Farm House   5 bedroom(s)   4 bathroom(s)   3 reception room(s)
Contact David Burr Castle Hedingham on 01787 463404 or email firstname.lastname@example.org
Butlers Farm provides a truly unique opportunity to acquire a ring-fenced mini estate in a beautiful, and elevated position overlooking the Stour valley, with the main residence situated centrally within the land, and approached via a long private drive. The property comprises productive arable land, woodland, ancient spinney, wildflower meadow, two lakes and formal gardens.
The main dwelling which is unlisted, is suitable for a variety of purposes, including redevelopment, and benefits from traditional farm buildings, and a renovated building which provides garaging, and could offer the potential for further accommodation (please refer to agents notes). The property bears the date 1680, however its origins are much earlier, and records show dwellings on the site from the early 14th century with references to it belonging to the vast estates of the College of Stoke by Clare.
There is a canopy supported by heavily decorated columns covering a panelled entrance door. The reception hall is an inviting area, with a large inglenook fireplace and wood burning stove, floorboards, and a door to the rear garden and terrace. The drawing room has been remodelled during the Georgian period, and has a triple aspect with wonderful views, sash windows, an attractive and detailed fire surround, which is flanked by an ornate recessed cupboard. The dining room is situated to the front of the property, and has a sash window, floorboards and doors to the kitchen and reception hall.
The family room offers less formal space, has a dual aspect, and has a pair of French doors to the terrace and garden. There are exposed timbers to the walls and ceiling, a fireplace (Jetstream) providing a focal point and two doors to the kitchen. The kitchen/breakfast room is fitted in a country style with pine units, a four oven Aga with marble worktops to the side, a dual fuel cooker, double stainless-steel sink, plumbing for a dishwasher and wonderful views to the formal gardens. The boot room is accessed directly from the kitchen, and has a Belfast sink, floorboards, extensive cupboard space and a stable door to the rear. There is a useful pantry accessed from the boot room.
The first floor is equally charming, and all the rooms provide wonderful views over the gardens and grounds. There is a large landing with open stud work, and a door to a large linen cupboard. The principal bedroom has a dual aspect via sash windows and a door to a large en-suite bathroom which is fitted with a four-piece suite, this bathroom can also be accessed separately from the landing. The guest suite is situated to the rear of the property, with a dual aspect and has attractive leaded light windows and beams to the ceiling, and an opening to an en-suite bathroom with a three-piece white suite. A further guest suite has a three-piece en-suite bathroom. There are two further bedrooms of a generous size and benefiting from stunning views, that are served by a family bathroom fitted with a matching four-piece suite.
The property is approached via a long drive, which is flanked by numerous varieties of wild grasses, wild flowers and agapanthus, open fields and mature hedges, the drive splits, providing access to the farm buildings and the house, in front of which is extensive parking. There are laurel, beech and yew hedges to the front and side, with the laurel segregating the farm buildings from the house.
The formal gardens are delightful and surround the house to the rear and sides and provide a superb family entertaining space, whilst forming the perfect habitat for an abundance of wildlife. The aspect is predominantly of a south and west facing nature, with an impressive York stone terrace to the rear, and a beautiful sunken rose garden, laid out in a geometric fashion with neatly clipped box hedge and flanked by a low red brick wall. Large expanses of lawn are segregated by a number of densely stocked herbaceous borders that provide colour and year-round interest with plants to include lupins, alliums and a large variety of roses. There is an ancient spinney immediately to the rear of the garden which has oak, a small leafed lime, wild cherry, ash, and a carpet of bluebells and primroses in the spring, in front of this are a number of specimen trees to include American oak, catalpa, Judas tree, Persian ironwood, snake bark maple, birch, Douglas fir and a variety of cherry.
To the easterly aspect is a stunning wildflower meadow with an abundance of ox-eye daisies, and over twenty other species. This is flanked by a spring fed ornamental pond which has irises, bullrushes and waterlilies beyond which are stunning views over the valley. On the westerly aspect is a further pond, segregated from the garden by a mature hedge.
The farm buildings include a timber framed Essex barn having two threshing bays with weatherboarding, attached to which is a further timber framed building with a pan tiled roof. The main barn measures 30 X 6.60 metres and the adjoining barn/store measures 15.15 X 4.80 metres. These buildings are defined by an attractive brick and flint wall to their front. Adjacent to these two barns, with the whole range forming a 'T' shape plan is a further barn with tiled roof and boarded elevations, lined on the inside by insulated cavity blockwork. This building is divided on the ground floor into four garages and a workshop, and on the first floor it would readily provide further accommodation or make a superb farm office/studio. This building measures 25.00 X 5.70 metres. PLEASE REFER TO AGENTS NOTES REGARDING THESE BUILDINGS.
