A well located Downland farm comprising a pretty detached Farmhouse (Subject to AOC), Buildings with B8 Storage Use, Farmland, Woodland and Lakes extending in all to some 137.77acres (55.75 hectares) located in the Kent Downs Area of Outstanding Natural Beauty
VIEWING: Strictly by appointment with the selling agents Lambert & Foster’s Paddock Wood Office (01892 832325).
DIRECTIONS: The postcode of the property is TN14 5JT. From Junction 5 of the M25 to the A21 turn off onto the A25 east heading through Riverhead. Continue to the main junction at the A225 Bat and Ball traffic lights and turn left towards Otford. At the pond in Otford, turn left and proceed for about 1 mile. Turn right into Twitton Lane passing The Rising Sun public house. At the T-junction turn right onto Filston Lane and continue for 300 yards and turn right into the farm drive.
SITUATION: Sepham Farm is located midway between the villages of Shoreham and Otford, both offering excellent village amenities. Further educational, recreational and shopping facilities are provided in the town of Sevenoaks some 4 miles to the south.
There is a fast mainline railway service to Central London stations from nearby Otford and Sevenoaks. The M25 is located to the west of the property and the M26 to the south providing onward connections to the national motorway network.
FLOOR PLANS: Floor plans for the Farmhouse are included.
SUMMARY: Sepham Farm is in an enviable location and comprises a ring fenced residential farm with the potential for diversified income streams from the commercial lettings of the buildings and of the lakes and woodland. The house and buildings lie central to the farmland which mainly comprises good quality Grade III arable and pasture land.
DESCRIPTION: Approached off Filston Lane over a shared driveway the Farmhouse was converted in the 1970’s and later extended in the early 1990’s from a traditional farm stable and now presents spacious family accommodation. Of traditional brick construction it has a pitched clay tiled roof with accommodation on the ground floor with Entrance Hall with Cloakroom with WC and sink, Kitchen with fitted ground and wall units leading to Utility Room, open plan Dining Room and Sitting Room with fitted woodburner and second Sitting Room with French Windows opening to area approved for a new Conservatory. Shower Room and WC and ground floor Office. The accommodation is in two sections on the first floor. Stairs lead to a first floor Landing with four Bedrooms and a family Bathroom, and a second staircase leads to a fifth Bedroom located in the western part of the house. The house has exceptional views across its own gardens and farmland to the north. It would benefit from general modernisation and updating throughout.
There is a large front and rear garden with enclosed Tennis Court. To the side and front is a detached garage, lawn and parking area. It is accessed initially over a shared driveway which also leads on to adjacent residential dwellings.
This extends in all to some 137.77 acres (55.75 hectares) and this comprises Grade II and Grade III arable farmland as classified on the DEFRA Agricultural Land Classification Map and Soilscape identifies the land as freely draining, lime rich, loamy soils. In addition there is 11 acres of conservation orchards, 11 acres of beautiful landscaped woodland including two lakes totalling about 2 acres on the eastern side of the farm. The balance of the acreage comprises 4 acres of trackways, gardens, shaws and yards. The lakes have been previously let and located on the site is a small Fisherman's Hut which has electricity connected. The farmland has long road frontages to Twitton Lane along its southern boundary and Filston Lane along its western boundary.
SEPHAM FARM BUILDINGS
A range of former farm buildings extending to about 8230 ft2 (764 m2)of traditional Dutch Barn construction with lean-tos to both side elevations. It is of steel frame construction with a mixture of corrugated fibre cement and steel sheeting with box profile cladding to elevations and roof with a concrete floor. The building has a number of roller shutter door access points and stands in a mainly concreted yard of about 0.38 acres with a small monopitched store.
Sevenoaks District Council granted a Certificate of Lawful Existing Use/Development on 16th October 2017 for the use of existing building for Class B8 Commercial Storage Purposes. Sevenoaks District Council reference SE/17/02497/LDCEX. This consent applies to the majority of the farm building.
Sepham Farm Stables is subject to an Agricultural Occupancy Planning Restriction Reference SW5/71/628.
Copy documents are available on request.
Part of the Dutch Barn is currently let to a landscaping company and further details of the areas concerning rent are available on request. The current Tenancy is excluded from the provisions of the 1954 Landlord and Tenant Act. The remainder of the building is currently vacant.
RATING AND COUNCIL TAX
The building is rated as three separate units each having an individual rateable value of £11,000 per annum (a total for the building of £33,000 per annum), so potentially could be let to occupiers benefiting from a Small Business Rate exemption (subject to other criteria being met).
Sepham Farm Stable is in Band F.
A sale contract will include a clause reserving to the seller 25% of any increase in value in the event of residential development being approved on the site of the farm buildings and yard within 25 years of completion.
The 2019 arable crops have been established by a local farmer on a contract basis and the purchaser will be required to pay an ongoing Tenant Right Valuation for the cost of works to the date of purchase.
INFORMATION FOR PROSPECTIVE PURCHASERS
A supply is connected to the farm from Twitton Lane on a single supply which spurs off to supply a number of residential properties in the Sepham Farm complex.
The Sepham Farmhouse and Farm Buildings have metered electrical supplies.
A main drain runs through the farm and the residential properties around the farm complex have a joint connection linking their drains to the main drain.
RIGHTS OF WAY AND FOOTPATHS: The routes of public rights of way passing over the farm are indicated on the sale plan. All lots are sold subject to existing wayleaves and easements.
BASIC PAYMENT SCHEME: Appropriate Basic Payment Scheme Entitlements will be transferred as part of the agreed sale price on completion to the purchasers, subject to the purchaser contributing £250 plus VAT for the cost of the transfer.
LOCAL AUTHORITY: Sevenoaks District Council, The Council Offices, Argyle Road, Sevenoaks Kent TN13 1HG. Tel: 01732 227 000.
DESIGNATIONS: Sepham Farm is within the Kent Downs Area of Outstanding Natural Beauty and Metropolitan Green Belt. The farmland on the east side has a small area designated as Traditional Orchards and part of a Priority Habitat.
NOTE: The vendors also own No: 1 Sepham Farm Cottage which is located on the farm driveway which is a semi-detached three bedroom cottage currently let on an Assured Shorthold Tenancy but is available by separate negotiation.
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.
ANTI MONEY LAUNDERING COMPLIANCE (AML): The Money Laundering, Terrorist Financing and Transfer of Funds (Information of the Payer) Regulations 2017 came into force on 26 June 2017. This now requires us to conduct due diligence on property purchasers. Once their offer has been accepted, the prospective purchaser(s) will need to provide, as a minimum, proof of identity and residence and proof of funds for the purchase, before the transaction can proceed.
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