GRATWICKE FARM, PARTRIDGE GREEN, NEAR COWFOLD, WEST SUSSEX

GRATWICKE FARMPARTRIDGE GREEN, NEAR COWFOLD, WEST SUSSEX

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

London Office17-18 Old Bond StreetLondonW1S 4PTt 0800 131 3335london@smithsgore.co.ukContact: Giles Wordsworth

National Farms and Estates AgencyWorton Park, CassingtonOxfordOX29 4SUt 01865 733300oxford@smithsgore.co.ukContact: Harry St John

Petworth OfficeExchange HousePetworthGU28 0BFt 01798 345980petworth@smithsgore.co.ukContact: Daniel Clay

APPROXIMATE MILEAGES:Cowfold 1 miles • London 45 miles • Brighton 15 miles • Horsham and Haywards Heath 9 milesA23/272 interchange 4 miles • Gatwick airport 17 miles

ACCOMMODATION IN BRIEF:Gratwicke Farmhouse comprises a delightfully rambling seven bedroomed Sussex Farmhousewith 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

SITUATIONThe farm lies about a mile south of Cowfold bythe A281 road to Partridge Green and Henfield.The Lodge Cottage is beside the drive entranceand Gratwicke Farmhouse has principal elevationsfacing south and east, overlooking its garden andan ornamental pond. It is set well back from theHenfield Road, at the end of a long mainlytarmac drive. The farm buildings are to the southof the drive.

HISTORICAL NOTEGratwicke takes its name from Saxon times andmost likely from “Grafet” Old English for a groveof trees. Given the verdant well treed landscapethis seems appropriate. Although added to in the18th and 19th centuries, its principal origins seemto be 15th/16th Century, but as there may havebeen an earlier dwelling before, so thefoundations (especially the cellar/undercroft) maybe older still. This house has been lived inprobably for about 500 years and is Listed GradeII. It has a number of interesting features – a finebeamed dining room with a very large inglenookfireplace (with smoking chamber above) – thestepped brick chimney stack at first floor level isbuilt in 2 inch bricks typical of Tudor/Elizabethantimes. The larder is marble lined. There arevarious rooms with original elm floor boards inthe first floor and attics. The Vendors are retiringafter owning the property for over 30 years.

DESCRIPTIONGRATWICKE FARM HOUSEThe house is constructed in brick and stone, parttile hung under clay tile and Horsham slab roofs.

Its principal aspects are south and east. The accommodation comprises:

Front door (S) to patio and pond.

Front Hall with stairs to first floor.

Cloakroom (N&E) three steps up, WC and handbasin part oak panelled.

Three steps up from Front Hall into

Drawing Room (S&W), exposed beams andfireplace with finely carved marble surround(available by separate negotiation).

Study/Library/Office with bay window (S),panelled pine fitted by Hallidays of Dorchesterwith carved pine book case and built in withcupboards under. Oak flooring.

Dining Room (E&S) glazed door(S) to Front Hall;door to Rear Hall (W). Fine exposed timbers and aclay tile floor. Magnificent Inglenook with 15’beam across the stone and brick fireplace with acavernous chimney and ham smokingcompartment above. Door to

Cellar, with flag floor, alcoves in walls and grilledwindow (S).

Kitchen (S&W) hand built oak units, twin sink withgreen Welsh slate drainer and waste disposal; gashob and two Miele electric built-in ovens withoverhead extractor. Four oven Aga, grill, built in

microwave. Separate double sink unit with wastedisposal, plumbing for dishwasher and built infridge unit. Cork floor tiles.

Rear Hall/Snug (W) Exposed beams, tiled floor,servants bell indicator.

Conservatory (W) lean to with glazed roof andtiled floor – boots area, coat cupboards andgarden flowers Belfast sink.

Utility Room (N&W) cork tiled floor, plumbed forwashing machine, sink with cupboards and worksurfaces. Leads to Lobby and back door (N) withclay tile floor. Main electric consumer unit fuseboxes. Walk in Larder with shelving and marblelined walls. Passage to:

Garden Room/farm office (N). Concrete floor.Door to garden, cupboard.

Airing cupboard with HW Tank and boiler controls.

Stairs up from Front Hall – divides to the right (S)another flight to the Landing

Master Bedroom 1 (S). Built-in wardrobes anddressing table with mirror and drawers. Cupboardsand drawers built either side of the alcove for the bed.

Bathroom 1 (E) en suite with Bath, shower, bidet,WC and hand basin; half tiled walls; medicinecupboards. Tiled floor.

