GRATWICKE FARM, , NEAR COWFOLD, WEST

GRATWICKE FARM PARTRIDGE GREEN, NEAR COWFOLD,

An enchanting residential farm property with a spacious and historic farmhouse with seven bedrooms, three receptions, Listed Grade II, dating back to the 1500s and offering flexible family accommodation; four garages; pond; tennis court and pool in need of upgrading. Lodge Cottage with three bedrooms; extensive farm buildings and stabling; in all about 254 acres (102.8 ha), available freehold with a further 44.8 acres (18.15 ha) rented.

APPROXIMATE MILEAGES: Cowfold 1 miles • 45 miles • Brighton 15 miles • and 9 miles A23/272 interchange 4 miles • Gatwick airport 17 miles

ACCOMMODATION IN BRIEF: Gratwicke Farmhouse comprises a delightfully rambling seven bedroomed Sussex Farmhouse with tremendous scope for a new owner and family to make their home. • Listed Grade II • Distant views to South Downs • 254 acres of farm and woodland • Lodge Cottage with three bedrooms (tenanted) • Farm buildings, some with further potential (STP) • Ponds and stream frontage • For sale as a whole or in Lots

National Farms and Estates Agency London Office Petworth Office Worton Park, Cassington 17-18 Old Bond Street Exchange House Oxford London Petworth OX29 4SU W1S 4PT GU28 0BF t 01865 733300 t 0800 131 3335 t 01798 345980 [email protected] [email protected] [email protected] Contact: Harry St John Contact: Giles Wordsworth Contact: Daniel Clay SITUATION DESCRIPTION microwave. Separate double sink unit with waste The farm lies about a mile south of Cowfold by GRATWICKE FARM HOUSE disposal, plumbing for dishwasher and built in the A281 road to Partridge Green and . The house is constructed in brick and stone, part fridge unit. Cork floor tiles. The Lodge Cottage is beside the drive entrance tile hung under clay tile and Horsham slab roofs. Rear Hall/Snug (W) Exposed beams, tiled floor, and Gratwicke Farmhouse has principal elevations Its principal aspects are south and east. servants bell indicator. facing south and east, overlooking its garden and The accommodation comprises: an ornamental pond. It is set well back from the Conservatory (W) lean to with glazed roof and Henfield Road, at the end of a long mainly Front door (S) to patio and pond. tiled floor – boots area, coat cupboards and tarmac drive. The farm buildings are to the south garden flowers Belfast sink. Front Hall with stairs to first floor. of the drive. Utility Room (N&W) cork tiled floor, plumbed for Cloakroom (N&E) three steps up, WC and hand washing machine, sink with cupboards and work HISTORICAL NOTE basin part oak panelled. surfaces. Leads to Lobby and back door (N) with Gratwicke takes its name from Saxon times and Three steps up from Front Hall into clay tile floor. Main electric consumer unit fuse most likely from “Grafet” Old English for a grove boxes. Walk in Larder with shelving and marble of trees. Given the verdant well treed landscape Drawing Room (S&W), exposed beams and lined walls. Passage to: this seems appropriate. Although added to in the fireplace with finely carved marble surround Garden Room/farm office (N). Concrete floor. 18th and 19th centuries, its principal origins seem (available by separate negotiation). Door to garden, cupboard. to be 15th/16th Century, but as there may have Study/Library/Office with bay window (S), been an earlier dwelling before, so the panelled pine fitted by Hallidays of Dorchester Airing cupboard with HW Tank and boiler controls. foundations (especially the cellar/undercroft) may with carved pine book case and built in with Stairs up from Front Hall – divides to the right (S) be older still. This house has been lived in cupboards under. Oak flooring. another flight to the Landing probably for about 500 years and is Listed Grade II. It has a number of interesting features – a fine Dining Room (E&S) glazed door(S) to Front Hall; Master Bedroom 1 (S). Built-in wardrobes and beamed dining room with a very large inglenook door to Rear Hall (W). Fine exposed timbers and a dressing table with mirror and drawers. Cupboards fireplace (with smoking chamber above) – the clay tile floor. Magnificent Inglenook with 15’ and drawers built either side of the alcove for stepped brick chimney stack at first floor level is beam across the stone and brick fireplace with a the bed. built in 2 inch bricks typical of Tudor/Elizabethan cavernous chimney and ham smoking compartment above. Door to Bathroom 1 (E) en suite with Bath, shower, bidet, times. The larder is marble lined. There are WC and hand basin; half tiled walls; medicine various rooms with original elm floor boards in Cellar, with flag floor, alcoves in walls and grilled cupboards. Tiled floor. the first floor and attics. The Vendors are retiring window (S). after owning the property for over 30 years. Dressing Room /Bedroom 2 (S). Built-in wardrobes Kitchen (S&W) hand built oak units, twin sink with and shelves. green Welsh slate drainer and waste disposal; gas hob and two Miele electric built-in ovens with Stairs to large Attic room (N) above with old overhead extractor. Four oven Aga, grill, built in floorboards and sloping ceilings.

