An exceptional opportunity presents itself with the availability of an 85-acre (*TBV) country and equestrian estate in a highly sought-after location. This estate boasts a detached Grade II Listed six-bedroom period farmhouse with a self-contained two-bedroom annexe, offering a total accommodation of 4500 sqft. Other notable features include an outdoor swimming pool, tennis court, and equestrian facilities.
The property offers a rare blend of country living and equestrian pursuits, making it ideal for enthusiasts seeking substantial outbuildings. Notably, there is a lapsed planning permission for Class PA - 'prior approval under permitted development for change of use on a range of 6 farm buildings to 8 residential dwellings.'
Potential exists for the conversion of 7 barns in to up to 9 dwellings subject to a full Planning Application.
LOCATION
Delmonden Farm enjoys a convenient location near the historic Village of Hawkhurst, with easy access to the A21 motorway network (M25, etc.). The village provides excellent shopping options, including an organic butcher and provision shop. Additionally, nearby towns such as Cranbrook, Tenterden, and Royal Tunbridge Wells offer a wide range of amenities, restaurants, and leisure facilities.
The area is renowned for its exceptional schooling options, both in the state and private sectors, including Marlborough House, St Ronan's, Bedgebury, Dulwich Prep, Bethany, Vine Hall, and Benenden. Moreover, the property falls within the highly sought-after Cranbrook School Catchment Area.
Transportation is convenient, with the nearest mainline railway station at Etchingham providing fast and frequent services to London Bridge, Charing Cross, and Cannon Street. Staplehurst Main Line Station also offers connections to London and Gatwick.
Recreational opportunities abound in the area, with golf clubs, watersports at Bewl Reservoir, and ample riding, walking, and cycling trails at nearby Bedgebury Forest.
LAPSED PLANNING
Reference: 20/00623/PNPA
Application Received: Sun 23 Feb 2020
Application Validated: Thu 27 Feb 2020
Address: Delmonden Farm, Horns Hill, Hawkhurst, Cranbrook, Kent TN18 4XD
Proposal: Prior Notification for a proposed change of use from light industrial (Class B1(c)) to eight dwellinghouses (Class C3).
PROPERTY DESCRIPTION & ACCOMMODATION
Explore the floor plans available online at www.delmonden.com to get a comprehensive view. The House stands as a distinguished detached Grade II Listed Tudor farmhouse, believed to date back to the late 15th Century, boasting timber-framed architecture with charming tile-hung elevations, all nestled under hipped and pitched 'Kent Peg' tiled roofs. It has undergone extensions over the centuries, notably in the 17th - 18th Century and more recently in the 20th Century, including an integral annexe with separate access, currently used as a popular Air B&B.
To the Front of the property, facing West, a grand 'Gothic' arched door, flanked by arched windows, welcomes you into the:
ENTRANCE HALL: Dimensions 9'4 x 7'. Featuring an Oak boarded floor, this space provides access to both the Dining Room and the Drawing Room.
DRAWING ROOM: Dimensions 19'6 x 18'3. Highlighted by a brick Fireplace adorned with a remarkable carved surround, this room showcases exposed cross beams on the ceiling and opens up to the splendid Gardens through a pair of 'French' doors.
DINING ROOM: Dimensions 19'6 x 18'. A gracious reception area characterized by exposed beams adorning walls and ceiling, complemented by an Oak boarded floor. The focal point is a beautifully carved Oak surround framing the arched brick Fireplace, complete with a brick Hearth and mantle over. Additionally, it features a door leading to a Wine Store.
KITCHEN HALL: Dimensions 10'1 x 10'. This space boasts exposed beams and open-beamed stud work, with a door opening out to a covered Porch and Walled Courtyard Garden. Access to a Cellar room with brick flooring is provided through stairs descending from here.
WINE ROOM: Dimensions 7'6 x 5'3. Equipped with a built-in Dresser and a Pine Dresser.
KITCHEN/BREAKFAST ROOM: Dimensions 19'10 x 12'11. The centrepiece of this room is the twin oven Aga set within a former Fireplace recess, accentuated by an arched Oak Bressummer beam. Other features include brick flooring, an extensive range of Oak wall and base Cupboards with Granite work-surfaces, integrated appliances such as a Bosch Dishwasher, and a built-in shelved 'Pantry' Cupboard. It also has doors leading to the Rear Entrance Hall and side entrance hall.
