DIRECTIONS: The postcode of the property is TN27 8PN. From the centre of Headcorn Village head south on the A274 and as you leave the village, take the left hand turning before the railway bridge (Smarden Road). Follow the road which runs parallel to the railway and having passed under the railway bridge after the next left hand turn the entrance to the farm will be seen after a short distance on the right hand side. SITUATION: Duckies Farm is located on the western outskirts of the Parish of Smarden in the Weald of Kent. Whilst enjoying the rural position it has convenient access to nearby Headcorn, some 2.3 miles to the west with its regular rail services to Central London Stations in around 1 hour and 10 minutes. Ashford and Maidstone with their full range of social, recreational and educational amenities are 11.4 miles and 12 miles distance respectively. There is an excellent choice of schools at Primary and Secondary level in both the private and state sector in Maidstone and Ashford. VIEWING: Strictly by appointment with our Cranbrook Office (01580) 712888. LOCAL AUTHORITY: Ashford Borough Council, Civic Centre, Tannery Lane, Ashford, Kent TN23 1PL. Telephone (01233) 331111. www.ashford.gov.uk. SERVICES: Lot 1 - Single phase electricity, water and private drainage are connected to the farmhouse. Lot 2 - Mains water and electricity are available adjacent to the site. Purchasers will need to make their own enquiries as to the suitability and availability of local connections.
LOT 1—DUCKIES FARMHOUSE, OAST FOR CONVERSION WITH LAND EXTENDING TO 11.03 ACRES Duckies Farmhouse is an individual detached traditional style farmhouse presenting mixed elevations of brick and rendering, with exposed timbers, beneath a pitched tiled roof. The well proportioned character accommodation is arranged over two floors with features including internal oak joinery and oak latched internal doors. The front door opens into an enclosed porch and into a reception hall with flagstone floor and freestanding wood burning stove. A sitting room with feature inglenook style fireplace housing wood burning stove, enjoys a triple aspect with fine views out across the garden, pond and neighbouring fields. The dining room has an oak floor and French windows opening out onto the patio. The kitchen/breakfast room is comprehensively fitted by J M Interiors of Frittenden including oak base and eye level cupboards and drawers, electric three oven Aga range, integrated appliances including AEG halogen hob, electric fan assisted oven and dishwasher, slate tiled floor. A useful utility room and cloakroom are accessed off the kitchen/breakfast room. An oak staircase leads up to the first floor landing with oak floor. Four bedrooms include a master bedroom enjoying fine views across neighbouring countryside with an en-suite shower room fitted with a modern white suite. Bedrooms two, three and four are served by a family bathroom fitted with a modern white suite. Gardens & Grounds: A pressed gravel drive leads down to an impressive circular drive, with central ornamental pond with fountain feature, providing ample vehicular parking. A four bay garage building (13.39m x 6.28m), with three manual and one electric up and over doors. The neatly tended lawn gardens run out to the rear and sides punctuated with trees including Jamaican silver birch, cherry tree and malice trees, paved patio and pergola. Feature pond with jetty and summerhouse. The land attaching to the farmhouse extends in all to some 11.03 acres and comprises level pasture land within the view of the farmhouse on its southern side. EPC rating C. Council Tax Band G. THE OAST HOUSE The Oast House (ground floor footprint approx. 940 sq ft (88 sq m) is located on the immediate north western side of the farmhouse and comprises a traditional single roundel Kentish Oast House of brick construction with weatherboard elevations under a tiled roof. It overlooks an attractive pond on its western side and borders the side and rear garden of Duckies Farmhouse enjoying lovely views over its own adjoining land. Planning Consent was granted for the conversion of the Oast House to a Holiday Let by Ashford Borough Council reference 16/00715 (subject to conditions) on 1st November 2016. The approved accommodation on the ground floor comprises an entrance hall and cloakroom in the roundel connecting to an open plan living room and kitchen. Stairs in the roundel lead to a first floor with 2 bedrooms connected by a galleried landing and a shower room in the roundel.
LOT 2—DUCKIES FARM BUILDINGS. A range of former farm buildings with permitted Change of Use to 2 attached dwellings together with land extending to 1.68 acres. Approached over the shared driveway with Duckies Farmhouse, the buildings enjoy a lovely outlook over the farm pond and adjacent farmland. The buildings are in three sections described below. The Old Stable Comprising: A— A Four Bay Store (12.35m x 6.14m) of brick construction with a paved floor. B—The Farm Store (13.82m x 5.57m) a three bay concrete portal frame attached farm building under a pitched corrugated fibre cement roof with similar cladding to eaves, part block retaining walls. The permitted Change of Use shows the following accommodation of Entrance Hall with 2 Bedrooms each with En-Suite facilities and a large open plan Kitchen/Living Room. Approx. floor area 1,960 sq ft (182 sq m). Car parking is shown on the northern side of the building. The accommodation overlooks the land to the west. The Barn C—The Farm Store (18.1m x 7.43m) a ten bay concrete portal frame building with brick retaining walls under a corrugated fibre cement roof with similar cladding to eaves. The permitted Change of Use shows accommodation of Master Bedroom with En-Suite facilities, a 2nd Bedroom, Family Bathroom and open plan living area with Cloakroom and Utility Room. Approx. floor area is 1,370 sq ft (127 sq m). Car parking is shown on the southern side of the building. In addition to the approved garden curtilages, agricultural land is included within the sale, the total land area extending to 1.68 acres. Part borders the farm pond included within Lot 1 and has frontage to the Smarden Road on its northern boundary. Planning: Prior Approval for the Change of Use of the existing agricultural buildings and land within their curtilage to 2 residential dwellings with associated operational development was approved by Ashford Borough Council Ref 16/01032/AS (subject to conditions) on 23rd August 2016 Copies of the approved plans are available on request or can be downloaded from the Lambert & Foster website or the Ashford Borough Council website. PARTICULARS, PLANS AND SCHEDULES: The particulars and acreages stated therein, together with the plans are believed but not guaranteed to be correct. They are given by the Agents to assist viewers but are specifically excluded from any contract and prospective purchasers must satisfy themselves as to the information contained therein.
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