Dressing Room /Bedroom 2 (S). Built-in wardrobesand shelves.

Stairs to large Attic room (N) above with oldfloorboards and sloping ceilings.

The paved area continues round to another pavedyard adjacent to the north east side of the house.Door to the boiler room and log store, with oilfired Grant boiler.

A wrought iron hand gate leads to the northgarden with lawns leading east to the kitchengarden, greenhouse, orchard and second pond.The orchard has medlar, apples and pears.

Lawns from the house and pond also extend eastpast two yew trees and a Eucalyptus, via stepsdown to a lower level terrace and more stepsleading to a hard tennis court and old swimmingpool, both in need of renovation, and lawns either side.

There is a Paddock to the north and east of thetennis court.

The drive down from the Henfield Road turns intothe grounds and leads up to a parking and turningarea enclosed by a brick wall (N), also screen theoil tanks (2500 litres and 1800 litres that arelinked) and a garage building to the west; this hasfour garages with up and over doors and aworkshop. Beyond this is a further tarmacced areaand three boxes in a timber and tile building.

West of the drive/turning area is a further lawnwith Ash, Cherry and Cedar trees.

At the drive entrance off the Henfield Road is:

Doors off landing to

Bedroom 4 (W). Folding doors and step up to

Bedroom 5 (W) or Sitting Room, with cupboardand fireplace, ideal for guests in Bedroom 4.

Bedroom 6 (E). Elm floorboards, exposed beamsand hand basin and wardrobes. Steps up to

Family Bathroom (N) with shower, bath, handbasin, and WC. Tiled floor, exposed beams andElizabethan stepped brick chimney stack. Stairs upto attic storage area above, possible children’sbedroom/play area or storage.

To west of the central landing, steps up toanother landing/passage with cupboard andaccess to the loft; door to en suite Bathroom ofBedroom 3. At the end of the passage is

Bedroom 7 (W&S) with en suite shower room, WC and handbasin.

OUTSIDEIn front(S) of the house is a flagstone path linkingthe east and south garden areas; this is partlyenclosed by a low wall with slit raised border withpillars and planters; the south elevation is wisteriaclad over the French doors out of the kitchen.

There is a gravelled area down to the pondbounded by flowers and shrubs and an oak tree.The patio leads round to the east side of thehouse, with a fig tree and a delightful rose gardenwith central gravel area and higher paved terraceand rose beds all enclosed by a semi-circular yew hedge.

From first stair, to left, landing (N); corridor toGallery room (E) with fine elm floorboards; leadson to central north/south landing passage withexposed beams and pargetting (lathe andplaster) and access door to smoking compartmentin chimney; step up to door to

Guest Bedroom 3 (S) with en suite Bathroom 2 (S)with shower, bath, WC and hand basin, part tiled.

Central landing passage (with stairs down to RearHall); door to attic stairs up to Attic Room(potential bedroom or playroom) with elm boardfloor, exposed beams, mansard window (E).

THE LODGEConstructed in Brick mostly tile hung under a tiledroof(boarded and felted).

Back door (E). Boiler room, oil fired centralheating and hot water. Lobby/ hall, withdownstairs WC (N).

Kitchen (S) with fitted units and sink unit(appliances belong to the occupier).

Dining Room (S) and (W). Cupboard.

Sitting Room (W) Inglenook fireplace and Bridgefire. Alcove and shelving.

Bedroom 1 (W) two cupboards

Bedroom 2 (W) cupboard with hot water tank andaccess to the loft.

Shower Room (E) with shower, WC and hand basin.

Bedroom 3 (S)

Outside - Garden to North and East with hedgeson three sides, weatherboard fence to the north.Parking space for two cars. Septic tank (sharedwith four cottages) in bottom of garden.

N.B. This cottage is occupied by the FarmManager who is a protected tenant under theRent Agriculture Act 1976.

THE FARM BUILDINGSSome of these buildings may have potential foralternative use - e.g. rural offices, equestrian/stud orstaff/holiday accommodation - subject to planning.

Covered Yard/ Barn 11.58m x 18.2m concreteportal frame, part concrete floor.

Covered yard/ Barn 14m x 18.2m concrete portalframe; earth floor.

Covered yard 18.2m x 14.7m with concrete floor,concrete block walls (believed to be reinforced)storing c. 350 tonnes grain on floor.

potential for conversion to a dwelling subject to planning

Former Cow shed - 8.5m x 22.9m brick walls andsteel frame with new steel sheet roofing; concretefloor and channels, windows – possible potentialfor stabling subject to planning.

