Guide price £2,850,000
A small country estate with equestrian, farming and forestry opportunities
- Secondary Accom
- Swimming Pool
- Tennis Court
- View EPC Rating
A small country estate with equestrian, farming and forestry opportunities
8 bedrooms, 3 reception rooms, kitchen/breakfast room, 2 utility rooms
Croquet Lawns, Tennis Court, Swimming Pool, Old Squash Court, Part Walled Garden
Pair of semi-detached cottages
Good machinery and stock buildings in two yards
Sussex Barn, Granary, extensive stabling and sand school
Undulating pastureland, woodland and ponds
Cross Country Course
In all about 115 acres (46.73ha)
Valley Farm lies on the East/West Sussex county boundary within the High Weald Area of Outstanding Natural Beauty off the north-west corner of Horsted Keynes with its local shop, public houses, and good local primary school. Haywards Heath (main line station - Victoria/London Bridge 45 minutes) 6 miles, Gatwick Airport (via the M23) 13 miles leading beyond to the M25. East Grinstead via A275/A22 to the north is 9 miles. To the south Lewes and Brighton are within easy reach. The vast amenity area of Ashdown Forest lies about 1½ miles away together with a wide choice of Golf Courses including Royal Ashdown, Paxhill and Lindfield. Private schools are on the doorstep including Cumnor House, Brambletye and Ashdown House together with good local state schooling at Haywards Heath and East Grinstead.
Valley Farm probably takes its name from the slightly elevated position of the house, which looks down across the Lower Weald towards the South Downs. It is a very special country property offering enormous opportunities and scope to further expand the exceptional leisure potential without losing the existing commercial agricultural and forestry interests. The fine farmhouse does require some updating, but has lovely views over the farmland, shaws, ponds and adjoining woodland . In the adjoining yard are two cottages, various farm buildings, a range of stables, a sand school and away to the side lies a further set of stock buildings in this unspoilt corner of Sussex at its best.
A private driveway, separate from the farm, sweeps down to a parking area in front of the house. The house was originally a timber framed farmhouse, and was substantially extended in the early 1900s to now provide very comfortable and adaptable family accommodation. The house would benefit from being updated, but has retained many period features such as exposed beams in the old part, parquet and wooden floors, oak doors and open fireplaces. There are three good size, impressive reception rooms and the main bedroom has access to a balcony offering striking views over the garden and farm to the South Downs. The layout of the house could lend itself to providing a separate granny annex if required.
The front door, in a pillared portico, opens into a part galleried entrance hall with doors off to a drawing room and its period style veranda, opposite a sitting room, and leading down past a boot room to a large dining room with French windows to the south. The farmhouse kitchen has an adjoining larder/freezer room. The back hall leads down to the garage past a store room, utility room, boiler room and WC.
From the hall stairs lead up to a landing, which splits. To the south lies the master bedroom with a balcony overlooking the gardens, 4 further bedrooms, 2 bathrooms and a WC. The north landing provides access to 2 further bedrooms, 1 sitting room/bedroom, a kitchenette, bathroom and 2 WCs. There is potential to have part of this end as a separate annex. A small staircase then leads up to a large unconverted attic space.
The internal floor area of the house is approximately 5,660sq.ft.
The gardens are a particular feature lying to the south with steps from the veranda leading down to the croquet lawn, beyond which is an extensive terraced lawn surrounded by rhododendron borders. Within the garden is a swimming pool, squash court in need of work, and tennis court. A separate partly-walled vegetable garden with herbaceous border, fruit trees and greenhouse is set to one side.
An attractive pair of semi-detached cottages are approached via the gated farm entrance leading round to a shared gravelled parking area.
Valley Farm Cottage
Largely stone built under a tiled roof with lobby leading to a well fitted kitchen/breakfast room, including an Aga, through to a sitting room, study and dining room. On the first floor there is one large bedroom and two smaller bedrooms, together with a separate bathroom and shower room both with WCs. The exposed sandstone walls a particular feature internally.
A smaller property with brick and weatherboard elevations under a tile roof offering a lobby into a kitchen/sitting for and on the first floor a landing area with doors off to two bedrooms and a bathroom.
THE FARM BUILDINGS
A separate, wide entrance with electric gates leads from the lane to the east of the house down, past a small turnout area, to an extensive courtyard with a good selection of buildings offering numerous opportunities to explore other uses, subject to planning. In brief:-
1. Modern timber stables with 4 loose boxes with overhang, hay store and wash-down area c. 21.2m x 5.0m
2. Further 4 loose boxes and feed room c.18.2m x 6.3m
3. Pole Barn 10.0m x 6.0m
beside the entrance with an adjoining brick walled pond
4. Sussex Barn recently rebuilt - 3 bay 10.5m x 6.8m
with very fine timbers, presently unconverted, but with potential
5. Small garage in poor condition
6. 2 bay fully enclosed steel frame general purpose building, cement fibre roof, block walling and weather boarding 13.0m x 9.0m
7. 4 bay concrete frame cattle yard 7.3m x 3.2m
with small workshop off to the side and open 2 bay wood store at rear
8. Two storey small classic timber framed Granary with weather boarded sidesand lean-to piggery on two sides 6.4m x 3.6m
9. Low garage/store in slightly poor condition 12.0m x 7.0m
10. Redundant turkey shed with adjoining 3 bay open jump store
Beyond the buildings the farm track continues down to the house paddock with the show jumps and a good railed Ménage approximately 56.0m x 24.0m, before going down to the other farm buildings.
