WELL HOUSE FARM STABLES & BARN Potters Lane, Hawkhurst, Kent TN18 5BB Artist s Impression www.btfpartnership.co.uk Land & Property Experts
WELL HOUSE FARM STABLES & BARN POTTERS LANE HAWKHURST KENT TN18 5BB Hawkhurst - 1.7 miles Cranbrook - 3.3 miles A21-5.6 miles Staplehurst - 8.9 miles Tunbridge Wells - 15.6 miles Tonbridge - 18.2 miles Gatwick Airport - 48.7 miles A rare opportunity to convert an existing Stable Building into a 3/4 bedroom home of 1,862ft 2 with permission for new build ancillary accommodation or a Stable Block on the site of an adjoining barn increasing the developable floor area to 3,175ft 2 SITUATION Well House Farm Stables and Barn is located on the northern side of Potters Lane between the Wealden village of Hawkhurst and the town of Cranbrook connected by the A229. Hawkhurst is able to provide the majority of day to day facilities and amenities along with good road links to the A21 and the national motorway network. Staplehurst is 8.9 miles to the north and has regular trains to London Waterloo East. Cranbrook, 3.3 miles north, provides a more comprehensive range of facilities and amenities, including primary and secondary schools. Tunbridge Wells is a 30-minute drive and offers further travel links to London via the national rail network and the national motorway network. Located within the High Weald Area of Outstanding Natural Beauty, the stables and barn were originally constructed in 1987 as part the neighbouring property The Well House. The property is located in a popular area within the Cranbrook School Catchment Area (CSCA). The site is in a rural location with the pasture land to the north of the property suitable for continued equestrian use. Please see the Location Plan below showing the location of the property in relation to the surrounding town and villages. DESCRIPTION The building which has change of use, was formerly run in conjunction with the farmhouse next door which is now in separate ownership. The existing Stable Building comprises six loose boxes and a Tack Room/Feed Store. The building is of steel framed construction with painted block work on the lower elevations and timber weatherboarding on the upper elevations under a pitched roof. The site includes the barn to the south, Sand School and fenced pasture to the north extending to approximately 4.23 acres. The property has full planning permission for conversion into a 3/4 bedroom home with adjacent ancillary accommodation and garage or as a Stable Block, Feed/Tack Room and garage. The total developable floor area for both buildings extends to approximately 3,175 ft². LOCATION PLAN Situated in a highly sought-after area, within the Cranbrook School Catchment Area Two separate detailed planning permissions have been granted for a 3/4 bedroom property in the Stables with ancillary accommodation in the Barn or conversion into a Stable Block. Both permissions include an attached two-bay garage The site includes the Stables, existing Barn, Sand School and fenced paddocks In all approximately 5 acres GUIDE PRICE: 595,000 Viewing: Strictly by prior appointment via the agent BTF Partnership: 01233 740077
The converted accommodation for the stables will comprise the following: - The Stables The existing Stable Building will provide a large Kitchen/Dining Room as well as a Utility Room and Cloakroom next door to a large Bathroom. The easterly section of the building will be converted to provide the three bedrooms. The Master Bedroom is in the south easterly corner with an En-Suite Bathroom. Bedroom 2 and Bedroom 3 are similar in size and run adjacent to the easterly side of the building. The larger room to the north east could either be Bedroom 4 or a Study. The building will be converted in a way that retains its existing appearance as a rural building adapted for equestrian use. The walls will comprise vertical timber boarding, with the doors and windows being of powder coated aluminium under a standing seam zinc roof. Please see Elevations below and Floor Plans overleaf along with the Artist s Impression for the further detail. The Barn There is permission for the demolition of the adjoining barn to be replaced with an annexe/garage block to provide ancillary domestic accommodation and parking for two cars with storage space. There is also an alternative permission for the demolition of the barn to be replaced with two Stables, Tack and Feed Room and double garage to satisfy an equestrian buyer. The property in its entirety comprises the buildings and Sand School (outlined in blue on the boundary plan) which extends to approximately 0.77 acres and the adjoining land (outlined in red) which extends to approximately 4.23 acres. The total site