PAGES FARM M AY F I E L D • E A S T S U S S E X

PAGES FARM MAYFIELD • EAST SUSSEX • TN20 6ND

Mayfield 1 mile • Crowborough 6 miles • Wadhurst 7 miles • Tunbridge Wells 10 milesGatwick 45 minutes • Central London 55 miles • Ebbsfleet International (for Eurostar) 45 minutes

(Distances and times approximate)

A stunning farm set in rolling countryside with significant potential for a variety of uses. This farm is on the market

for the first time in 30 years.Grade II listed 16th century Farmhouse:

Entrance hall • Study • Drawing room • Reception hall • Sitting room • Garden room • Dining room Kitchen/breakfast room • Utility room • Laundry room • WC • Cellar

5 bedrooms • 2 bathrooms

Mature garden • Swimming pool • Tennis court

Sussex barn • Old stables/Coach house • Extensive farm buildings • 5 stables

Office Complex

2 bungalows currently let on Assured Shorthold Tenancies

37 acres of woodland, tracks and ponds

158 acres of grassland

In all about 195 acres (79 hectares)

SituationPages Farm is situated in the High Weald AONB and in a secluded rural position. The farm is ring fenced and approached up a long drive within a short distance of the historic village of Mayfield. At one time the village boasted the Summer Palace of the Archbishops of Canterbury. The Palace is now a renowned independent girls boarding and day school – St Leonards. The village has a selection of local shops serving all the usual day-to-day needs. Royal Tunbridge Wells, which is about 10 miles away, has extensive retail and recreational services.

Communications in the area are excellent with regular trains from Wadhurst and Tunbridge Wells to London. Gatwick

airport is 29 miles away and the coast at Eastbourne is about 22 miles. The surrounding countryside offers many recreational opportunities including golf at Piltdown, Crowborough Beacon, Royal Ashdown Forest, The Nevill Tunbridge Wells and East Sussex National Golf Club. There is sailing at Bewl Water and the South coast as well as horse-racing at Plumpton, Lingfield and Goodwood. Thriving village activities include The Mayfield Music Festival, Mayfield Tennis Club, The Film Society and The Historical Society. There is opera at Glyndebourne and theatres in Brighton and Eastbourne. The availability of independent schooling in East Sussex and West Kent is very good and most schools are serviced daily by minibus.

Pages Farmhouse Pages Farmhouse is a pretty, grade II listed, 16th century farmhouse constructed of stone, brick and timber, and tile hung above, under a tiled roof and arranged over three storeys. On the ground floor there are four principal reception rooms including a spacious drawing room and charming sitting room. Of particular note in the sitting room is the large inglenook fireplace. There is oak panelling in the hall. The garden room, situated next to the dining room, has French doors with fine far-reaching views over the garden and beyond. The kitchen is fitted with pine units and includes a four oven, oil fired Aga.

AccommodationOn the first floor there is a master bedroom with fitted wardrobes and an ensuite bathroom with a bath and a separate shower. In addition there are three further bedrooms (most of the bedrooms have oak beams and one has exposed old wooden floorboards), three WC’s and a family bathroom with a bath and separate shower. On the second floor there is one attic bedroom, and a separate WC.

Pages FarmhouseApproximate Gross Internal Floor Area

312.6 sq.m (3364 sq.ft.)

For Identification Purposes Only. Not to scale.

Ground Floor First Floor

Second Floor

Cellar

Gardens and GroundsTo the front and side of Pages Farmhouse are the most beautiful mature gardens. Hidden in a sunken garden is a heated swimming pool with a “Polaris” self-cleaning system. Further to the south west is an impressive “astro-turf” tennis court. There are numerous outbuildings in the vicinity of the garden including a pool house and a coach house which has potential for a range of uses.

Bungalows There are two bungalows, each having two/three bedrooms and which are currently let onAssured Shorthold Tenancies. One of the bungalows has recently been refurbished.

Farm BuildingsPages Farm has an impressive array of farm buildings. There is a large farm office building (marked 5 on buildings plan), divided into three rooms. A former dairy (marked 7 on buildings plan) currently used for garaging and stores, together with a range of stables (marked 6 on buildings plan). There is a Sussex barn, with a substantial timber frame which could be suitable for conversion subject to the necessary permissions.

Beyond these immediate buildings are an extensive array of more modern farm buildings:

1 Covered Cattle Yard (22.8 metres x 21.2 metres)

Concrete framed, concrete floor, block lower walling, automatic drinkers together with a central feed passage.