SIDE ENTRANCE HALL: Dimensions 10'9 x 7'3. Characterized by a Quarry tiled floor, exposed part brickwork wall, and beams, it houses a range of fitted base Cupboards covered with work-surface, along with a single bowl stainless steel Sink. It provides access to the Garden and a boot room.
BOOT ROOM: Dimensions 8'3 x 7'3. Featuring exposed beams and Coats Hanging Hooks, with a sealed door leading to the Dining Room.
INNER HALLWAY: Dimensions 3'7 x 3'6. A Fully glazed door opens to a staircase ascending to the First Floor Landing adorned with Exposed beams.
SITTING ROOM: Dimensions 17'6 x 7'3. Highlighted by built-in Bookshelves with storage Cupboards beneath and exposed beams. It opens out to the Gardens via 'French' doors and connects to the Drawing Room.
REAR ENTRANCE HALL: Dimensions 9'7 x 3'8. Featuring a loft hatch and brick flooring, this Hall connects to the Garden, Cloakroom, and the Utility Room/Annexe Kitchen, accessible via a door from the Kitchen/Breakfast Room.
CLOAKROOM: Dimensions 7'4 x 3'. Featuring brick flooring and a fitted white Heritage Suite comprising a low-level WC and a wall-mounted Wash-hand basin.
UTILITY ROOM/ANNEXE KITCHEN: Dimensions 18' x 9'3. This versatile room can function as a Kitchen/Breakfast Room for the Annexe if needed. It includes space for a 'Tower' style Fridge/Freezer, a range of wall and base Cupboards with work-surfaces inset with a single bowl Sink, and storage space with plumbing for a Washing Machine, Dishwasher, and a Tumble Dryer. Additionally, it features a built-in Airing Cupboard housing the lagged hot water cylinder with an immersion heater, loft access, and a recess housing the Perrymatics oil-fired Boiler. A door leads to the annexe:
ANNEXE ENTRANCE HALL: Dimensions 5'7 x 4'. Providing a separate access from the parking area via a side door, it leads into the:
ANNEXE SITTING ROOM: Dimensions 12'10 x 9'3. Highlighted by a brick-built Fireplace, with an opening leading through to the:
INNER HALL: Dimensions 7'11 x 5'10. Doors off this hall lead to the Two Bedrooms and the Family Bathroom.
ANNEXE BEDROOM 1: Dimensions 13'8 x 10'. Featuring a TV Aerial Point.
ANNEXE BEDROOM 2/STUDY: Dimensions 13'6 x 8'1. Equipped with a BT Point.
FAMILY BATHROOM: Dimensions 8'7 x 5'8. Fitted with a white Heritage Suite comprising a low-level WC, Pedestal Wash-hand Basin, panelled Bath with mixer tap and Shower Attachment over, and a Shower Cubicle with folding door and integrated Aqualisa Shower Unit. It features exposed beams and Amtico flooring.
STAIRCASE UP TO FIRST FLOOR LANDING: Featuring a walk-in shelved Linen Cupboard, with doors opening to the Cloakroom, Master Bedroom, Bedroom 3, and an opening leading to the Secondary First Floor Landing.
MASTER BEDROOM: Dimensions 20'1 x 16'7. Highlighted by a sealed Feature Fireplace with a carved Stone surround complete with detailed spandrels. It also features exposed beams and Built-in Wardrobes, with a door leading to the:
DRESSING ROOM: Dimensions 7'7 x 4'3. Equipped with a Built-in Wardrobe.
BEDROOM 3: Dimensions 14'3 x 12'4. Featuring exposed beams and Built-in Wardrobes.
CLOAKROOM: Dimensions 6' x 3'6. With 'Oak' effect Amtico flooring and a low-level WC.
BEDROOM 2: Dimensions 19'3 x 17'1. Highlighted by exposed beams on the walls and ceiling, featuring a sealed brick Fireplace with a Stone surround and Built-in Wardrobes.
SECONDARY FIRST FLOOR LANDING: Dimensions 10'4 x 9'8. Partially vaulted ceilings with exposed beams and built-in Bookshelves. It also includes a Built-in shelved under-stairs Cupboard, with doors opening into the Family Bathroom and Bedroom 4. Additionally, there is a Built-in shelved under-stairs Cupboard.
