Blackdown House Farm

Briantspuddle, An attractive small estate with a substantial country house, in a wonderful position

Blackdown House Farm, Briantspuddle, Dorchester, Dorset, DT2 7HX

Dorchester 10 miles, 16 miles, (London Waterloo 2 hours 9 minutes)

Prominent 8 bedroom country house, overlooking parkland setting. Detached 2 bedroom stable flat, traditional stabling, large office space. Selection of working farm buildings with separate access, pasture, amenity and commercial woodland.

About 245 acres (99.15 ha) in total

For sale as a whole or in up to six lots Location Located in the heart of Dorset, Blackdown House Farm lies close to the nearby towns of Dorchester, , Wareham and Poole provide an excellent variety of shopping and recreational facilities. There are good communications in the area with a mainline railway service available from Moreton (3.5 miles), Wool (5.9 miles), Dorchester (10 miles) and Poole to London Waterloo. The A35 joins the A31 and provides a route along the M27/M3 to London. The area is well served by established independent schools such as Canford, Clayesmore, Bryanston, Milton Abbey and the Schools. Sporting facilities in the area include water sports along the outstanding Dorset Jurassic coastline, fishing (dependent on permit) on the Rivers Piddle & Frome, golf at Wareham, The Dorset Golf and Country Club and Broadstone and horse racing at Bath, Exeter, Taunton, Salisbury and Wincanton.

History Blackdown House Farm has been owned by the same family since 1914 when Ernest Debenham, owner of Debenham department stores, bought 3,500 acres across Briantspuddle, and Turnerspuddle. His plan was to target rural unemployment by merging production and sale to create self-sufficient agricultural holdings. Ernest Debenham was later awarded a baronetcy for his services to agriculture and in particular his work on model farms.

Blackdown House Farm is part of the former Bladen Estate.

Lot 1 - Blackdown House, Stable flat and farm buildings - 81.72 acres (33.07 ha)

Blackdown House Blackdown House commands an extremely prominent position overlooking the main block of land. Surrounded by mature gardens, the house has far-reaching views. The surrounding pastureland is currently farmed in hand and is interspersed by small woodland glades and large blocks of woodland. It gives an extremely attractive outlook.

Blackdown House Farm was originally built by the current owners’ ancestors in the 1920s in an elevated spot on the outskirts of Briantspuddle. The country house is constructed of Debenham block and has a private driveway. The house has been maintained but is now in need of updating in parts. The ground floor has wooden flooring in most rooms, impressive fireplaces and wooden panelling in several rooms. The house enjoys outstanding views over the natural valley. There are eight bedrooms and three bathrooms providing ample accommodation on the first floor.

Outside Next to the house is a large gravelled area which leads out into the orchard and rolling lawns. The terraced formal gardens sit to the south with a great aspect overlooking a fabulous bluebell glade in the mixed woodland opposite. The formal gardens and elevated position provide an excellent vantage point to enjoy the surrounding natural beauty. The views span the natural parkland looking north-east towards the river meadows of the Piddle Valley.

Outbuildings & Stable Flat The outbuildings comprise a two bedroom flat, which has a large kitchen/sitting room, Office two bedrooms, a bathroom and space for an additional bedroom. The large first floor office with its own separate entrance. On the ground floor there are three garages and three traditional stabling boxes and a workshop (former harness room). Floorplans for Blackdown House Main House internal area 5,201 sq ft (483 sq m) Garage internal area 559 sq ft (52 sq m) Stable Flat internal area 1,372 sq ft (127 sq m) Flat internal area 813 sq ft (76 sq m) Boiler Room internal area 199 sq ft (18 sq m) For identification purposes only.

3.33 x 1.73 10'11" x 5'8"

Kitchen/Breakfast Room Utility 6.15 x 3.02 5.20 x 2.64 20'2" x 9'11" Bedroom 6 17'1" x 8'8" Drawing Room Bedroom 5 4.26 x 3.97 Bedroom 3 14'0" x 13'0" Sky 8.29 x 4.99 5.05 x 2.98 5.04 x 3.95 27'2" x 16'4" 16'7" x 9'9" 16'6" x 13'0"

Workshop Bedroom 4 Office 7.88 x 3.13 4.69 x 3.94 25'10" x 10'3" 4.63 x 3.81 15'5" x 12'11" 15'2" x 12'6" Garage Stables 9.15 x 5.66 9.14 x 5.66 30'0" x 18'7" 30'0" x 18'7" Boot Room Bedroom 7 3.06 x 3.03 4.32 x 3.02 10'0" x 9'11" 14'2" x 9'11" (Maximum) (Maximum)