2 Straw Shed (22.8 metres x 8.6 metres) Concrete framed, open sided straw shed.

3 Machinery Store and two covered sileage clamps (24.5 metres x 9 metres), (8.2 metres x 17.6 metres), (8.4 metres x 17.6 metres).

4 Cattle Building (22.6 metres x 24 metres) Concrete framed, concrete block walled cattle building

divided into three.

This plan is published for the convenience of the purchaser only. Its accuracy is not guaranteed and it is expressly excluded from any contract. Based on Ordnance Survey 1:2,500 mapping with the permission of the Controller of HMSO © Crown Copyright Licence No ES 100018525Not to Scale. Drawing No. P7534-02 | Date 13.05.16

The Old DairyNot shown in actual location/orientation

The Old DairyNot shown in actual location/orientation

Pool HouseNot shown in actual location/orientation

Sussex BarnNot shown in actual location/orientation

Farm buildingsApproximate Gross Internal Floor Area

The Old Dairy : 425.2 sq.m (4576 sq.ft.)Pool House : 9.2 sq.m (99 sq.ft.)

Office : 78.1 sq.m (840 sq.ft.)The Coach House : 64.8 sq.m (697 sq.ft.)

Outbuilding : 42.9 sq.m (461 sq.ft.)

For Identification Purposes Only. Not to scale.

OfficeNot shown in actual location/orientation

The Coach HouseNot shown in actual location/orientation

OutbuildingNot shown in actual location/orientation

Land The land at Pages Farm is ring fenced, undulating and particularly beautiful. The grassland is productive and is divided into 16 principle named fields totalling about 158 acres. Interspersed throughout the land are pretty areas of woodland and shelter belts together with a number of ponds totalling acreage of about 37 acres. The southern end of the land is bordered by the river Rother into which tree streams from the farm flow. Between Brook and Cinder fields there is a wooden bridge and adjacent to that bridge wild garlic grows. Elsewhere on the farm orchids, violets, primroses and bluebells are to be seen. Towards the east of the land in the Cathedral Field is a redundant farm building.

General Remarks and StipulationsLocal AuthorityWealden District Council

Council Tax Pages Farmhouse band G1 Pages Farm Bungalow band C2 Pages Farm Bungalow band C

VATAny guide price quoted or discussed are exclusive of VAT in the event that that sale of a 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.

EPCThe EPC’s for the cottages are attached to the brochure. Pages Farmhouse – as a listed building – does not require an EPC. If the EPC’s have become detached please contact the selling agents.

Method of SaleThe property is offered for sale freehold with the benefit of vacant possession, save for the two Assured Shorthold Tenancies of the cottages.

Basic Payment SchemeThe land is registered on the Rural Land Register with the entitlements established and claimed under the Basic Payment Scheme. The payment for the current scheme year (2016) will be retained by the vendor. The vendor will use all reasonable endeavours to transfer sufficient entitlements to the purchaser.

Entry Level SchemePages Farm previously had an ELS scheme in place. This has now come to an end.

Sporting, Timber and Mineral RightsThe sporting, timber and mineral rights as far as they are owned are included in the freehold sale.