From first stair, to left, landing (N); corridor to Doors off landing to The paved area continues round to another paved Gallery room (E) with fine elm floorboards; leads yard adjacent to the north east side of the house. Bedroom 4 (W). Folding doors and step up to on to central north/south landing passage with Door to the boiler room and log store, with oil exposed beams and pargetting (lathe and Bedroom 5 (W) or Sitting Room, with cupboard fired Grant boiler. plaster) and access door to smoking compartment and fireplace, ideal for guests in Bedroom 4. A wrought iron hand gate leads to the north in chimney; step up to door to Bedroom 6 (E). Elm floorboards, exposed beams garden with lawns leading east to the kitchen Guest Bedroom 3 (S) with en suite Bathroom 2 (S) and hand basin and wardrobes. Steps up to garden, greenhouse, orchard and second pond. with shower, bath, WC and hand basin, part tiled. The orchard has medlar, apples and pears. Family Bathroom (N) with shower, bath, hand Central landing passage (with stairs down to Rear basin, and WC. Tiled floor, exposed beams and Lawns from the house and pond also extend east Hall); door to attic stairs up to Attic Room Elizabethan stepped brick chimney stack. Stairs up past two yew trees and a Eucalyptus, via steps (potential bedroom or playroom) with elm board to attic storage area above, possible children’s down to a lower level terrace and more steps floor, exposed beams, mansard window (E). bedroom/play area or storage. leading to a hard tennis court and old swimming pool, both in need of renovation, and lawns To west of the central landing, steps up to either side. another landing/passage with cupboard and access to the loft; door to en suite Bathroom of There is a Paddock to the north and east of the Bedroom 3. At the end of the passage is tennis court. Bedroom 7 (W&S) with en suite shower room, The drive down from the Henfield Road turns into WC and handbasin. the grounds and leads up to a parking and turning area enclosed by a brick wall (N), also screen the OUTSIDE oil tanks (2500 litres and 1800 litres that are In front(S) of the house is a flagstone path linking linked) and a garage building to the west; this has the east and south garden areas; this is partly four garages with up and over doors and a enclosed by a low wall with slit raised border with workshop. Beyond this is a further tarmacced area pillars and planters; the south elevation is wisteria and three boxes in a timber and tile building. clad over the French doors out of the kitchen. West of the drive/turning area is a further lawn There is a gravelled area down to the pond with Ash, Cherry and Cedar trees. bounded by flowers and shrubs and an oak tree. At the drive entrance off the Henfield Road is: The patio leads round to the east side of the house, with a fig tree and a delightful rose garden with central gravel area and higher paved terrace and rose beds all enclosed by a semi-circular yew hedge. THE LODGE Bedroom 1 (W) two cupboards THE FARM BUILDINGS Constructed in Brick mostly tile hung under a tiled Bedroom 2 (W) cupboard with hot water tank and Some of these buildings may have potential for roof(boarded and felted). access to the loft. alternative use - e.g. rural offices, equestrian/stud or staff/holiday accommodation - subject to planning. Back door (E). Boiler room, oil fired central Shower Room (E) with shower, WC and hand basin. heating and hot water. Lobby/ hall, with Bedroom 3 (S) Covered Yard/ Barn 11.58m x 18.2m concrete downstairs WC (N). portal frame, part concrete floor. Outside - Garden to North and East with hedges Kitchen (S) with fitted units and sink unit on three sides, weatherboard fence to the north. Covered yard/ Barn 14m x 18.2m concrete portal (appliances belong to the occupier). Parking space for two cars. Septic tank (shared frame; earth floor. with four cottages) in bottom of garden. Dining Room (S) and (W). Cupboard. Covered yard 18.2m x 14.7m with concrete floor, N.B. This cottage is occupied by the Farm concrete block walls (believed to be reinforced) Sitting Room (W) Inglenook fireplace and Bridge Manager who is a protected tenant under the storing c. 350 tonnes grain on floor. fire. Alcove and shelving. Rent Agriculture Act 1976.