The undulating farmland is all down to permanent pasture and is shown as Grade III on the MAFF series, being over loamy and Weald clay soils, It is divided by woodland shaws with good crossing points through, falling away to the south. .The naturally sheltered fields provide protected grazing with the amenity appeal enhanced by various ponds and an extensive Cross Country Course.
From the main homestead a made-up farm road leads down to a second group of farm buildings in the middle of the ground providing:-
• Cattle Yard
8 bay steel frame, with central through passage 29.3m x 13.8m
• Adjoining open Silage Clamp and Feed Yard
• Lean-To Pole Barn adjoining above 12.0m x 12.0m
• 5 Calf Pens timber with low eaves 9.5m x 9.0m
• Straw Barn modern 3 bay steel frame 18.0m x 9.0m
There are approximately 68.91 acres (27.88ha) of farmland and an annual claim under the BPS is made and further details are available from the Agents.
The finger-like spread of the ancient woodland shaws dividing the farmland have an extraordinary and magical nature there are long historic quarried areas with banked old tracks and numerous access rides. A few particularly magnificent fine old oak trees dominate the area with further strong oaks mixed with other mature beech, chestnut and ash trees under a lower storey of productive stands of chestnut, hornbeam and hazel coppice. Open ponds add to the charm, many being winter ones only fed by streams running through deep ravines. There are approximately 40.21 acres (16.27ha) of woodland and shaws.
The whole extends to 115.48 acres (46.73ha) or thereabouts.
TENURE & POSSESSION
The property is being offered freehold with vacant possession of the whole on completion subject to the occupancy of The Cottage which is let on an Assured Shorthold Tenancy until April 2020. The land is farmed in-hand.
SPORTING, MINERAL & TIMBER
These are included within the freehold in so far as they are owned. The woodlands are entered into a Forestry Commission Management Plan running to October 2028. Details are available from the Agents. A small shoot has been run over the farm. The adjoining owner to the south, with an interest in the farm, has a right to stand guns on the southern fields.
RIGHTS OF WAY & WAYLEAVES
The property is sold subject to and with the benefit of all existing rights of way whether private or public including rights of way, drainage, water and electricity supplies, covenants, restrictions and obligations and all wayleaves whether referred to or not. A public bridle way runs just outside the woodland boundary in the south-west corner. There are no public rights of way crossing the property.
TOWN & COUNTRY PLANNING
The property (not withstanding any description contained in these particulars) is sold subject to any existing Town & Country Planning legislation and to any development plan, resolution or notice which may be in force and also subject to any statutory provisions or by-laws without any obligation on the part of the vendor or his agents to specify them.
Further details of the very limited planning history for the property are available from the Agents. Planning consent has recently been granted to identify the cottages as separate dwellings.
SERVICES (not tested therefore not warrantied)
Mains water and electricity are connected to the house and the cottages which all share a private historic drainage system. Oil fired central heating to the house and one cottage. There is an LPG supply to the other cottage. There is field water supply.
The plans and stated acreages in these details are for identification and information purposes only and potential purchasers must rely on their own investigations.
The vendor will transfer the entitlements proportionate to the land following completion and retain the 2019 Basic Payment Scheme payment. There are approximately 28 ha eligible for BPS.
HEALTH & SAFETY
This is a working equestrian and farming yard. Great care must be taken when inspecting the buildings and dogs may not run loose. Children must be accompanied around the stables in particular and there is open water both in the fields and woods.
FIXTURES & FITTINGS
All fixtures, fittings and chattels whether referred to or not are specifically excluded from the sale, including all garden statuary and seating together with equestrian equipment and show jumps and the cattle handling equipment.
East Sussex County Council 0345 608 0190
West Sussex County Council 01243 777100
Mid Sussex District Council 01444 458166
COUNCIL TAX (2019-2020)
Valley Farmhouse Band G- £3,015.92 (2019/20)
Valley Farm Cottage Band D- £1,809.55 (2019/20)
The Cottage Band To be assessed.
Valley Farmhouse Band F(21)
Valley Farm Cottage Band F(31)
The Cottage Band F(34)
ESTATE AGENTS ACT
A member of Humberts has a personal family interest in the property.
DIRECTIONS RH17 7BP
From Horsted Keynes turn right ino Danehill Lane and the entrance to the house is the first drive on the right.
From the A275 in the centre of Danehill turn towards Horsted Keynes and the entrance to the farmhouse will be seen on the left hand side just under a mile after the farm buildings (note Satnav is short).
Whilst the property is offered for sale the vendors would consider separate interest in the house and its garden with cottage, squash court, tennis court and swimming pool.