BEDROOM 4: Dimensions 19'5 x 10'3. Equipped with a Wall-mounted Wash-hand Basin and a Built-in Wardrobe. It also features a low-level WC and a Pedestal Wash-hand Basin.
SECONDARY FIRST FLOOR LANDING: Dimensions 15'1 x 9'10. Highlighted by partially vaulted ceilings with exposed beams and built-in Bookshelves. It includes a door opening into loft storage housing the lagged hot water cylinder with an immersion heater. A short flight of steps leads to an additional Landing: Dimensions 12'7 x 6'5, featuring a partially beamed vaulted ceiling and doors opening into Bedroom 5 and Bedroom 6.
BEDROOM 5: Dimensions 15'3 x 11'4. Characterized by partially sloped ceilings plus a dormer window, exposed beams, and a door opening into boarded loft storage/walk-in Wardrobe.
BEDROOM 6: Dimensions 23'6 x 23'. Presently divided by beamed open studwork, this room offers the potential to create two Bedrooms if desired (Subject to permissions). It boasts stunning vaulted ceilings adorned with exposed mellow Oak beams, a Dormer window, a Built-in walk-in Wardrobe, and an exposed brick chimney breast.
GARDENS & GROUNDS:
The picturesque Gardens enveloping the House feature expansive lawned areas and well-stocked established plant beds, complemented by a charming Lily Pond. Adjacent to the House, a Stone-walled Courtyard awaits, hosting two Garden Stores and an outside WC. Beyond lies the inviting Heated Swimming Pool, measuring 39'4 x 17'7, set within a Flagstone Terrace complete with a Roman End and an electrically operated safety cover. The Pool House, accompanied by a decked Veranda and a separate Plant Room housing the Heater and Filter, stands nearby. Further along, you'll find the all-weather and fully fenced Tennis Court, although note that both the swimming pool and tennis court may require refurbishment and decorative updates.
LAND, OUTBUILDINGS & EQUESTRIAN FACILITIES:
Accessed via a tree-lined tarmacadam driveway, the property boasts a serene setting, including a picturesque Lake stocked with Carp and other fish. The driveway meanders past apple orchards, two Storage Barns, and a stone pillar marking the entrance to the farmhouse grounds. Additional features include open fields, one of which includes a cross-country Jump Course. Continuing along the driveway, you'll arrive at a detached brick Garage and a spacious parking area suitable for multiple cars and a horsebox, with the Stable Yard situated nearby. Across from the parking area stands a charming, detached Sandstone Barn, offering potential for conversion into a further 1/2 bedroom residential dwelling, subject to existing Planning Permission.
The equestrian facilities include a detached barn with 4 internal Loose Boxes, a secure tack Room, and a separate mower Store. Adjacent to this barn is a steel-framed portal Barn featuring a twin open-bay Car Port. Behind the Stables lies an additional concrete portal frame Barn and a post and railed 25m x 60m all-weather riding arena. Metal five-bar gates provide access to the Paddocks, one of which includes a Grain Store/Barn. A secondary track from the main driveway leads to a range of bridleways.
The total plot encompasses ~ 86 acres. The acreage mentioned is subject to formal verification, typically acquired through a Title Plan from Land Registry or online measuring tools.
USEFUL WEBSITES:
Prior to proceeding with the purchase, we highly recommend visiting the local authority website associated with the property of interest to access essential information regarding planning consents, restrictions, and historical records. Additionally, we suggest exploring the following websites for valuable insights into the property and its surrounding local area:
SERVICES & OUTGOINGS TENURE:
TENURE:
Freehold TITLE NUMBER/S: K481493 / K488017
LOCAL AUTHORITY:
Tunbridge Wells Borough
TAX BAND:
G
SERVICES:
The property benefits from Oil Fired Central Heating, Mains Electricity, Metered Mains Water, and availability of BT Broadband and Sky services. Additionally, it utilizes Septic Tank Drainage.
EPC RATING:
Not applicable, as the property is Grade II listed.
For full ratings, advisories, and estimated costs, please refer to the .gov website: https://find-energy-certificate.digital.communities.gov.uk/
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