A beautifully located farm with a detached 4/5 bedroom farmhouse (subject to AOC/Equestrian occupational restriction) in an area of outstanding naturalbeauty, enjoying stunning views, together with a 1 bedroom house (no AOC), and a separate barn with planning permission for conversion to a 3 bedroom house (no AOC), adapatable equestrian buildings with 14 acres of pasture.

The village of Speldhurst is highly sought after for its excellent school and proximity to Grammar Schools, Tunbridge Wells, its pub, church and friendly community.

SITUATION: Lower Church Farm enjoys an enviable location on the immediate outskirts of the popular village of Speldhurst. Speldhurst has a good range of local amenities including a small shop and the popular George & Dragon pub as well a highly regarded primary school. The village is surrounded by undulating countryside with an excellent choice of walks including the Tunbridge Wells Circular Walk and Weald Way. In nearby Tunbridge Wells there is an excellent range of social recreational and shopping amenities.

DIRECTIONS: From the centre of Tunbridge Wells, head out on the A264 towards Langton Green and Groombridge. Passing through Langton Green, take a right turn by The Hare Public House towards Speldhurst. Continue into the village passing the village school on the left and then turn right. After The George & Dragon Public House, turn immediately left into Barden Road and then immediately right into the shared driveway which leads down to the farm.

DESCRIPTION:  Lower Church Farm is located on the edge of Speldhurst village approached over a shared driveway from Speldhurst Hill. A right of way continues through the farmyard to a water treatment works that adjoins to the north. The Farmhouse comprises a detached five bedroom chalet style property of brick construction with timber weatherboarding under a pitched tiled roof. The ground floor accommodation comprises an entrance porch into hallway with stairs leading to first floor accommodation. Off the hallway there is a utility room with cloakroom and sink, a sitting room with doors opening to the garden and a conservatory. From the hall is the kitchen opening through to a dining room and onwards to a family bathroom. Two bedrooms are located on the ground floor. Stairs lead to a first floor landing with a master en-suite bedroom with two further good size bedrooms. The house enjoys fantastic views over its own, and adjoining, farmland.

To the south west of the farmhouse, there is a single storey 1 bedroom flat of block framed construction which forms part of the portal framed farm building. The Flat accommodation comprises an open plan kitchen, sitting room with a door leading to the bedroom which has an en-suite off. The flat benefits from an independent garden area.

There is ample parking. In the adjacent yard there is a timber stable block and useful portal framed farm building with potential to be adapted for stables, which incorporates a WC and a stable block incorporating 8 loose boxes, a tack room and a tea room.

THE BUILDING PLOT:   Located directly behind the stable block is a barn with planning permission for conversion into a four bedroom dwelling. Permission was granted by Tunbridge Wells Borough Council on 20th July 2020 incorporated within reference 20/01115/FULL. The proposed accommodation comprises Entrance Hall with Cloakroom Room and Utility, off through to open plan Kitchen/Dining Room and Living Room, with storage cupboards. A further inner hall leads to a Study and 3 double Bedrooms, 2 with En Suite facilities, and a family Shower. Stairs lead to a part first floor conversion under eaves, where there is a Sitting Room and Bedroom with En Suite facilities. The convertible floor area of the building on one and a half floors is approximately 1900 sq ft subject to confirmation. The planning permission allows for landscaping of the plot with a private view to the north.
SCHOOLS:  Highly regarded primary schools in Speldhurst and Langton Green, with local preparatory schools including Holmewood House in Langton Green, and an excellent selection of secondary schools and Kent grammar schools in Tonbridge and Tunbridge Wells, with a choice of independent schools in Tonbridge, Pembury and Sevenoaks.

WHAT3WORDS:   Using the What3Words app for the purposes of viewing, the farmhouse is located at ///dressing.haircuts.broadcast

THE FARMLAND:  The farmland is mainly laid to pasture and extends to approximately 14 acres divided into a number of small grazing paddocks, accessed off the main farm drive which leads onto the water treatment works which adjoin the farm on its northern boundary. Located in the most northerly field is a 40m x 20m menage/sand school with a sand and rubber surface.

VIEWING:  By appointment with the sole selling Agents Lambert & Foster Wadhurst office on[use Contact Agent Button] option 1 with enquiries directed to Amelia Rogers or Dan Page.

SERVICES:   We understand that mains water and electricity are connected to the property with mains drainage.

METHOD OF SALE:   The farm is offered for sale by private treaty as a whole. If demand dictates, a deadline for best and final offers will be set in the event that significant interest is received.

TENURE:   Freehold with vacant possession.

PUBLIC RIGHTS OF WAY:  A public footpath (WT67) passes over a section of the northern drive that adjoins the farmland at distance from the main house and buildings.

COUNCIL TAX:   Lower Church Farmhouse is included in Council Tax Band E. Council tax banding for the flat has not yet been determined.

LOCAL AUTHORITY:   Tunbridge Wells Borough Council, Town Hall, Mount Pleasant Road, Tunbridge Wells, Kent TN1 1RS. [use Contact Agent Button].

PLANNING:   The property is sold with the benefit of the following planning approvals granted by Tunbridge Wells Borough Council:

TW/90/0716 Outline Permission for an Agricultural Dwelling subject to standard agricultural occupancy restriction.
03/00200/FUL - Variation of Condition 10 – to include equestrian activities (TW/90/00716 refers).
10/01201/FUL - Variation of Condition 1 of TW/03/00200 – to allow either agricultural or livery activities.
20/01115/FULL - Removal of existing outbuilding; Conversion of agricultural barn C to residential use; Conversion of part existing barn A to residential use; proposed alteration to existing stable building B.
Copies of the planning history and relevant approvals can be sent on request.

IMPORTANT NOTICE:   Lambert & Foster themselves and the vendors and/or lessors of this property whose agents they are, give notice that: The particulars are set out as a general outline only for guidance and do not constitute part of an offer or contract. All descriptions, dimensions, references to condition and necessary permissions for the use and occupation and other details are given in good faith and are believed to be correct but any intending purchasers/lessees should not rely on them as statements or presentations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them. If there are any points which are of particular importance to you, please contact the office and we will be pleased to check the information, particularly if you are travelling some distance to view the property. In accordance with the Consumer Protection from Unfair Trading Regulations 2008 (CPR), we must advise that we have not tested any of the main services, various electrical or gas appliances and fixtures which may be referred to in these sales particulars. Any prospective purchasers are strongly advised to satisfy themselves that such are in working order. No person in the employment of the Agents has any authority to make or give any representations or warranty whatever in relation to this property. In accordance with Money Laundering Regulations, we are now required to obtain proof of identification for all purchasers. Lambert & Foster employs the services of Smartsearch to verify the identity and address of purchaser.

PARTICULARS, PLANS AND SCHEDULES:   The particulars and acreages stated therein, together with the plans are believed but not guaranteed to be correct. They are given by the Agents to assist viewers but are specifically excluded from any contract and prospective purchasers must satisfy themselves as to the information contained therein.

MONEY LAUNDERING REGULATIONS:   In accordance with Money Laundering Regulations, we are now required to obtain proof of identification for all vendors and purchasers. You will need to supply information required for us to complete our identification checks which will include your date of birth, main residential address and a colour copy of your passport or photo driving licence. Lambert & Foster apologise for any inconvenience this may cause, but it is a legal requirement. Lambert & Foster will not be able to conclude a sale on your behalf to any person or people who are unable to provide confirmation of identification. Note: Lambert & Foster currently employs the services of Smartsearch to verify the identity and address of vendors/purchasers.

Council Tax Band: E
Tenure: Freehold