Sitting Room Main Bedroom Stable Flat Ground Floor 7.33 x 3.80 7.48 x 4.84 24'1" x 12'6" 24'6" x 15'11" (Maximum) Sky Sky

Main Bedroom Sky Sky Bedroom 2 Sitting Room 2.99 x 2.50 3.20 x 2.53 9'10" x 8'2" 7.81 x 6.89 10'6" x 8'4" 25'7" x 22'7" Office Hall (Maximum) 9.01 x 5.59 5.05 x 2.72 Boiler Room Bedroom 2 29'7" x 18'4" 5.09 x 3.66 16'7" x 8'11" Dining Room Bedroom 8 Up To 3.58 x 2.71 6.70 x 3.71 16'8" x 12'0" 6.69 x 3.69 22'0" x 12'2" Attic 21'11" x 12'1" 11'9" x 8'11" Sky Sky Sky

Kitchen 3.62 x 1.95 Main House Ground Floor Main House First Floor Stable Flat First Floor 11'11" x 6'5" Flat The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8287424/OHI

Lot 2a and 2b

Lot 3

The farm buildings Accessed off Throop Lane comprising: There are multiple access points onto the road Lot 3 to aid extraction. The woodland is included Cow yard (98ft x 45ft – 29.87m x 13.71m) within a 5 year management plan and has been – concreted apron with a timber frame barn well managed. (chalk lined floor) which is open-fronted with block walling under a box profile sheeted roof. There is a network of rides throughout the woodland to provide access. Hay store (30ft x 60ft – 18.28m x 9.14m) – Modern steel-frame open sided portal barn Lot 4 – The Nursery – 3.04 acres (1.23 ha) overlooking other farm buildings A former forest tree nursery currently in pasture but with scope for a small market garden. Additional space for storage of machinery and There is a semi-redundant block building. implements. Lock up lean-to store. Water is connected.

There is an underground dirty water storage tank. Lot 5 – North Barn Land – 29.51 acres (11.94 ha) Established pasture | Good road access. The Land Mains water is connected. The farmland, extending to 40.59 acres (16.42 ha) is attractive undulating pasture. In Currently in pasture but suitable for arable/ addition there are 35.31 acres (14.28 ha) of maize cultivation, subject to EIA with good mixed woodland, ponds and beautiful bluebell road access from B3390. glades. The Farm currently supports a small Welsh Black herd of cattle. There is a large About 245 acres (99.15 ha) in total block of woodland located to the south of the house. This has been well managed and comprises a mix of species including native Lot 4 hardwoods and a selection of softwoods.

Lot 2a – The Water Meadows – 16.14 acres (6.53 ha) A well fenced fertile block of pasture with good road access. NB fishing rights are not included and are owned by a third party.

Lot 2b – The Water Meadows – 7.59 acres (3.07 ha) A good block of water meadow with road access. NB fishing rights are not included and Lot 3 are owned by a third party.

Lot 3 – Blackdown Wood – 107.00 acres (43.30 ha) A single block of commercial woodland with a mix of species including Beech, Oak, Ash, Cherry and Hazel Coppice, Scots Pine, Douglas Fir, Sitka spruce and Larch. The majority of the woodland is in soft wood rotation. There is a Site of Special Scientific Interest (“Cull-peppers Dish”) as well as a smaller dish in the woodland. Lot 5

