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Ham Farm House, Withyham, East Sussex, Tn7

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Ham Farm House, Withyham, East Sussex, Tn7 HAM FARM HOUSE, WITHYHAM, EAST SUSSEX, TN7 4BJ A fine character farmhouse with a substantial detached granary barn providing secondary accommodation, several further outbuildings/garaging with gardens and grounds of 3.8 acres beautifully positioned in a peaceful, rural location surrounded by open fields and rolling countryside. This impressive character home, believed to date from the 1400’s is Grade II listed and has been sympathetically improved and updated by the current owners retaining a wealth of features inherent with the era including exposed oak timbers and inglenook fireplaces. The gardens and grounds are a particular feature which surround the property on all sides within which are several substantial outbuildings including an unconverted stone barn, a large three bay open barn and a 1,857 sq. ft. granary barn which could be used as a home office or two/ three bedroom secondary accommodation. The main farmhouse offers accommodation of 3,501 sq. ft. and comprises in brief an entrance hall, a triple aspect drawing room with inglenook fireplace, a double aspect family room, a kitchen/dining room with four door Aga, a utility room, cloakroom, inner hall and a striking vaulted garden room with glazed double doors opening to the terrace and gardens. The first and second floors provide a master bedroom with en-suite bathroom and walk-in closet, a stunning vaulted guest bedroom with a wealth of exposed timbers and an adjoining dressing room/bed 6, three further bedrooms and two further bath/shower rooms. Outside the property is approached by a sweeping driveway which leads to electronically controlled gates and to a large parking area with garaging. Ham Farm House is surrounded by open fields and rolling countryside providing total peace and seclusion and enjoying a fine rural outlook. The various outbuildings offer tremendous scope for conversion to provide further accommodation/holiday let potential. The Outbuildings COVERED ENTRANCE: oak front door into: ENTRANCE exposed wall and ceiling timbers, door into: EN-SUITE sq. ft. including the double garage the oak framed HALL. BATHROOM: comprising enclosed bath, pedestal wash barn section is arranged over two floors with a beamed basin, low level WC, bidet, window to rear, exposed games/leisure room and an impressive vaulted office FAMILY ROOM: double aspect room, windows timber. above together with a separate studio in the roundel. overlooking the front and rear of the property enjoying fine views across the gardens and grounds, fireplace VAULTED GUEST BEDROOM: impressive vaulted ceiling THE STONE BARN recess with oak bressummer. with a wealth of exposed oak timbers, window to This building is located adjacent to the house and is front, exposed oak floorboards, wall timbers, latch a two storey oak framed stone hay barn with planning SITTING ROOM: a triple aspect room, windows overlooking door into: DRESSING/COT ROOM: window to front, and listed consent granted in 2006 (WD/2006/3316/F) to the front, rear and side of the property enjoying fine exposed wall timbers (this room could provide convert this building into ancillary accommodation. This rural views, inglenook fireplace with recessed cast iron en-suite facilities for the guest bedroom if required). planning has now lapsed but could be re-instated. This grate, brick surround and oak bressummer, exposed oak building could be used to provide leisure facilities/indoor timbers, wall light points, recessed shelving. SHOWER ROOM: window to room, poly tile enclosed pool if required. double width shower cubicle with wall mounted shower KITCHEN/DINING ROOM: fitted with a range of units to unit, vanity unit with inset wash basin, low level WC, THREE BAY OPEN BARN eye and base level and comprising double bowl sink extensive built-in storage cupboards. Located to the far corner of the plot which can be unit with mixer tap, cupboards beneath. Adjoining wood accessed via a separate driveway is a large three bay trimmed tiled work surfaces, four door Aga, tiled surround, BEDROOM: double aspect room, windows overlooking open barn with store rooms and a part walled yard further range of units to eye and base level, windows the side and rear of the property, hatch giving access located opposite to the barn. This could be converted to side, tiled flooring. DINING AREA: window to front, to loft space. into further accommodation via the form of a holiday under-stairs storage unit/cupboard, inglenook fireplace let and provide a useful annual income, subject to the with oak bressummer over, exposed oak timber. BEDROOM: window overlooking the side of the property necessary consents. enjoying far reaching rural views, built-in wardrobes, GARDEN ROOM: magnificent vaulted part brick airing cupboard housing lagged hot water cylinder with GARDENS AND GROUNDS construction with windows overlooking all sides of the slatted shelving adjacent. The property is accessed via a 300 