Oil tank c.5,000 litres (plastic modern tank bunded) potential for conversion to a dwelling subject GENERAL INFORMATION to planning LOCAL INFORMATION Open sided cattle shed - 5.8m x 19m, four bay, timber and corrugated iron sheeting. Former Cow shed - 8.5m x 22.9m brick walls and The villages of Cowfold, Partridge Green and steel frame with new steel sheet roofing; concrete Henfield provide for day-to-day needs with a Workshop -Timber Frame corrugated iron roof floor and channels, windows – possible potential range of local shops, post office, village halls etc. 15.5m x 7.9m for stabling subject to planning. More extensive shopping and recreational Former silage clamp with steel uprights facilities are available in Horsham, Burgess Hill Range of seven boxes/stores - 4.2m wide x 25m and Brighton & Hove. Grain store - 15.7m x 7.5m with Launchbury grain long; brick and asbestos sheeted. Store - lean-to cleaner; door on north side, on S end. There are several independent schools in the County including Ashdown House School, Grain pit; concrete block walls 2.3m high and Former Dairy – 2.85m x 8.48m, brick and cement Brighton College, Cottesmore, Lancing, Roedean, reinforced; stores circa 250 tonnes. fibre sheet now used as a chemical store. Hurstierpoint and St Leonards – Mayfield School. Elevator and Auger to 2 x 110 tonne galvanised There are state primary and secondary schools in THE LAND steel and corrugated iron Brice Baker grain and primary schools in Henfield and Horsham. bins outside (S) The land north of the house is sloping gently east; to the east and south of the house the land Theatre in Brighton and Chichester and opera Three span Dutch Barn - 14.5m x 13.8m plus slopes into a valley where the Cowfold Stream at Glyndebourne. 9.3m x 4.5m lean-to on N end with concrete floor, runs with two other shallow valleys running Racing at Brighton, Goodwood, Plumpton, timber and steel walling; cement fibre and roughly west to east from Lot 4 to the eastern Fontwell, and Lingfield. corrugated iron cladding; central dividing wall. boundary formed by the Cowfold Stream. The Golf courses at West Sussex (), Mid Traditional Brick and tile old Granary - 5m x 7m; overall undulations make for an attractive treed Sussex, Devils Dyke, Pyecombe, , old timber floor holding loft above – may have landscape. Field sizes are suitable for arable or stock farming with strong hedgerows, shaws and Royal Ashdown, East Sussex National and many copses, but are little changed from the Tithe Map others within easy reach. of 1820. Hunting with the Chiddingfold, Leconfield and Soils are typical of the Weald – clay loams Cowdray; South Down and Eridge Hunts. classified Grade 3. Regular application of compost Fishing, sailing and watersports at Bewl Water over the last few years has clearly improved soil and the coast at Brighton and Eastbourne. conditions and yields. SERVICES NB The vendors are retaining a parcel of land, about 63 acres, north of Lot 4 – they may be Mains water and electricity. Private drainage prepared to let this additional arable land to the systems to both dwellings. buyer on an FBT – on terms etc to be agreed. The supply to the house and buildings is 3 phase.

