5 bedroom detached house for sale

Part of a North Downs grass farm with potential in a popular village - James Hickman, Farms & Rural Property

#TheGardenOfEngland

Lot 1 of 3.

A rare opportunity to purchase a grass farm inj a popular village on the North Kent Downs comprising a 5-bedroom detached farmhouse (Agricultural Occupancy Condition), range of farm buildings including a Grade II Listed Kent Barn with potential and pastureland.

The land may be suitable for viticulture.

Freehold – Council Tax Band D.

For sale as whole or in up to 3 Lots.

In all about 48.6 acres (19.7 hectares).

For sale by Private Treaty.

Guide Prices:

Whole: Court Lodge Farm (about 48.6 acres)
Guide Price £1,450,000 - £1,500,000

Lot 1: Farmhouse, Farm Buildings and Pastureland (about 15.5 acres)
Guide Price: £1,150,000

Lot 2: Land at Ringlestone Road (about 16.4 acres)
Guide Price: £150,000 - £175,000

Lot 3: Land at Ringlestone Road (about 16.7 acres)
Guide Price: £150,000 - £175,000



Situation

The Property is situated in the heart of Doddington village in the Kent Downs National Landscape (formerly AONB). Doddington is a quiet rural village with a selection of local services and amenities including a public house, a butchers store, a garage and village green.
The nearby towns of Faversham and Sittingbourne provide a wide range of amenities including high street shopping, restaurants, pubs, medical centres and both primary and secondary schools. The nearest railway stations are at Teynham and Lenham (about 4.5 miles) which provide services into London from 1 hour 11 minutes. Ashford and its international passenger station is about 14 miles away with High Speed services to London St Pancras in about 38 minutes.

Method of Sale

The farm is offered for sale by Private Treaty with offers invited for the whole or in lots.

In the event of competing offers, interested parties may be asked to submit their “best and final” offer or offers. The seller also reserves the right to offer the land by informal tender or auction if the need arises.

Lot 1: The Granary, Farm Buildings and Pastureland (red on plan)

The Farmhouse

A well-presented detached period granary conversion (with later additions) set in raised plantsman gardens with terrace. The farmhouse, which is well presented throughout, offers 5 double bedrooms and is subject to an Agricultural Occupancy Condition (AOC). Please refer to the planning section for further details.

Farm Buildings

An extensive yard accessed from The Street and comprising a range of agricultural buildings, including a Grade II listed Kent Barn, extending to approximately 1133 m2 (12,193 ft2).

Workshop (inc. lean-to), about 7.5m x 5.8m
Kent Barn and Lodge, about 14.2m x 18.3m
Simplex Barn, about 18.2m x 9.3m
Store (lean-to), about 18.2m x 3.9m
Pole Barn (lean-to), 18.2m x 6.0m
Pole Barn, 7.6m x 10.9m
Robinson Barn, 18.1m x 9.9m
Lambing Shed (inc. Lean to) 17.1m (narrowing to 9.5m) x 22.69m

Land

A block of permanent pasture extending to about 14.4 acres (5.8 hectares) divided into three parcels by post and wire fencing and hedgerows and also including a small orchard, vegetable garden and poultry run.

The land is classified as Grade 3 and has a southerly aspect.

Special Note:

Part of the northern boundary of the land between the points marked A-B on the plan is undefined along the tree lined bank. The purchaser will be responsible for fencing this boundary to a suitable livestock boundary following completion of the sale

Lot 2: Land at Ringlestone Road (blue on plan)

A block of pastureland extending to about 16.4 acres (about 6.6 hectares) accessed from Ringlestone Road. The land slopes to the south and is bounded by either mature hedgerows or timber post and wire fencing.

The land is classified as Grade 3 and has historically been arable cropping (approx. 1995).

The land is currently divided into separate paddocks enclosed by timber post and wire fencing. To the north western corner is a small parcel of attractive bluebell woodland, known as Dulley Wood.

Lot 3: Land at Ringlestone Road (green on plan)

A block of pastureland extending to about 16.7 acres (about 6.7 hectares) accessed from Ringlestone Road. Similarly, to Lot 2, the land slopes to the south and is bounded by either mature hedgerows or post and wire fencing. The land is classified as Grade 3 and has historically been arable cropping (approximately 1995).

Note: Part of the South Western boundary marked C-D- E on the plan and adjoining the South East Water pumping station is currently undefined. The area of land adjoining the pumping station is owned by South East Water and the Vendors currently rent the land from the water company. The buyer may be required to fence this boundary following completion of the sale.

Soil Types

Soilscapes 3 and 8 (please refer to: )

Tenure / Council Tax

The property is freehold.

The land is currently let on a grazing licence which expires on the 30th October 2024.

Council Tax Band D (Swale Borough Council)

Planning

The Farmhouse/Granary (Lot 1) is subject to an Agricultural Occupancy Condition (AOC) which was imposed when planning consent was granted for the house in 1975 under planning reference SW/75/366. Planning condition No. 6 states “The occupation of the dwelling shall be limited to a person solely or mainly employed or last employed in the locality in agriculture as defined in Section 290 of the Town & Country Planning Act 1971, or in forestry, or a dependant of such a person residing with him or her, or a widow or widower of such a person.’’

Agriculture is defined in Section 290 of the Town & Country Planning Act 1971 as “Agriculture includes horticulture, fruit growing, seed growing, dairy farming, the breeding and keeping of livestock (including any creature for the production of food, wool, skins or fur or for the purpose of its use in the farming of land), the use of land as grazing land, meadow land, osier land, market gardens and nursery grounds, and the use of land for woodlands where that use is ancillary to the farming of land for other agricultural purposes, and ‘agricultural’ shall be construed accordingly”.

All other planning enquiries relating to any Lot must be directed to Swale Borough Council planning department.

Services

• The Farmhouse

Main’s water, gas and electricity, private drainage, oil fired central heating. Solar hot water heating and electric solar panels (feed in/export tariff received).
Mobile: EE/O2.
Broadband: BT (superfast broadband in the village).

• Court Lodge Farm Buildings

3-phase electric to part and mains water.

Public Rights of way

Public footpaths cross all 3 Lots.

Shooting, Hunting, & Fishing Rights

These are all in hand.

Agent’s Note – Lots 2 & 3

South East Water have recently installed a new water main through Lots 2 & 3 adjacent to Ringlestone Road which will be subject to a formal easement agreement. The sellers will reserve the right to retain all easement payments and compensation payable in connection with this apparatus. The accommodation fencing will be removed by South East Water and will reinstate the internal boundary fence between Lots 2 & 3.

Viewing

Viewing of ALL lots including the land and buildings are strictly by appointment only through our Ashford office on[use Contact Agent Button] or our Tenterden office on[use Contact Agent Button].

Health & Safety

Prospective purchasers must have regard for their own safety during viewings. Neither the sellers or Hobbs Parker Estate Agents accept any responsibility for any accident or injury as a result of viewing the property.

Acreage and Boundaries

The plan on these sales particulars and the acreages quoted are strictly for identification and guidance only. The boundaries shown on the plans in these particulars have been prepared by reference to digital Ordnance Survey data.

The plans are published for illustrative purposes only and although they are believed to be correct their accuracy cannot be guaranteed.

Interested parties are reminded that the property is sold in accordance with the owners Land Registry Title plan/s, and they must satisfy themselves as to the boundaries and the quantity of land being purchased. Any error or mistake shall not annul the sale or entitle any party to compensation thereof.

Our Ref: AEA240027