Range of seven boxes/stores - 4.2m wide x 25mlong; brick and asbestos sheeted. Store - lean-toon S end.

Former Dairy – 2.85m x 8.48m, brick and cementfibre sheet now used as a chemical store.

THE LANDThe land north of the house is sloping gently east;to the east and south of the house the landslopes into a valley where the Cowfold Streamruns with two other shallow valleys runningroughly west to east from Lot 4 to the easternboundary formed by the Cowfold Stream. Theoverall undulations make for an attractive treedlandscape. Field sizes are suitable for arable orstock farming with strong hedgerows, shaws andcopses, but are little changed from the Tithe Mapof 1820.

Soils are typical of the Weald – clay loamsclassified Grade 3. Regular application of compostover the last few years has clearly improved soilconditions and yields.

NB The vendors are retaining a parcel of land,about 63 acres, north of Lot 4 – they may beprepared to let this additional arable land to thebuyer on an FBT – on terms etc to be agreed.

GENERAL INFORMATIONLOCAL INFORMATIONThe villages of Cowfold, Partridge Green andHenfield provide for day-to-day needs with arange of local shops, post office, village halls etc.More extensive shopping and recreationalfacilities are available in Horsham, Burgess Hilland Brighton & Hove.

There are several independent schools in theCounty including Ashdown House School,Brighton College, Cottesmore, Lancing, Roedean,Hurstierpoint and St Leonards – Mayfield School.There are state primary and secondary schools inand primary schools in Henfield and Horsham.

Theatre in Brighton and Chichester and opera at Glyndebourne.

Racing at Brighton, Goodwood, Plumpton,Fontwell, and Lingfield.

Golf courses at West Sussex (Pulborough), MidSussex, Devils Dyke, Pyecombe, Mannings Heath,Royal Ashdown, East Sussex National and manyothers within easy reach.

Hunting with the Chiddingfold, Leconfield andCowdray; South Down and Eridge Hunts.

Fishing, sailing and watersports at Bewl Waterand the coast at Brighton and Eastbourne.

SERVICESMains water and electricity. Private drainagesystems to both dwellings.

The supply to the house and buildings is 3 phase.

Oil tank c.5,000 litres (plastic modern tank bunded)

Open sided cattle shed - 5.8m x 19m, four bay,timber and corrugated iron sheeting.

Workshop -Timber Frame corrugated iron roof15.5m x 7.9m

Former silage clamp with steel uprights

Grain store - 15.7m x 7.5m with Launchbury graincleaner; door on north side,

Grain pit; concrete block walls 2.3m high andreinforced; stores circa 250 tonnes.

Elevator and Auger to 2 x 110 tonne galvanisedsteel and corrugated iron Brice Baker grain bins outside (S)

Three span Dutch Barn - 14.5m x 13.8m plus9.3m x 4.5m lean-to on N end with concrete floor,timber and steel walling; cement fibre andcorrugated iron cladding; central dividing wall.

Traditional Brick and tile old Granary - 5m x 7m;old timber floor holding loft above – may have

SPORTING RIGHTSThese are included with the freehold. There ispotential for a fun family shoot and duck flightingoff the various ponds. There are roe deer andmuntjac locally and there is a high seat on thefarm used for culling.

TIMBERAll standing timber on the property is included inthe sale.

MINERALSThese are included in so far as they are owned.

BOUNDARIESThe majority of boundaries go with the property.Unless otherwise indicated.

RIGHTS OF WAY, EASEMENTSAND WAYLEAVESThere are rights of way reserved over the track A,Bto C for the owners of Gratwicke Farm and LowerBarn and the buyer of Lot 3 will be granted rightsof way over the track M N to P for agricultural orequestrian purposes.

There some public rights of way- footpaths only-across parts of the farm. Details from the WestSussex County Council web site.

There are some electricity wayleaves crossingparts of the farm. Details may be available onData room.

The septic tank for the Lodge Cottage is alsoshared with four cottages to the north and theyshare pro rata the cost of cleaning maintenanceand repair.

PLANNINGThe property lies in an area designated as anarea outside the built up area (policy DC1 in theadopted Core Strategy) in Horsham DistrictCouncil’s Local plan, which is under review andprogrammed for adoption in 2015, subject to anEIP later this year.

Gratwicke farmhouse is listed Grade II – see listingin Data Room and related historical analysis.

Purchasers must rely on their own investigations,but we would draw your attention to the recentchanges in the General Development Order in thecontext of the use of redundant farm buildings –there are some buildings which might havepotential for alternative uses including equestrianor employment use.