yard track which leads property enjoying stunning views across the neighbouring down to an electronically controlled entrance gate which fields and countryside, vaulted double glazed roof, From the first floor landing a door and staircase rises to in turn leads to a large parking area and the property. The glazed double doors opening to the terrace and the: SECOND FLOOR LANDING: hatch giving access to gardens and grounds provide a magnificent backdrop gardens, tiled flooring, Fisher cast iron wood burning eaves storage space. to this impressive home with formal and informal areas stove. providing a haven for wildlife and a stunning outdoor BEDROOM: windows overlooking the gardens and environment for children and animals extending to about UTILITY ROOM: part glazed stable style door opening grounds enjoying stunning far reaching views, 3.8 acres. Within the grounds there are several distinct to the terrace and gardens, extensive range of built-in spotlighting. areas including a cottage garden with climbing roses, storage units, quarry tiled flooring. wisteria and herbaceous borders around the periphery BATHROOM: comprising enclosed bath, wall mounted of the house and uncultivated wildlife friendly grassland CLOAKROOM: comprising low level WC, opaque window shower unit, fully tiled surround, low level WC, interspersed with mature trees and mixed woodland to rear, quarry tiled flooring. stretching to the far boundaries which in turn adjoin open THE OAST BARN farmland and countryside. There is an orchard, kitchen INNER HALL: staircase rising to the FIRST FLOOR LANDING: This substantial detached building is located to the gardens and an enclosed area with a pond positioned staircase rising to the second floor. west of the main house being the original granary with to the far corner; the gardens and grounds offer total a two roundel oast. This building was converted by the peace and seclusion. MASTER BEDROOM: double aspect room, windows current owners to a useful ancillary office space and overlooking the front and side of the property enjoying could provide secondary living accommodation in the breath-taking far reaching rural views, WALK-IN CLOSET, form of a three bedroom building. Extending to 1,857 LOCATION Ham Farm House is beautifully positioned in a rural location in the High Weald area of outstanding natural beauty surrounded by open fields and rolling countryside. The pretty village of Groombridge is within a short drive providing a highly regarded village primary school, a general store and two pubs. A more comprehensive range of shopping and leisure facilities can be found in nearby Tunbridge Wells, approximately six miles offering an extensive range of shopping facilities and amenities as well as a railway station offering services to London Charing Cross and Canon Street in approximately 54 minutes. Further railway services can be found at Eridge, approximately 3.3 miles offering journey times to London Bridge in approximately 54 minutes. The area is well served with a selection of schooling for all age groups including Groombridge Primary School, Withyham Primary School, Holmewood House Prep School in Langton Green, Kent grammar schools in Tunbridge Wells, Kent College in Pembury, Mayfield School and Tonbridge, Eastbourne and Sevenoaks Public Schools. NB: Known in the past as “Ham”, “Hame” or “Hamme Court”, the house appears to have been of some importance and its ownership can be traced back to 1265 according to Sutton’s Historical notes of Withyham. Of particular note is the magnificent first floor solar room found in many medieval houses which would have been used as the family’s private living and sleeping quarters. The impressive vaulted ceiling is open to the rafters with a camber tied beam, hexagonal crown post and arched braces. Believed to be of medieval origins with later additions Ham Farm House is a Grade II listed Sussex farm house retaining a wealth of interesting character features including elegant multi-pane gothic windows, aged floor and ceiling timbers and inglenook fireplaces. SERVICES Oil fired central heating in the main farm house, electric storage heaters in the oast barn, mains water and electricity, private drainage. VIEWING STRICTLY BY APPOINTMENT WITH MANSELL McTAGGART CALL 01892 662668 PROPERTY MISDESCRIPTIONS ACT 1991 - Although every care has been taken in the production of these sales particulars prospective purchasers should note: 1. All measurements are approximate. 2. Services to the property, appliances, fixtures and fittings included in the sale are believed to be in working order (though they have not been checked). 3. Prospective purchasers are advised to arrange their own tests and/or surveys before proceeding with a purchase. 4. The agents have not checked the deeds to verify the boundaries. Intending purchasers should satisfy themselves via their solicitors as to the actual boundaries of the property. www.mansellmctaggart.co.uk The Cross, Crowborough, East Sussex TN6 2SJ Offices Throughout Sussex Tel 01892 662668 and Park Lane Mayfair.
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