Green Oak Farm, Brightling Road, TN32 5HB

Residential farm (currently in organic conversion) in a delightful rural location. In all approximately 10 acres.

LOCATION

Green Oak Farm is located within an A.O.N.B (Area of Outstanding Natural Beauty) approximately 2.7 miles to the south west of Robertsbridge, and approximately 3.4 miles to the south east of Burwash. Robertsbridge Mainline Railway Station is located approximately 2.4 miles to the north east, and the coast at Hastings is approximately 13.5 miles to the south east.

DESCRIPTION

Green Oak Farm is a versatile and attractive farm with a detached farmhouse that sits well within its own land. A purchaser will have the option of either renovating the existing farmhouse and former outbuilding/study centre or implementing the extant planning permissions to replace the farmhouse and/or the outbuilding.

The property extends in all to approximately 10 acres and briefly comprises:

THE FARMHOUSE

The farmhouse, which is understood to have been constructed in the 1980s is now in need of refurbishment, or replacement.

Planning permission (RR/2018/2877/P) was granted in January 2019, allowing for amendments to the original planning permission (RR/2014/0765/P) for a replacement dwelling. Both the existing dwelling and the planning permission for the replacement dwelling are subject to an A.O.C (Agricultural Occupancy Condition) that states:

'The occupation of the dwelling shall be limited to a person solely or mainly working, or last working, in the locality in agriculture or in forestry, or a widow or widower of such a person, and to any resident dependents'

The existing farmhouse briefly comprises:

GROUND FLOOR

Entrance Hall with Cloakroom off, storage cupboard and stairs to First Floor.

Living Room (19'.10'' x 11'.07'') Triple aspect, woodburning stove, door to outside.

Conservatory/ Garden Room (12'.02''x 9'.00'') Exposed wooden floorboards, door to outside.

Kitchen (12'.02'' x 8'.11'') Fitted units with inset stainless-steel sink, space and plumbing for washing machine.

LOWER GROUND FLOOR

Storeroom (9'.11'' x 7'.07'') accessed from outside.

FIRST FLOOR

Landing with airing cupboard housing hot water cylinder with immersion heater.

Bedroom 1 (13'.03'' max x 8'.10'' max) Double aspect, built-in hanging cupboard.

Bedroom 2 (11'.11'' x 9')

Bedroom 3/ Box Room (7'.08''x 7'.07''max) Suitable as a nursery bedroom or box room.

Family Bathroom Bath with wall-mounted shower, wash basin and W.C

OUTSIDE

THE LAND

The land, which is predominantly south/ south east facing, and currently in organic conversion with the Soil Association (application submitted October 2018) briefly comprises a mixture of pasture, orchard and woodland. The pasture is currently sub-divided into four fence-enclosed fields with the southern fields benefiting from additional grassland surrounding them and separated from the northern fields by a block of native broadleaf woodland with cleared rides, a pond and species including Ash, Oak, Hornbeam, Lime, Maple, and Crab Apple. In addition, there is also an attractive woodland Ghyll, with single bank frontage to the Glottenham Stream, running along the southern boundary.

An orchard located within the north east corner has been planted with rare Sussex apple varieties including Egremont Russet, Doctor Hogg, Saltcote Pippin and Duck's Bill, together with two pear trees and a Quince.

A majority of the boundary is deer fenced.

OUTBUILDINGS

Located to the north west of the farmhouse, there is a former Study/Teaching Centre with a Classroom (25'.04'' x 0.4''), and two Storerooms (11'.11'' x 11'.11'') and(11'.08'' x 7'.02''), The building also benefits from a Cloakroom and an attached Log Store.

Further outbuildings include atimber-framed open-ended Storage Barn and an enclosed Storage Building.

SERVICES

Mains electricity and water (metered). Private drainage.

LOCAL AUTHORITY - Rother District Council.

OUTGOINGS - Council Tax Band C.

TENURE

The property will be available with vacant possession upon completion.

FIXTURES AND FITTINGS

The fixtures and fittings mentioned in the description of the property will be included in the sale. All other fixtures and fittings to be excluded but may be available for sale by separate negotiation.

DIRECTIONS

From Robertsbridge High Street, turn into Station Road and continue for approximately 2.7 miles, where after the entrance to Green Oak Farm will be found on the left-hand side.

BOUNDARIES

The attached plans are for identification purposes only.

Purchasers should satisfy themselves on the location of external or internal boundaries prior to offering.

EASEMENTS, WAYLEAVES AND RIGHTS OF WAY

The property is sold subject to and with the benefit of all existing rights whether public or private including rights of way, supply, drainage, water and electricity supplies or other rights, covenants, restrictions and obligations, quasi-easement and all wayleaves whether referred to or not within these particulars.

SPORTING

Sporting rights are in hand and included within the freehold sale in so far as they are owned.

AGENT'S NOTES

Prior to making an appointment to view a property, please discuss any particular points which are likely to affect your interest in the property with a member of staff who has seen the property, this will help to ensure that you do not make a wasted journey.

The PV Solar Panels (and related equipment) located within the field adjoining the woodland to the north are not included but may be available by separate negotiation.

Purchasers should make their own enquiries regarding Community Infrastructure Levy (CIL) liabilities.

Detailed plans for the proposed new four bedroom farmhouse, the herb house and the replacement agricultural building (comprising storage, farm shop, office, herb processing area, and training room ancillary to agricultural use) have been prepared by Stephen Langer Architects (www.stephenlanger.co.uk) and are available for inspection at the selling agent's office in Heathfield.

ANTI MONEY LAUNDERING REGULATIONS

In accordance with Anti Money Laundering Regulations, we are now required to obtain proof of identification for purchasers. BTF employs the services of Smartsearch to verify the identity and address of purchasers.