The farm is not thought to be in an NVZ.

COUNCIL TAX AND OTHEROUTGOINGSGratwicke Farmhouse – Council Tax Band G

The Lodge – Council Tax Band E

Drainage rates on about 17 acres of landimmediately adjoining the Cowfold Stream in thesouth east part of the farm. The Annual Value is£334 and the cost in 2013 was £50.20.

LOCAL AUTHORITIESHorsham District Council, Park North, North Street, Horsham, West Sussex RH12 1RLt 01403 215100 www.horsham.gov.uk

West Sussex County Council, County Hall,Chichester PO19 1RQt 01243 777100 www.westsussex.gov.uk

SUBSIDIES AND GRANTSThe farm has a holding number and the vendorhas benefit of entitlements registered in his nameand these will be transferred to the buyer as partof the sale price apportioned if needs be betweenfreehold and leasehold land and land retained.The Vendor will undertake to use all reasonableendeavours to effect the transfer via the RPA rulesand RLE1 forms.

In 2013 the net payment received was just under£29,000 but this includes other land not beingsold. The Vendor has applied for SFP this year andreserves the right to receive the payment due inabout December 2014.

VATThe property is not opted to tax so no VAT will becharged except on any elements of tenant rightand any fuel in tanks, where VAT applies.

CROPPINGA majority of the land is in winter wheat – twovarieties Scout and Claire; usual rotation has been two wheats, then linseed beans or rape asbreak crops.

TENANT RIGHTThe purchaser will pay for any remaining fertilisersand sprays unused at cost, any cultivations postharvest at cost. There is a heap of compostestimated to be about 3000 tonnes already storedon the farm which the purchaser will agree to payfor at cost or valuation. It is organic status compliantand provides basic maintenance to a growing cropof wheat and acts as a beneficial soil conditioner.No charge will be made for RMVs or UMVs.

TENUREVacant possession of the house and freehold land oncompletion; The Lodge is subject to the protectedoccupancy of the Farm Manager under the provisionsof the Rent Agriculture Act 1976. He currentlyoccupies rent free under his contract of employment.

Lot 4 is rented on an assignable tenancy.

Once contracts have been exchanged, early entryfor post harvest cultivations will be allowed oncecrop and straw is cleared off the fields.

TUPEThe Farm Manager has been employed on thefarm for over 32 years; he will be taken on by thepurchaser under the Transfer of UndertakingsRegulations. Details of his employment can bemade available to the selected buyer. Thepurchaser will indemnify the Vendor is respect ofany redundancy payment that might arise.

LOTTINGThe property is offered for sale as a whole or in upto 4 lots or combinations of lots.

Reproduced from the Ordnance Survey map with the sanction of theController of H.M. Stationery Office Licence No. ES100004883 © CROWNCOPYRIGHT RESERVED. The plan is published for convenience only. Althoughit is thought to be correct its accuracy cannot be guaranteed and it does notform part of the contract. NOT TO SCALE.

TITLEThe freehold property has registered title. Furtherdetails will be available on the data room. There isa tenancy agreement for the leasehold land. Thetenancy can be assigned to the new owner underthe provisions of a 1941 lease.

SOLICITORSThomas Eggar, Belmont House, Station Way,Crawley, West Sussex RH10 1JAAttn James Turner e james.turner@thomaseggar.comt 01293 742853f 011293 742998 DX 85715 Crawley

POST CODERH13 8HL

DIRECTIONSFrom the A23 junction with the A272 take theA272 west to Billinghurst and Petersfield, afterabout three miles enter Cowfold and turn left(south) at the roundabout on A281 signed toPartridge Green and Henfield. The property will befound on the left after a group of cottages, aboutone mile south of Cowfold.

VIEWINGStrictly by appointment with the agents Smiths Gore.

DATE OF INFORMATIONParticulars - April/May2014.Photographs - September 2013 and April/May 2014.

Reproduced from the Ordnance Survey map with the sanction of the Controller of H.M.Stationery Office Licence No. ES100004883 © CROWN COPYRIGHT RESERVED. Theplan is published for convenience only. Although it is thought to be correct its accuracycannot be guaranteed and it does not form part of the contract. NOT TO SCALE.

IMPORTANT NOTICEWhilst 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 forguidance 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 orSmiths 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. Forconvenience 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 incorporatedwithin 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 Agencyt 01865 733300oxford@smithsgore.co.uk

t 020 7409 9490london@smithsgore.co.uk

t 01798 345980petworth@smithsgore.co.uk

smithsgore.co.uk