Smalldown Farm BATCOMBE, NR , , BA4 6EL LOT 1 Smalldown Farm BATCOMBE, NR BRUTON, SOMERSET, BA4 6EL

Bruton 4.5 miles, 7 miles (London Paddington from 1 hour 35 minutes), 11.2 miles, Gillingham 15.5 miles (London Waterloo from 1 hour 58 minutes), Bath 25.7 miles, London 122 miles (All distances and time are approximate) “A picturesque residential farm with panoramic views in a highly sought after location”

Significant 5 bedroom farmhouse with potential to extend and develop A pair of semi-detached cottages Range of traditional and modern farm buildings with development potential (subject to planning permission) Gently undulating topography providing the basis of an excellent family shoot Bronze Age hillfort Productive grassland farm

In all about 249 acres

Available as a whole or in two lots

SAVILLS SALISBURY SAVILLS NATIONAL FARMS AND ESTATES Rolfes House, 33 Margaret Street, 60 Milford Street, Salisbury, London, Wiltshire, SP1 2BP W1G 0JD 01722 426 839 020 7016 3780 George Syrett/Anna Wilkinson Alex Lawson [email protected]/[email protected] [email protected]

Your attention is drawn to the Important Notice on the last page of the text LOTS 1 AND 2 INTRODUCTION Smalldown Farm is a picturesque residential pasture farm with interspersed pockets of woodland set in the heart of the beautiful Somerset countryside. The five bedroom farmhouse together with a range of traditional and modern farm buildings provide a unique opportunity for development (STPP). The farm is located to the West of the Mendip village of Batcombe which is continuously growing in popularity due to its proximity to Bruton. The land is gently undulating, fertile and has been sub-divided into manageable sized fields with gated access throughout. There are attractive valleys with steep banks providing some excellent sporting opportunities as well as far reaching views across the Somerset countryside and beyond. The farm also has an element of historical importance due to an elevated multivallate hillfort which dates back to the Bronze Age.

SITUATION Smalldown Farm is located to the west of Batcombe, a small, pretty village situated in the valley of the River Alham between Bruton and Frome. The village has a parish church, village hall and public house and is surrounded by beautiful open countryside. Bruton is a popular town situated approximately 4.5 miles to the south of Smalldown Farm. It has excellent amenities including restaurants, public houses, a butcher, supermarkets, shops, a pharmacy and doctors surgery. Bruton’s principal attractions are The Hauser and Wirth art gallery, The Roth Bar and Grill and the nearby Newt Hotel which is renowned for its gardens, bees, cider production and spa. Bath, Bristol, Frome and are all easily accessible and provide a wider range of facilities including gastro pubs and restaurants, retail shopping and entertainment services. The countryside around Smalldown Farm has an array of footpaths and bridleways which provide excellent routes for walking and riding. Local golf courses include , Frome and Sherborne and horse racing is available at Wincanton, Exeter, Bath and Salisbury. The area is becoming increasingly popular as a result of its excellent selection of schools at all levels in both the private and public sectors, including King’s Bruton, Millfield, Sherborne Schools for boys & girls, Bryanston, Milton Abbey, Sexey’s and Warminster School, with preparatory/primary schools close by at Port Regis, Lewiston, Hazelgrove, Sandroyd, Hanford, Knighton House, Bruton, Milton-on-Stour, All Hallows and Bourton.

