefit of an owner’s dwelling, 5 fishing lakes, a touring caravan site and a nature walk.

Location

The property is located in the village of Narborough, adjacent to the SSSI River Nar.  The popular North Norfolk Coast is situated approximately 20 miles away andthere are excellent road connections to Kings Lynn 10 miles, Norwich 34 miles and Swaffham 5 miles.

Directions

From Swaffham take the Lynn Road towards Kings Lynn, merge onto the A47.  At the roundabout take the second exit on to the A47 (sign posted Kings Lynn).  After 3.6 miles on the A47 heading towards Kings Lynn, turn left on to Main Road signposted Narborough / RAF Marham. Continue along Main Road and the fishery comes up on your right immediately after the Mill. 

The Chalet

Situated in the middle of the fishery and adjacent to the fish farm, a 4 bedroom Tingdene (mackworth) chalet, constructed approximately 8 years ago and providing potential accommodation for an owner or fishery manager.

The Fishery

Extending to approximately 21 acres of well established commercial fishery with 3 fly lakes and trout stream, 2 coarse lakes, established fish farm and touring caravan site.  The property benefits from a large gravel car park with excellent access off the main road.  There are hard access tracks to the caravan pitches and the fish farm.

Meadow Lake

Extending to approximately 0.8 acres (0.3 ha) trout lake, stocked with predominantly  rainbow trout 1 ¼ - 2 ½ lbs.

Millers Lake

Extending to approximately 1.2 acres (0.5 ha) specimen carp lake, stocked with carp to mid 20lbs, tench and bream to 9lbs, chub to 5lbs and roach, rudd and perch all to specimen size.

Foresters Lake

Extending to approximately 0.7 acres (0.3 ha) coarse lake, stocked with some larger carp, crucian carp, tench, chub, perch, roach, and rudd.

Ashford Lake

Extending to approximately 1 acres (0.4 ha) trout lake, stocked with predominantly rainbow trout 1 ¼ and 2 ½ lbs.

Willow Lake

Extending to approximately 1 acres (0.4 ha) specimen “stalking” fly lake, currently stocked with trout from 3 ½ lb to large doubles.

All the lakes are fed from the spring fed SSSI River Nar.  There is the potential to open up the top half of the steam for trout fishing.

The Trout Farm

A working trout farm that has been operating for more than 35 years.  The trout farm is fed from the Mill Leat, off the River Nar and currently comprises of 2 large stock ponds, 4 raceways and 4 rearing ponds.

The farm also has the benefit of two pollytunnels – 66ft x 30ft, which have the potential to be used for an indoor hatchery for trout and coarse fish.

There is further potential to hold fish on the farm in unused raceways and to re-cover two of the raceways with a polytunnel should indoor raceways be needed.

Nature Walk

To the north of the fish farm is an area of mature woodland known as the coppice which provides a haven for wildlife.  A nature walk has been created around the fishery and along side the Mill Leat, which is very popular with visitors.

The Shop

Of timber construction, situated adjacent to the fishermen’s car park.  The shop sells fishing tackle, snacks and fresh and smoked products from the fish farm.

The Welcome Cabin

Situated behindtheshop and overlooking the stream,the cabin has glass windows acrossthefront and double glass doors. The current owners utilise it for corporate entertaining and as a shelter for fisherman. It benefits from electricity supplied via the tackle shop.

FacilitiesBuilding

Porta cabin toilets in the main car park.  There is a second porta cabin toilet block on the fishery near the disabled car parking area.

Caravan Site

Planning permission was granted for 20 touring caravan pitches.  20 pitches have been constructed and 15 have been licensed.  The pitches are hard standing and have the benefit of a hard track from the main road.  At present there are no electric hook ups.

The chemical waste disposal point, drinking water and kitchen waste disposal points and equipped fire point are in place.  Adjacent to the porta cabin toilets in the middle of the fishery is the new disabled toilet and shower cabin with an outside dishwashing area.  The caravan site opened in 2011 and is already beginning to attract business.

The Business

The main business is the sale of fishing day tickets.  This is currently supplemented by sales in the shop and from the fresh trout and smoked products for the table, sold in the shop and through outside orders.

There is considerable potential to develop the business further, in particular, the development of the touring caravan site.  Financial information is available from the agents after viewing.

There is significant potential for the business to be developed further. 

Services

The fishery and fish farm – mains water, mains electricity including a separate 3 phase supply.  Private drainage system, LPG calor gas to the cabin for central heating and cooking.

Outgoings

Business / Domestic rates are payable on the site.

 Licences

The fish farm has the benefit of Abstraction and Discharge Licences. 

Planning

Planning permission was granted 21^st March 2002 for the chalet with an Occupancy Condition.

Planning permission was granted for 20 touring van pitches, together with electric and water points and 2 hatchery pollytunnels on the 30^th May 2007.

Agents’ Notes

Tenure & Possession

The property is offered for sale freehold as a whole with vacant possession on completion.

Fixtures, Fittings & Stock

The sale includes fixtures and fittings and fish stocks within the lakes.  Trout fish stocks are included but existing carp brood stock on the fish farm and in the stock ponds are specifically excluded.   Fenn Wright are not liable in any way for the quality or quantity of the fish stocks, nor any death or disease that may affect such stocks.  Purchasers must satisfy themselves as to the quality and quantity of the fish stocks prior to purchase.

Shop

The chest freezer and the fishing tackle stocks are available by separate negotiation.  All other shop fixtures and fittings are included in the sale.

Trout Fish Stocks

All trout fish stocks are included in the sale with the exception of specimen trout over 3lbs currently held on the fish farm and used to stock Willow Lake.  These are available by separate negotiation.

Coarse Fish Stocks

All coarse fish stocks are included in the sale with the exception of the carp and coarse fish on the fish farm/hatchery which are specifically excluded.

The Hatchery

The pools, tanks and filtration systems and any hatchery equipment are not included in the sale but may be available by separate negotiation.

*Narborough Trout Farm and the fishing Lakes will remain open for business by the current owners until any sale is completed.

Guide Price £500,000

 Viewing

Viewing is strictly through appointment with Fenn Wright.

Terms & Conditions/Agents Notes