Property details Wayleaves, easements and rights of way: The vendors have submitted a claim for the current garden ornaments and statuary, are specifically The property is being sold subject to and with scheme year and will retain the payment for this excluded from the sale. These may be available to Method of sale and Tenure: Blackdown House the benefit of all rights including: rights of scheme year in its entirety. The vendors will use the purchaser by separate negotiation. Farm is offered for sale as a whole, or in up way, whether public or private, light, support, reasonable endeavours to transfer the entitlements to six lots by private treaty. The property is drainage, water and electricity supplies and to the purchaser as soon after completion as the Local Authority: available with vacant possession on completion. other rights and obligations, easements and transfer rules allow. The purchasers will meet the (01305 221 000); quasi-easements and restrictive covenants and agents costs for arranging transfer. Council (01929 556561). Services: Blackdown House and Stable Flat have all existing and proposed wayleaves for masts, mains water, telephone, electricity and internet. pylons, stays, cables, drains, water and gas There are 37.65 entitlements (2015). VAT: Any guide price quoted or discussed is There is a private drainage system. Oil-fired and other pipes whether referred to in these exclusive of VAT. In the event that a sale of the central heating to the house. LPG fired heating to particulars or not. Sporting/fishing: There are currently two property, or any part of it, or any right attached to Stable Flat as well as cooking into the main house. temporary stalking licences in place which can it, becomes a chargeable supply for the purposes There are public footpaths and bridleways over be terminated on sale should the purchaser wish. of VAT, such tax will be payable in addition. The farm buildings have single phase mains the land. In addition some of the neighbouring The water meadows (lot 2a and 2b) do not electricity and mains water. properties have a right of way over part of have the benefit of fishing rights on the River Health and safety: Given the potential hazards of lots 2a, 3 and 4. Further details are available Piddle. More information is available from a working farm / estate / shoot we ask you to be as EPCs and Council Tax from the vendors’ agents. the agents regarding both matters if required. vigilant as possible when making your inspection Shooting rights are currently in hand and will be for your own personal safety, particularly around Property EPC Band Council Tax 2017/18 Basic Payment: The entitlements to the Basic transferred to the purchaser. the farm buildings and machinery. Band payment Payment are included in the sale. In the event Blackdown E G £3021.00 that the property is sold in lots the entitlements Designations: The agricultural land falls Solicitors: Charles Russell Speechlys, Compass House will be included with the eligible land on a pro predominantly within a Eutrophic Nitrate House, Lypiatt Rd, Cheltenham, Glos Stable flat F C £1611.20 rata basis at the discretion of the vendors. Vulnerable Zone (NVZ); the commercial woodland GL50 2QJ. Tel 01242 221122 also falls in a Groundwater NVZ. There is also a geological SSSI (Cull-Peppers Dish SSSI) located Postcode: DT2 7HX in the block of commercial woodland (lot 3). The block of woodland to the east of the farm buildings Directions: From Bournemouth join the A3049 is also designated as ancient woodland. and then on to the A35. After about 13 miles follow the road around and continue Part of the property is located in the Piddle westbound on the A35 dual carriageway Valley Conservation Area. towards Dorchester.

General: A small part of Lot 1 is subject to some Leave at the first exit signed for Briantspuddle/ historic rights to the former Bladen Estate (further Affpuddle. Proceed southbound on the B3990 and information available from the vendors’ agents). shortly after turn left signed for Briantspuddle. Enter and go straight through the village Overage: Part of Lot 1 and Lot 4 will be sold southbound and the drive entrance for the house subject to an overage on future residential will be found on the left after about 0.2 mile. development. This overage will be effective for 40 years from the date of completion of the sale From Dorchester take the A35 eastbound towards and will be payable on the start of development Bere Regis. After 8 miles take the exit signed (or disposal with planning permission) for such Briantspuddle/Affpuddle and then proceed as above. uses. The amount payable will be 30% of the increase in value resulting from that consent. Viewing: Strictly by confirmed appointment with A plan is available from vendors’ agents. the vendors’ joint agents, Strutt & Parker in Salisbury 01722 344042, or Symonds & Sampson Fixtures and fittings: All items usually regarded in Dorchester 01305 261008 as tenant’s fixtures and fittings and equipment, including fitted carpets and curtains, together with Blackdown House Farm

lot 1 ( 33.07ha / 81.72ac) k c

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T 0614 0.07 ha lot 2a ( 6.53ha / 16.14ac) This plan is published for the convenience of the purchaser 0.17 only. Its accuracy is not guaranteed and it is expressly 44.2m lot 2b (3.07ha / 7.59ac) excluded from any contract.

1011 Workings 1.54 ha 3.81 lot 3 ( 43.30ha / 107.00ac) Based on Ordnance Survey 1:2,500 mapping with the Silo k ac Tr Tr ack permission of the Controller of HMSO © Crown Copyright 42.1m lot 4 ( 1.23ha / 3.04ac) Licence No ES 100018525

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ck Strutt & Parker 41 Milford Street, Salisbury, Wiltshire SP1 2BP

+44 (0)1722 344010 [email protected] struttandparker.com

Symonds & Sampson 30 High West Street, Dorchester, Dorset DT1 1UP

+44 (0)1305 261008 [email protected] symondsandsampson.co.uk

Strutt & Parker Strutt & Parker

IMPORTANT NOTICE Strutt & Parker LLP and Symonds & Sampson LLP give notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker LLP and Symonds & Sampson LLP do not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendors. 4. Strutt & Parker LLP and Symonds & Sampson LLP do not accept responsibility for any expenses incurred by prospective purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact their office and Strutt & Parker and Symonds & Sampson LLP will try to have the information checked for you. Photographs taken May 2017. Particulars prepared May 2017.