DESCRIPTION SMALLDOWN FARMHOUSE Lot 1 – Smalldown Farmhouse, cottages, Approximate Gross Internal Area: modern and traditional farm buildings and about 465.05 sq.m. / 5,006 sq.ft. 156.76 acres Smalldown Farmhouse Smalldown Farmhouse is a detached, five bedroom period property which has provided excellent family accommodation over the years and has retained a wealth of original features including the former Cheese Room and Cheese Store. As seen on the floorplan, the layout of Smalldown Farmhouse offers generous shared space together with well proportioned bedrooms creating a significant family home. Smalldown Farmhouse sits in an elevated position within the farm and has the advantage of looking out onto it’s own land and the countryside beyond. The property is approached via a sweeping drive which is set back from Smalldown Lane allowing complete privacy and discretion from the highway. Smalldown Farmhouse benefits from a true rural setting with no close neighbours however, the villages in the area FIRST FLOOR cater for everyday needs and are very accessible. The farmhouse is accessed via a covered porch which leads directly into a large study. The remainder of the ground floor comprises a former Cheese Room, utility room, pantry, sitting room, dining room and kitchen with adjoining garden room that enjoys panoramic views over the Somerset countryside and beyond. Adjoining the northern elevation is a large, traditional agricultural barn constructed of stone walls under a slate roof. The barn has a mezzanine floor providing scope for a two storey extension which would significantly increase the square footage of the existing farmhouse. The first floor is arranged around a central hallway and landing space. There are four generously sized double bedrooms and one nursery room together with two family bathrooms. The principal bedroom adjoins the former Cheese Store which has the potential to be converted into a larger master suite, GROUND FLOOR walk-in wardrobe or an additional bedroom. The western elevation of the farmhouse is bordered by a large paved terrace area which can be accessed from the former Cheese Room and a rear porch. This area immediately adjoins the spacious garden which is enclosed by a buttress stone wall. TRADITIONAL FARM BUILDINGS AND FARMHOUSE MODERN FARM BUILDINGS

TRADITIONAL FARM BUILDINGS The drive leads to a courtyard of traditional buildings adjacent to the farmhouse. Together with the hay barn, stable block and agricultural building, they all provide an excellent opportunity for development subject to necessary planning permission. They are shown as follows on the block plan:

Number Description 1 Farmhouse 2 Attractive period barn with mezzanine floor 3 12 bay barn subdivided into 3 sections 4 Former bakehouse 5 Hay barn with attached garden store 6 4 stables with adjoining storage units

MODERN FARM BUILDINGS Smalldown Farmhouse is approached off Smalldown Lane which leads directly onto a private drive. On entrance to the farm, and immediately on the left hand side, are a set of LOT 1 modern farm buildings which include the following:

Number Description 1 Former dairy building constructed of steel frame and fibre cement roof with adjoining Dutch barn and lean to 2 Attached modern livestock barn constructed of steel frame and fibre cement roof with a lean to 3 Modern steel frame barn 4 A modern steel framed straw barn with a fibre cement roof LOT 1 Approximate Gross Internal Area: COTTAGE 1: 83.70 sq.m. / 901 sq.ft. COTTAGE 1 COTTAGE 2: 78.68 sq.m. / 847 sq.ft.

GROUND FLOOR FIRST FLOOR COTTAGE 2

SMALLDOWN FARM COTTAGES A pair of symmetrical semi-detached cottages constructed of stone walls under a pantile roof. Both cottages have a kitchen and sitting room on the ground floor. Number 1 has three bedrooms, while number 2 has two; both cottages have bathrooms on the first floor. Number 2 has been vacant for two years. To the rear, there are traditional outhouses which could be incorporated into the living space, subject to obtaining the required GROUND FLOOR FIRST FLOOR consents. The cottages have large rear gardens and enjoy the far reaching views over the farm and beyond. LAND Lot 1 is ring fenced, permanent pasture land that has been create interesting drives by taking advantage of the existing assets subdivided into separate fields by post and wire fencing, dry stone together with ability to plant cover crop over the pastureland. walls and mature hedgerows. The land is well laid out with gated entrances to all fields including highway access to those that HILLFORT border Smalldown Lane. The undulating topography adds amenity Smalldown Knoll is a Bronze Age multivallate hillfort covering about and provides rural views that are appreciated by the farmhouse 5 acres situated to the north of the farm. The fort has multiple which sits centrally amongst the land. ramparts and contains 4 tumuli which form a line of historic burials Lot 1 lends itself to shooting opportunities due to the topography running east to west along the crest of the hill. On top of the hillfort of the land and position of the woodland. It has the potential to is a trig point with panoramic views of the surrounding countryside. LOT 1 Lot 2 – About 92 acres of undulating pastureland Lot 2 lies to the east of Smalldown Lane and is also Within Lot 2 there are a number of challenging partridge permanent pasture. The topography has steep valley drives which have been run and managed over the sides providing excellent shooting opportunities. Part years. Approximately 5000 partridges are put down on of the land adjacent to the road has been planted with this ground each shooting season. cover crop to facilitate additional drives and is let to a local shoot. LOT 2

