Location

Reads Farm is located off Rocks Lane, at the end of a privately owned driveway in the beautiful Sussex countryside, occupying an idyllic position in the High Weald, a designated Area of Outstanding Natural Beauty.

Idyllic and peaceful, it is nevertheless within easy reach of the pretty hamlet High Hurstwood and the larger towns of Uckfield (3.4 miles), Crowborough (5.6 miles) and Tunbridge Wells (12.5 miles).

Description

Reads Farm is located off Rocks Lane, at the end of a privately owned driveway in the beautiful Sussex countryside, occupying an idyllic position in the High Weald National Landscape.

The sale of Reads Farm presents an excellent opportunity to purchase an extremely attractive block of Wealden farmland, extending to approximately 132 acres in total, with planning consent for a 3 bed detached farmhouse, subject to an Agricultural Occupancy Condition.

The location, combined with the tranquillity and stunning views, could also offer potential for tourism or leisure uses, such as glamping, eco-pods, shepherd’s huts, and more (subject to the necessary consents).

Consented Farmhouse
The vendors have recently been granted planning consent to convert a range of brick built former bull pens into a modern farmhouse (subject to an Agricultural Occupancy Condition), under planning reference WD/2023/1131/F.

The consent is for a 3 bedroom detached dwelling, extending to approximately 2,467 sq ft of accommodation; including, a large kitchen/dinner, utility, reception room, study, ground floor bedroom and shower room and two generous 1st floor bedrooms, both with ensuite bathrooms. In addition, the consent includes a balcony off the first floor landing taking advantage of the fine views.

There is great potential to create an eco-friendly home or rural business. With the planning already in place, the project could focus on incorporating environmentally conscious design elements. The land’s natural topography and orientation could be leveraged to maximize solar potential, such as adding solar panels to the agricultural buildings, or a hydropower scheme utilising the stream that runs through Stonehouse Wood.

By using locally sourced materials, implementing green building techniques, and integrating renewable energy solutions, this development could minimize its carbon footprint while providing a comfortable and modern living space; making it a truly harmonious blend of eco-conscious living and innovative design. Please note, prior approval may be needed for the development of green or leisure schemes.

Farmland
The land is classified as grade 3 on the Land Classification Soil Series of England and Wales and comprises generous size pasture fields, protective shaws and Stonehouse Wood, an attractive block of broadleaf woodland extending to about 29 acres. The land was stock fenced, water laid-on and the pasture re-sown to new leys in 2016.

In the heart of the farm there is a newly created yard area, with ample hardstanding and a modern steel framed 6 bay (30m x 15m) open-fronted barn built in 2017.There is also lapsed planning permission to erect a second barn of the same size (planning reference WD/2017/1508/F).

A good hard track provides access to the land leading from Rocks Lane to the top fields, from which there are fine views over the High Weald toward the South Downs.

Reads Farm is farmed in-hand by the owners who run a highly regarded sheep enterprise from the holding.

General Remarks

Method of Sale
The property is offered for sale by private treaty as a whole.

Tenure and Possession
The land is farmed in-hand and vacant possession will be available upon completion.
   
Local Authorities
Wealden District Council: https://www.wealden.gov.uk/
East Sussex County Council: https://www.eastsussex.gov.uk/

Minerals, Sporting and Timber Rights
The minerals, sporting and timber rights, so far as they are owned are included in the sale.   

BPS and CSS
For the avoidance of doubt, no BPS entitlements or delinked payments are included or available.

The pasture to the west of the central track, c.67 acres, is subject to a Mid-Tier Countryside Stewardship agreement until 31st December 2027. The purchaser will be expected to take on the agreement and to indemnify the vendors against any losses. Further details are available from the vendor’s agents.

Easements, Covenants, Rights of Way and Restrictions
The property is being sold subject to, and with the benefit of, all existing wayleaves, easements and rights of way whether public or private, specifically mentioned herein or not.

A public footpath follows the hard track and exits in the south eastern corner of Watsons field. A second footpath briefly enters and exits in the south eastern corner of Little Holland.

Access over the Stonehouse driveway is unrestricted and subject to a £250 maintenance payment per annum.

Statutory Designations
The farm lies entirely in the High Weald National Landscape.

Services
Mains water. The current owners have completely renewed water to the farm with drinking troughs in every field. There is no electricity, although connection to the mains supply would be possible.

Planning
Prospective purchasers will need to make their own enquiries of the relevant Local Authorities with regard to the prospect of conversions, extensions and alternative uses.

There are a number of planning applications in relation to the subject property with a full list available from the Wealden District Council Planning Portal or from the selling agents on request. The important planning reference numbers are as follows: - WD/2023/1131/F and WD/2017/1508/F

The consented farmhouse will be subject to an Agricultural Occupancy Condition.

Fixtures and Fittings
Clarification on any specific items will be provided by the vendors’ agents at the appropriate time.

VAT
In the event that the sale of the property, or part of it or any right attached to it, becomes chargeable for the purposes of VAT, such tax will be payable by the purchaser in addition to the consideration.

Plans, Areas and Schedules
The plans and associated acreages have been prepared for illustrative purposes and their accuracy cannot be guaranteed.

Directions

Heading south through Crowborough on A26, continue for about another 5 miles (ignore the first turning to High Hurstwood), before turning left into Rocks Lane (signposted to High Hurstwood). A stone pillared entrance to ‘Stonehouse’ will be found after a short distance on the left hand side, continue past Stonehouse Cottage and where the track forks, just before the main gates to Stonehouse, take the left fork where the land will be found either side of the track.

Postcode TN22 4BN

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