SPORTING RIGHTS The septic tank for the Lodge Cottage is also LOCAL AUTHORITIES These are included with the freehold. There is shared with four cottages to the north and they Council, Park North, potential for a fun family shoot and duck flighting share pro rata the cost of cleaning maintenance North Street, Horsham, West Sussex RH12 1RL off the various ponds. There are roe deer and and repair. t 01403 215100 www.horsham.gov.uk muntjac locally and there is a high seat on the West Sussex County Council, County Hall, farm used for culling. PLANNING Chichester PO19 1RQ The property lies in an area designated as an t 01243 777100 www.westsussex.gov.uk TIMBER area outside the built up area (policy DC1 in the adopted Core Strategy) in Horsham District All standing timber on the property is included in SUBSIDIES AND GRANTS the sale. Council’s Local plan, which is under review and programmed for adoption in 2015, subject to an The farm has a holding number and the vendor has benefit of entitlements registered in his name MINERALS EIP later this year. and these will be transferred to the buyer as part These are included in so far as they are owned. Gratwicke farmhouse is listed Grade II – see listing of the sale price apportioned if needs be between in Data Room and related historical analysis. freehold and leasehold land and land retained. BOUNDARIES Purchasers must rely on their own investigations, The Vendor will undertake to use all reasonable The majority of boundaries go with the property. but we would draw your attention to the recent endeavours to effect the transfer via the RPA rules Unless otherwise indicated. changes in the General Development Order in the and RLE1 forms. context of the use of redundant farm buildings – RIGHTS OF WAY, EASEMENTS In 2013 the net payment received was just under there are some buildings which might have AND WAYLEAVES £29,000 but this includes other land not being potential for alternative uses including equestrian sold. The Vendor has applied for SFP this year and There are rights of way reserved over the track A,B or employment use. reserves the right to receive the payment due in to C for the owners of Gratwicke Farm and Lower about December 2014. Barn and the buyer of Lot 3 will be granted rights The farm is not thought to be in an NVZ. of way over the track M N to P for agricultural or COUNCIL TAX AND OTHER VAT equestrian purposes. OUTGOINGS The property is not opted to tax so no VAT will be There some public rights of way- footpaths only- Gratwicke Farmhouse – Council Tax Band G charged except on any elements of tenant right across parts of the farm. Details from the West and any fuel in tanks, where VAT applies. Sussex County Council web site. The Lodge – Council Tax Band E CROPPING There are some electricity wayleaves crossing Drainage rates on about 17 acres of land parts of the farm. Details may be available on immediately adjoining the Cowfold Stream in the A majority of the land is in winter wheat – two Data room. south east part of the farm. The Annual Value is varieties Scout and Claire; usual rotation has £334 and the cost in 2013 was £50.20. been two wheats, then linseed beans or rape as break crops. TENANT RIGHT TITLE Reproduced from the Ordnance Survey map with the sanction of the The purchaser will pay for any remaining fertilisers The freehold property has registered title. Further Controller of H.M. Stationery Office Licence No. ES100004883 © CROWN COPYRIGHT RESERVED. The plan is published for convenience only. Although and sprays unused at cost, any cultivations post details will be available on the data room. There is it is thought to be correct its accuracy cannot be guaranteed and it does not harvest at cost. There is a heap of compost a tenancy agreement for the leasehold land. The form part of the contract. NOT TO SCALE. estimated to be about 3000 tonnes already stored tenancy can be assigned to the new owner under on the farm which the purchaser will agree to pay the provisions of a 1941 lease. for at cost or valuation. It is organic status compliant and provides basic maintenance to a growing crop SOLICITORS of wheat and acts as a beneficial soil conditioner. Thomas Eggar, Belmont House, Station Way, No charge will be made for RMVs or UMVs. Crawley, West Sussex RH10 1JA Attn James Turner TENURE e [email protected] Vacant possession of the house and freehold land on t 01293 742853 completion; The Lodge is subject to the protected f 011293 742998 DX 85715 Crawley occupancy of the Farm Manager under the provisions of the Rent Agriculture Act 1976. He currently POST CODE occupies rent free under his contract of employment. RH13 8HL Lot 4 is rented on an assignable tenancy. DIRECTIONS Once contracts have been exchanged, early entry From the A23 junction with the A272 take the for post harvest cultivations will be allowed once A272 west to Billinghurst and Petersfield, after crop and straw is cleared off the fields. about three miles enter Cowfold and turn left TUPE (south) at the roundabout on A281 signed to Partridge Green and Henfield. The property will be The Farm Manager has been employed on the found on the left after a group of cottages, about farm for over 32 years; he will be taken on by the one mile south of Cowfold. purchaser under the Transfer of Undertakings Regulations. Details of his employment can be VIEWING made available to the selected buyer. The Strictly by appointment with the agents purchaser will indemnify the Vendor is respect of Smiths Gore. any redundancy payment that might arise. DATE OF INFORMATION LOTTING Particulars - April/May2014. The property is offered for sale as a whole or in up Photographs - September 2013 and April/May 2014. to 4 lots or combinations of lots.

Reproduced from the Ordnance Survey map with the sanction of the Controller of H.M. Stationery Office Licence No. ES100004883 © CROWN COPYRIGHT RESERVED. The plan is published for convenience only. Although it is thought to be correct its accuracy cannot be guaranteed and it does not form part of the contract. NOT TO SCALE. IMPORTANT NOTICE Whilst every care has been taken in the preparation of these particulars, all interested parties should note: (i) the descriptions and photographs are for guidance only and are not a complete representation of the property; (ii) plans are not to scale, are for guidance only and do not form part of the contract; (iii) services and any appliances referred to have not been tested, and cannot be verified as being in working order; (iv) no survey of any part of the property has been carried out by the Vendor/Lessor or Smiths Gore; (v) measurements are approximate and must not be relied upon. Maximum appropriate room sizes are generally given, to the nearest 0.1 metres. Outbuildings are measured externally (unless otherwise stated) to the nearest 0.5 metres. For convenience an approximate Imperial equivalent is also given; (vi) only those items referred to in the text of these particulars are included; (vii) nothing in these particulars or any related discussions forms part of any contract unless expressly incorporated within subsequent written agreement; (viii) please note that if you make an acceptable offer for this property we will have to confirm your identity, as required by the Money Laundering Regulations 2007. National Farms and Estates Agency t 01865 733300 t 020 7409 9490 t 01798 345980 [email protected] [email protected] [email protected] smithsgore.co.uk