GENERAL REMARKS Services Method of Sale Property Water Electricity Drainage Heating Smalldown Farm is offered for sale by private treaty as a whole or in two lots. Smalldown Farmhouse Private Mains 3 phase Private Oil Tenure 1 Smalldown Cottage Private Mains 3 phase Private Oil The farm is freehold and is sold with vacant possession, subject to the following agreements: 2 Smalldown Cottage Private Mains 3 phase Private Oil Buildings Private Mains 3 phase n/a n/a Property Tenancy agreement Income Term Land Private n/a n/a n/a Smalldown Farmhouse Vacant Possession n/a n/a Shooting Private n/a n/a n/a 1 Smalldown Cottage Vacant Possession n/a n/a 2 Smalldown Cottage Assured Shorthold Tenancy £700pcm Periodic Council Tax Banding and EPC of VAT, such tax would be paid for in addition to the purchase price. Land: about 93 acres Grazing Licence (01.04.2020 – 31.10.2020) £9,250 Fixed Property Tax Band EPC Rights of Way, Wayleaves and Easements Land: about 82 acres Grazing Licence (01.04.2020 – 31.10.2020) £6,552 Fixed Smalldown F E The property is sold subject to the benefit Land: about 43 acres Grazing Licence (01.04.2020 – 31.10.2020) £4,000 Fixed Farmhouse of all rights, including rights of way, whether public or private, light, support, drainage, water Land: about 25 acres Grazing Licence (01.04.2020 – 31.10.2020) £3,500 Fixed 1 Smalldown C F Cottage and electricity supplies and any other rights Shooting Shooting Licence (01.04.2020 – 01.02.2021) £6,500 + VAT Fixed and obligations, easements and proposed 2 Smalldown C E wayleaves for masts, pylons, stays, cables, Buildings Vacant Possession £1,575 Fixed Cottage drains and water, gas and other pipes, whether referred to in the Conditions of Sale or not. Basic Payment Scheme Fixtures and Fittings: All carpets, curtains, On completion of the sale, the relevant ornamental lights, garden ornaments, stone entitlements will be transferred to the buyer on troughs and items usually considered as a pro rata basis. The current year’s claim will be Vendors fixtures are specifically excluded from retained by the vendor. the sale. SMALLDOWN FARM Local Authorities Health and Safety: Given the potential hazards Council of a working rural farm, we would ask you to Cannards Grave Road be as vigilant as possible for your own personal safety when making your own inspection. Somerset BA4 5BT Viewing: Strictly by appointment through the Sporting and Mineral Rights selling agents. The sporting and mineral rights are included in Directions: From Bruton take the A359 north the sale so far as they are owned. signposted towards Frome. Follow the road out Town and Country Planning of the town and after about 2.7 miles take a left hand turn onto a country lane called Seat Lane. Interested parties are advised to make their own At the end of Seat Lane turn right onto Vinings enquiries in respect of any planning issues and Hill. At the end of land turn left past Batcombe development opportunities relating to the land Reproduced from the Ordnance Survey. Not to Scale mapping with permission of Church and follow the road into Westcombe. the Controller of Her Majesty’s Stationery Office © Crown copyright (100041908) direct to Mendip District Council. Follow the road up the hill past a long stone Designations: Smalldown Knoll is classified as wall on the right hand side and pass the War a scheduled monument and the land falls within Memorial on the right hand side. Continue up IMPORTANT NOTICE: a SSSI Impact Zone. Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or the hill and opposite the entrance to a dairy warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. VAT: Any guide prices quoted or discussed are farm turn right up Smalldown Lane. The private They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any exclusive of VAT. In the event of a sale of the drive to Smalldown Farm can be found on the offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances farm or any part of it, or any right attached to it left hand side adjacent to the modern farm are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and becoming a chargeable supply for the purposes buildings. Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 200529AW Kingfisher Print and Design Ltd. 01803 867087.