For ease of reference, we have divided the land into sections, as beneath, in order to explain the entitlements and grant schemes that the property currently benefits from.
In all about 39.25 ha (97.00 acres) sts.
WOODLAND GRANT SCHEME
Total area of 7.11 hectares (17.50 acres). FW agreement ref:15FWS000231. CPH ref:13/135/0012.
These areas were planted in 1991, 1992 and 1993, reference ID: TL 8932-4669, TL 8033-3517, TL 8832-9385 respectively.
COUNTRYSIDE STEWARDSHIP SCHEME
Agreement ref: 35507
Currently there are claims for Flower rich margins and plots (6.78 ha), permanent grassland with low inputs (3.65 ha), 4-6 m buffer strips on cultivated land (0.90 ha), enhanced over winter stubble (12.19 ha).
The period for this scheme is 01/01/2018 through to 31/12/2021.
RPA/BASIC PAYMENT SCHEME
Currently there is a total area of 32.20 ha (79.56 acres) currently claimed for under this scheme.
The vendors will retain the basic payment scheme entitlements for the year 2021.
The countryside stewardship scheme and woodland grant scheme can be taken over by the new owner.
There is a byway open to all traffic which runs on the south west boundary of the property for a distance of approximately 120 meters.
This can be found on OS map ref: 8932 1566 and 8932 3053.
The vendors benefit from a right of way to their land over a concrete road over another party's land. OS map ref: 8932 4982.
There is a public footpath which runs along the side of the drive, and then veers in a south easterly direction along a wooded glade. This can be found on OS map ref: 8932 2287 and 8933 3106.
The water for the house is provided from a well, equipped with a UV filter.
There is water available from a 200 feet deep bore hole, into a chalk seam but not connected to the house.
The property has a wind turbine which was installed by Windcrop that generated electricity for a period of about two years. Since it's installation the company has gone into receivership, no further payments have been made to the vendors since, and the turbine is still in situ on the property. Planning ref: 12/1060/FUL.
The property offers a unique opportunity for redevelopment/improvement subject to the necessary planning consents being sought.
The farm buildings currently have a planning application assigned to them, this is at the appeal stage with the local authority, and the vendors are waiting for an inspector to visit.
Planning ref: 20/02006/COUPA. Prior approval for change of use of agricultural building to 2 dwelling houses. This was declined, and the local authority have required a full planning application to be made, this is at the appeal stage.
Planning ref: 20/01433/ELD. Application for a lawful development certificate for an existing building into 2 dwelling houses. This application was declined and is currently in the appeal process, and subject to a full planning application.
The arable element of the land is currently farmed by a neighbour on an annual basis. Soil series is Ludford and Hornbeam, including gravel and London blue clay, suitable for at least 2.50 acres of water feature.
RECEPTION HALL 16' 2" x 15' 7" (4.95m x 4.75m)
DRAWING ROOM 20' 11" x 15' 2" (6.40m x 4.63m)
DINING ROOM 11' 9" x 11' 6" (3.60m x 3.52m)
SITTING ROOM 24' 8" x 14' 10" (7.52m x 4.54m)
KITCHEN/BREAKFAST ROOM 19' 8" x 12' 1" (6..35m x 3.70m)
BOOT ROOM 13' 1" x 7' 6" (4.00m x 2.30m)
PANTRY 7' 10" x 3' 3" (2.40m x 1.00m)
GALLERIED LANDING 19' 8" x 8' 3" (6.00m x 2.54m)
PRINCIPAL BEDROOM 16' 2" x 15' 5" (4.95m x 4.72m)
GUEST SUITE 19' 8" x 15' 1" (6.00m x 4.60m)
BEDROOM 13' 1" x 11' 9" (4.00m x 3.60m)
BEDROOM 12' 1" x 11' 7" (3.70m x 3.54m)
BEDROOM 12' 7" x 12' 2" (3.85m x 3.72m)
TIMBER BARN 98' 5" x 21' 7" (30.00m x 6.60m)
BARN/STORE 49' 8" x 15' 8" (15.15m x 4.80m)
WORKSHOP/GARAGE 82' 0" x 18' 8" (25.00m x 5.70m)
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The Energy Performance Certificate (EPC) is a European Union initiative introduced as part of the drive to improve energy efficiency across the EU member countries.
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Property viewing, strictly by prior appointment only
Property viewing, strictly by prior appointment only
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