A21

A20

A20A21 A2A210

A2213

A102

A11

A21

A25

A22A23

Caln

Marlborough

Swindon

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Newbury

Reading

Guildford

Oxford

Brighton

Kingston-upon-Thames

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Andover

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Crediton

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PaigntonTotnes

Shepton Mallet

Frome

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WokingEpsom

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Bicester

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Romsey

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Totton

Lyndhurst

BeaulieuBrockenhurst

Swanage

Stockbridge

Ryde

Shanklin

NewportPoole

Havant

Fareham

Cowes

A361

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A420

A40

A40

A40

A346

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A338

A303

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A338

New Forest

DartmoorNational Park

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A35

A337

A326

A326

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A31A31

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A377

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A39A361

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A39A395

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A38A380

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A303

A34

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A329

A34

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A34A31

A325A287

A287

A33

A33

A286

A286

A286

A283

A283

A283

A285

A31

A31

A322

A322

A3095

A321

A332

A329

A329M

A308

A308

A308

A413

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A413

A41

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A41A34

A34

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A5

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A505

A4010

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A308

A316 A205A30

A4A4

A40A40

A331

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A32

A3

A3

A3

A3

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A3

A243

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A24

A240

A217

A217

A3

A272

A32

A339

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A32

A3054

A3054A3020

A3020A3056

A3055

A272

A272

A272

A360

A360

A342

A342A345

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A350

A429

A429

A4

A4

A361

M4

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M4 M4

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M4 M4

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M1

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M1

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M25

M3

M3

M27

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M27

M27

M27

M275

A3M

Bristol Airport

GatwickAirport

HeathrowAirport

A3090

A3057

A30

A30

A343

LeightonBuzzard

Thame

ExmoorNational Park

Newquay Airport

Tanzarra

Exeter Airport

Sunningdale

Sherborne

Cirencester

Cheltenham

Gloucester

Lechlade-on-Thames

M5

M5

M5

M5

M5

M5

M5

Stow-on-the-Wold

Burford

Chipping Norton

Banbury

M23

M25

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M25

M11

M11

M11

M11

M11

M11

M26 M26 M20

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M20

M20

A1 (M)

A1 (M)

A1 (M)

