The property is situated to the east of Peter James Lane approximately one and half miles to the north west of Fairlight Cove. The coastal town of Hastings with extensive day-to-day shopping facilities is approximately three and half miles to the south west.
Ore Railway Station with services to London is two and a half miles to the west.
Cherry Garden Farm is situated in the High Weald Area of Outstanding Natural Beauty and has been within the same family ownership since the late 1800s.
The farmhouse known as “Fields Barn”, was converted in the early 1990s by the current owners and is situated to the east of the driveway. The dwelling comprises a detached converted Sussex Barn of stone, brick and timber frame construction with timber cladding and a slate and tile roof.
Internally, the property has a wealth of exposed beams and the accommodation is arranged as follows:
Hallway with storage cupboard, stairs to first floor and doors to:
Living Room with woodburner and timber and glazed door to Rear Patio and Garden.
Master Bedroom (Double) with fitted wardrobes, door to outside and En-Suite with part tiled walls, WC, wash basin and bath.
Kitchen/Breakfast Room with airing cupboard containing hot water cylinder, oil-fired Aga, laminate floor, tiled worktop with stainless steel sink and fitted units above and below and door to:
Utility Room with two doors to outside, stainless steel sink, tiled floor and timber door to:
Family Room with door to garden and adjacent Workshop (accessible from outside).
From the Hallway, a further door leads to the:
Shower Room with WC, electric shower (wet room), wash basin and heated towel rail, arranged for use by a disabled person.
From the Hallway, steps lead down to the:
Dining Room with door to:
From the Hallway, a staircase leads to a Galleried Landing with door to:
Bedroom 2 (double) with fitted wardrobe and door to En-suite with shower, WC and wash basin.
A further staircase from the Hallway leads to Bedroom 3 (double). Please note, there is a very low beam in the centre of the room.
The property is set within good-sized gardens backing on to open farmland with areas of lawn interspersed with shrubs, trees and a garden pond.
To the rear of the property is a patio area and to the front is a large paved parking area with a cart barn, with two open-fronted parking bays, which is attached to the main house.
Cherry Garden Farm extends to a total of approximately 74.95 acres (30.33 hectares) including approximately 56 acres of arable and temporary grass, 15 acres of permanent pasture and 1.5 acres of woodland shaws interspersed across the property.
BASIC PAYMENT SCHEME
The property has an eligible area of approximately 28.83 hectares. 28.1 BPS entitlements are held by the Vendor and these are included in the sale.
The farmyard and buildings are situated to the north-east and west of Fields Barn and are summarised below with approximate measurements:
The Granary (31′ x 26′)
A period building of brick construction beneath a tiled roof with hardcore floor and small adjacent lean-to.
General Purpose Barn (34′ x 94′)
A three-bay “Atcost” barn of concrete portal frame construction with two additional steel portal framed bays and with a lean-to to the southern elevation.
This building has an asbestos cement roof with principally open sides and contains four sectional timber stables, and general storage areas.
Within this building is also an insulated former Butchery, divided into three areas including a sectional cold room (available by separate negotiation).
Covered Yard (30′ x 75′)
A five-bay galvanised steel portal framed building, beneath an asbestos cement roof, with chalk floor, concrete blockwork walls and Yorkshire board cladding to the northern elevation and both ends and diagonal feed barrier to the southern elevation.
Galvanised Circular Grain Silo (not in use)
It is understood that the property is connected to mains electricity and water and is served by a private drainage system.
The principal access to Fields Barn and the farmyard is over a driveway from Peter James Lane. Please note, there is a restrictive covenant stipulating that this access cannot be used “for any business other than agricultural business, and in particular not to a farm shop, farmers' market, nursery, garden centre or anything to which the public at large are admitted”. There are a further four access points to the property two from Peter James Lane and two from Rosemary Lane.
Cherry Garden Farm is offered for sale freehold with vacant possession available upon completion, save for the arable land which is occupied by a third party under a cropping licence until Autumn 2019. Please note, the land subject to the cropping licence is hatched orange on the boundary plan.
Rother District Council – Council Tax Band F
Please note that Fields Barn was converted under Planning Reference RR/89/1505/P and is subject to a S.106 Agreement containing an Agricultural Occupancy Condition and a non-severance clause.
The four sectional timber stables within the General Purpose Barn have planning consent (subject to conditions) for livery use by four livery tenants under planning reference RR/2016/2958/P.
Please contact the Agent for further information.
The property will be sold subject to an Overage Agreement for a period of 30 years whereby, in the event of planning consent being obtained for further residential use, a payment of 30% of the uplift in value attributable to any planning consent will be payable to the vendors, their heirs or assigns.
EPC – BAND F
FIXTURES AND FITTINGS
The fixtures and fittings mentioned in the description of the property will be included in the sale. All other fixtures and fittings are to be excluded but may be available for sale by separate negotiation.
From Fairlight Village Hall head west on Broadway and turn right onto Waites Lane. Continue along Waites Lane for a quarter of a mile and turn left onto Battery Hill. Head out of town for half a mile and turn right onto Peter James Lane. Continue down Peter James Lane for half a mile and the driveway to the property will be found on the right-hand side. Follow the driveway round past Cherry Garden Farmhouse and Fields Barn is situated on the right-hand side.
EASEMENTS, WAYLEAVES AND RIGHTS OF WAY
A number of public footpaths cross the property.
Please note, the properties known as Cork House and Cherry Garden Farmhouse have Rights of Way over the access tracks shown on the Boundary Plan shaded green and blue respectively.
The property is sold subject to and with the benefit of all existing rights of way, whether public or private, including rights of way, supply drainage, water and electricity supplies for other rights, covenants, restrictions and obligations, quasi-easements and all wayleaves whether referred to or not within these particulars.
The acreages quoted are for guidance purposes only and are given without responsibility. Any intending purchasers should not rely upon them as statement or representation of fact and must satisfy themselves by inspection or otherwise.
The plans provided are for identification purposes only and purchasers should satisfy themselves on the location of external or internal boundaries prior to offering.
ANTI-MONEY LAUNDERING REGULATIONS
In accordance with Anti-Money Laundering Regulations, we are now required to obtain proof of identification for all purchasers. BTF employs the services of Smartsearch to verify the identity and address of purchasers.
Peter James Lane, Fairlight TN35