For sale by public online auction is this Grade II Listed farmhouse with planning permission to extend

FOR SALE BY ONLINE PUBLIC AUCTION - Wednesday 8th March 2023 at 6pm
Substantial and imposing Grade II Listed Farmhouse with full planning permission to extend further, if required, to add a one and a half storey extension, replacing the attached farm office building at the rear
Gables Farm offers an incredible opportunity to create a comfortable family home measuring approximately 4,006 sq.ft. with the overall plot providing scope to create beautifully landscaped gardens leading down to a stream, which abuts the rear boundary
The property oozes with character, having many original features such as exposed timbers, beams, floorboards, an imposing inglenook fireplace situated in the dining room, and five further stone fireplaces, stone mullioned windows, window seats and flagstone flooring, with a central ceiling beam in the sitting room believed to have come from a ship predating the house by many years

PROPERTY DESCRIPTION
The property provides highly flexible accommodation throughout with potential for numerous reception rooms, including a separate sitting room, dining hall, family room, study/home office, gym, and an impressive kitchen/breakfast room with adjoining utility room
To the first floor there is potential for up to eight bedrooms situated over two floors, with two of the bedrooms enjoying en-suite shower rooms and the remainder being serviced by a large family bathroom, as illustrated on the floor plan; further en-suites could be added, subject to re-configuration and listed building consent
Extensive works have already commenced to rebuild the original gable wall, restoring the dormer windows and chimney, overhauling the roof and strengthening one of the main supporting beams; the kitchen and bathrooms have been removed and a secondary stairwell will need to be added, to reach the attic rooms, with their full-vaulted ceilings and exposed A-frame
Gable Farm is one of the oldest properties in the village, with the original building dating back to the mid 17th Century; it is in a slightly elevation position in the centre of the village with an enclosed front garden; it is a handsome house of mellow stone with a slate roof and Victorian and more recent extensions to the side and rear which need to be fully completed

PLANNING
Stratford upon Avon Council have granted the following:
15/00512/FUL - dated 01/05/20115 - Permission with conditions: Proposed demolition of single storey rear extension and replacement with one and a half storey stone rear extension and two storey brick extension (please refer to the above planning reference for further detail)
15/00510/LBC - dated 01/05/2015 - Listed Building Consent Approved: Proposed demolition of single storey rear extension and replacement with one and a half stone rear extension and two storey brick elevation (please refer to the above planning reference for further detail)
15/00510/FUL - dated 30/04/2015 – Permission with conditions: Erection of carport with pump room and provision of swimming pool together with all associated landscaping and new 1.9m high timber gate and posts at southern access to existing Gables Farm (please refer to the above planning reference for further detail)
15/00511/LBC - dated 30/04/2015 - Listed Building Consent Approved: New 1.9m high timber gate and posts at southern access to existing Gables Farm (please refer to the above planning reference for further detail)
Copies of the consents and plans may be seen at the Hayman-Joyce office
Alternatively all documents can be viewed online at
ADMINISTRATION FEE
The successful purchaser will be liable for an administration fee of £1,200 (£1,000 plus VAT), payable to Hayman-Joyce

RESERVE PRICE
The property will be offered subject to an undisclosed reserve price and the seller reserves the right for the Auctioneers to bid on their behalf up to the reserve price

LEGAL DOCUMENTATION
The Contract, Conditions of Sale and Searches can be accessed by registering on our website in due course

MONEY LAUNDERING REGULATIONS
Anyone wishing to bid on the online auction will be required to provide proof of identity and address before being able to bid
Photographic ID, such as passport or driving licence and proof of address, such as a utility bill (no older than three months) or a current council tax bill (mobile bills are not accepted)

ONLINE AUCTION
To bid in the auction please visit our website, click on the property (bottom of our homepage as a highlighted property) and follow the link on the properties page and you will be asked to register, complete your AML checks, and provide card details, to enable you to bid in the online auction

SOLICITORS
Tanners Solicitors LLP, Lancaster House, Thomas Street, Cirencester, Gloucestershire, GL7 2AX
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For the attention of Robert Draper
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OUTGOINGS
Council tax – currently deleted, but previously was band G
Band G for 2022/23 is currently £3,397.89

SERVICES
Mains water, electricity and drainage are connected
Average broadband speeds advertised within this postcode are up to 74.2 Mbps if provider is BT

SITUATION
Blackwell is a charming village with a number of stone period farmhouses and cottages, situated on the edge of the North Cotswolds
Close by are the market towns of Shipston-on-Stour and Chipping Campden, as well as Stratford-upon-Avon for high street shopping, theatre and horse racing
The Members’ Club, Soho Farmhouse, is 20 miles away
London Paddington by train from Moreton-in-Marsh (8 miles) is from approx. 92 minutes and from Banbury (23 miles) to Marylebone from approx. 55 minutes

OUTSIDE
Good sized area to the rear with the potential to create a fabulous garden running down to a stream at the rear boundary