extends to approximately 5 acres. PLANNING There are two applications in relation to this property under Planning References: 17/03365 and 17/03274 (Tunbridge Wells Borough Council). Both applications have permission for the conversion of the stable into a 3/4-bedroom house with additional ancillary use. Application No. 17/03365 has permission to demolish the existing Barn and replace with ancillary accommodation and a garage. Application no. 17/03274 has permission to demolish the Barn and replace with Stables, Tack Room/Feed Store and a garage. Both applications are subject to similar conditions which are listed on the respective Decision Notices which are available from the Agent s offices. The Purchaser will be free to decide which permission they implement. PLEASE NOTE: - Both applications require the removal of the Agricultural Barn (shown cross hatched on the Boundary Plan). Application No. 17/03365 also requires the removal of the Sand School. Application No. 17/03274 allows the Sand School to remain and form part of the new equestrian facilities. SERVICES The property is connected to mains electricity and mains water. The purchaser will need to arrange the installation of separate metres and install a bio digester on the eastern boundary of the property. PLEASE NOTE: - Purchasers are required to make their own enquiries regarding services if they would like these changed. APPROVED ELEVATIONS FOR STABLE BUILDING
ACCESS Access to the property is via a gated entrance directly from Potters Lane to the south. BOUNDARIES The purchaser must satisfy themselves on the location of all boundaries from inspection and the Sale Plan overleaf. Land Registry documentation is available on request. RESTRICTIONS There is a historical covenant in favour of the adjoining farmhouse limiting the number of horses that can be kept on the property to two. VIEWINGS The Vendor and their agents do not accept any responsibility for accidents or personal injury as a result of viewings whether accompanied or not. Viewings are strictly by appointment via the sole agents BTF Partnership, Challock Office: 01233 740077. LOCAL AUTHORITY Tunbridge Wells Borough Council, Mount Pleasant Road, Royal Tunbridge Wells, Kent TN1 1RS T: 01892 526121 E: info@tunbridgewells.gov.uk ACREAGES The acreages are for guidance purposes only and are given without responsibility. Any intending purchasers should not rely upon them and statements representations of fact but must satisfy themselves by inspection or otherwise as to the area and positioning of the boundaries. METHOD OF SALE The property is offered for sale by Private Treaty with unconditional offers invited for the whole. The Vendor reserves the right to take the property to tender or auction at a later date if required. TENURE Vacant possession will be available upon completion. CLIENT IDENTIFICATION In accordance with Money Laundering Regulations, we are now required to obtain proof of identification for all purchasers. BTF employs the services of SmartSearch to verify the identity and residence of purchasers. PHOTOGRAPHS The photographs used in these particulars were taken in March and April 2018. AGENT S NOTES We wish to inform prospective purchasers that we have prepared these sales particulars as a general guide. None of the statements contained in these particulars relating to this property should be relied upon as statement of fact. All measurements are given as a guide and no liability can be accepted for any errors arising there from. We have not carried out a detailed or structural survey nor tested the services, appliances or any fittings. GUIDE PRICE 595,000 APPROVED FLOOR PLANS FOR STABLE BUILDING
APPROVED FLOOR PLANS FOR ANCILLARY ACCOMMODATION TW / 17 / 03365 APPROVED FLOOR PLANS FOR STABLE BLOCK TW / 17 / 03274
BOUNDARY PLAN BTF and any Joint agents for themselves and for the Vendors of the property whose Agents they are, give notice that (i) These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract (ii) No person in the employment of or agent of or consultant to BTF has any authority to make or give any representation or warranty whatsoever in relation to this property (iii) Measurements, areas and distances are approximate, Floor Plans and photographs are for guidance purposes only and dimensions shapes and precise locations may differ (iv) It must not be assumed that the property has all the required planning or building regulation consents. A list of the Directors of BTF is available for inspection at each BTF Office. H847 Ravensworth 01670 713330
Clockhouse Barn, Canterbury Road Challock, Ashford, Kent TN25 4BJ Tel: 01233 740077 Fax: 01233 740088 Email: rural@btfpartnership.co.uk www.btfpartnership.co.uk