M2

M2M2

M2M2

M20

M25

Devizes

Melksham

Trowbridge

Westbury

Amesbury

Warminster

Newbury

Basingstoke

Winchester

Aldershot

Farnborough

Salisbury

Alton

Haslemere

High Wycombe

Alresford

Bishops Waltham

Ascot

Bagshot

Pinner

Ruislip

Amersham

Wokingham

Shaftesbury

Blandford Forum

WimborneMinster

Ringwood

Kingsclere

Lymington

Havant

A361

A361

A346

A420

A420A419

A420

A40

A40

A40

A346

A338

A338

A303

A303

A354

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A354

A338

A338

New Forest

A36

A36

A31

A35

A35

A35

A337

A326

A326

A31

A31A31

A36

A36

A36

A46

A46

A433

A303

A303

A39A361

A361

A361

A37

A37

A37A38

A4

A4

A38

A38

A37

A37

A37

A37

A35

A35 A35

A35

A35

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A350

A350

A303

A34

A34

A329

A34

A34A31

A325A287

A287

A33

A33

A286

A286

A286

A283

A283

A283

A285

A31

A31

A322

A321

A332

A329

A329M

A308

A308

A308

A413

A413

A41

A41

A41A34

A34

A44

A44

A44

A418

A41

A5

A6

A5

A5

A505

A4010

A4010

A404

A404

A404

A308

A316 A205A30

A4A4

A40A40

A331

A30

A339

A31

A3

A3A27

A27

A27 A27

A32

A3

A3

A3

A3

A3

A3

A243

A24

A24

A240

A217

A217

A3

A272

A32

A339

A32

A32

A3054

A3054A3020

A3020A3056

A3055

A272

A272

A272

A360

A360

A342

A342A345

A345

A350

A350

A350

A429

A429

A4

A4

A361

M4

M5

M5

M5

M5M4

M4

M4

M48

M48

M49

M32

M4

M4

M4

M40

M40

M40

M40

M40

M4

M4 M4

M4

M4

M4

M3

M3

M3

M3M3

M25

M25

M25

M25

M25

M1

M1

M1

M1

M25

M25

M25

M3

M3

M27

M27

M27

M27

M27

M275

A3M

SouthamptonAirport

BournemouthAirport

A3090

A3057

A30

A30

A343

Thame

M1

M25

A22

A22

A22

A264

A22

A22

A26

A272A272

A272

A228

A26

A26

A21A2014 A228

A228

A21

A21

A21

A21

A229

A259

A259A259

A22

A27A27

A22

A26

A26

A27

A229

A229

A229

A229 A249

A249A228

A2

A282A1089

A13

A13

A12A12

A12

A117

A1020

A102A201A2

A3

A214A205

A3216A203

A3212

A5

A41

A4A406

A217

A13

A130

A130

A130

A12

A12

A114

A130

A414

A414A10A414

A602

A602

A10 A120 A120

A1184A1184

A120A120

A131

B1256

A120

A131

A120

A12

A120

A12

A414

A127

A12

A12

A20

A232

A120A120

A133

A120

London

Brentford

Bromley

StratfordIlford

Dagenham

Rainham

Dartford

Gillingham

Faversham

Ashford

Maidstone

Tonbridge

Royal Tunbridge Wells

Crowborough

HeathfieldUckfield

HastingsBexhill-on-Sea

Eastbourne

Lewes

Newhaven Litlington

HaywardsHeath

East Grinstead

Sevenoaks

Oxted

Stevenage

EnfieldBarnet

HoddesdonHarlow

Chelmsford

Braintree

Witham

South Woodham Ferrers

Wickford

Leigh-on-Sea

Basildon

Billericay

Gravesend

A24

Petworth

Billinghurst

A272

A24

A264

Crawley

A23

A23

A27

A28

A28

Felixstowe

Margate

Ramsgate

Dover

Canterbury

A2

A28

A2

A256

A256

A299

A299

A253

FarnboroughAirport

M5

M5

A417

A361

A361

A417

A361

Bruton

Castle Cary

A40

A44

M40

Mayfield

Cranbrook

RobertsbridgePAGES FARM

Easements, Wayleaves and Rights of WayThe property is offered as appropriate with rights of way either public or private, wayleaves, easements and other rights of way whether these are specifically referred to or not. There are two public rights of way over the farm, for further information please contact the selling agents. The farm is accessed from the South East, by a vehicular right of way shaded pink on the sales plan.

Plans, Areas and SchedulesThese are based on the Ordnance Survey and are for reference only. They have been checked and completed by the vendor’s agents and the purchaser will be deemed to satisfy themselves as to the description of the property. Any error or mis-statement shall not annul the sale nor entitle either party to compensation in respect thereof.

ServicesMains water, electricity and private drainage.

Fixtures and FittingsAll fixtures, fittings and chattels whether referred to or not are specifically excluded from the sale, including carpets, curtains, light fittings, freestanding domestic and electrical items, garden machinery and agricultural machinery.

Directions (Postcode TN20 6ND)From London and the M25, take the A21 (J5 of the M25) and then A26 to Tunbridge Wells. In Tunbridge Wells take the A267 towards Eastbourne. Pass through Frant on the A267 then Mark Cross before reaching the Mayfield by-pass. Approximately 150m before the roundabout at the end of the bypass turn right into Fir Toll Road. After approximately 300m you will find the drive to Pages Farm on the right.

ViewingsAll viewings are strictly by appointment with vendor’s agents.

Important notice Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP or Strutt and Parker in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor Strutt and Parker has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s). Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct. VAT: The VAT position relating to the property may change without notice.

Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.

Photographs Dated: May 2016. Particulars Dated: May 2016. Kingfisher Print and Design. 01803 867087.

Knight Frank LLP – Country Department55 Baker StreetLondonW1U 8ANTel: +44 (0) 20 7861 1069george.bramley@knightfrank.com

Knight Frank LLP – Tunbridge Wells Office Churchill House, 85 Mount Pleasant StreetRoyal Tunbridge Wells, KentTN1 1PXTel: +44 (0) 1892 515035rupert.connell@knightfrank.com

www.knightfrank.co.uk

Strutt and Parker – Country Department13 Hill StreetLondon W1J 5LQTel: +44 (0) 207 318 4668matthew.sudlow@struttandparker.com

Strutt and Parker – Lewes Office201 High Street LewesBN7 2NRTel +44 (0) 1273 475411tim.page.ratcliff@struttandparker.com

www.struttandparker.com

Home

Cathedral

Holly

Warren

Angle Barn

Pritchards Folly

Horse

Jersey

Queenies

Baker

7 Acres West

7 Acres East

13 acres

10 acres

Cinder & Husk

Brook

1598

2.85 ha

7.04

2935

5.28 ha

13.06

5321

4.55 ha

11.253019

3.43 ha

8.48

1611

0.24 ha

0.60

3963

5.16 ha

12.74

2672

1.36 ha

3.37

1693

8.40 ha

20.77

1148

5.74 ha

14.18

8861

4.37 ha

10.80

7015

6.14 ha

15.17

9831

1.08 ha

2.66 1229

1.22 ha

3.02

9012

3.46 ha

8.55

0105

2.69 ha

6.65

8492

3.15 ha

7.79

8237

4.05 ha

10.00

Pages Farm, Mayfield

This plan is published for the convenience of the purchaseronly. Its accuracy is not guaranteed and it is expresslyexcluded from any contract.

Based on Ordnance Survey 1:2,500 mapping with thepermission of the Controller of HMSO © Crown CopyrightLicence No ES 100018525

Not to Scale. Drawing No. P7534-07 | Date 17.05.16

Key

Vehicular AccessPedestrian Access