Lying a mile south of the pretty village of Rushlake Green with its thriving village shop, popular pub and strong community, access to Hook Wood Farm is from a quiet country lane. Secluded but not isolated, it is approached down a long private tree lined drive leading to a paved parking area for several cars. A stylish and attractive detached house converted 1989/90, internally it is full of charm with exposed beams, oak doors and double glazed oak framed windows.

The house has immense character and provides an energy efficient family home nestled in the High Weald Area of Outstanding Natural Beauty in an idyllic setting, with its own 1-bedroom annexe across the courtyard from the main house.  The spacious accommodation is arranged over three floors.  The main entrance to the barn is through the double oak doors leading into the galleried hallway with space for a study area.  The sitting room is off the main hallway with feature fireplace and wood burner enjoying double aspect windows.  To the other side of the hallway is the dining room that leads then into a lobby area with toilet and shower room and rear door out to the side of the barn.  The kitchen enjoys a sunny aspect with a range of hand-built oak base and wall units built in a traditional country farmhouse style.  Oak double doors lead directly out to the paved courtyard and across to the annexe.  Stairs lead up from the hallway to the first floor with three bedrooms, family bathroom including a master bedroom with its own bathroom and separate shower.  A further staircase leads to an additional large characterful double bedroom on the second floor.

The paved courtyard and surrounding gardens include a small storage barn, charming oak summerhouse and the pleasant small lake with its own pretty duck house.

The farm is located on broadly south facing slopes within the High Weald AONB, and the land is typical of the area comprising a patchwork of pasture fields divided by mature hedges, small streams and ponds, shaws and ancient woodland.  The land is a very fertile Defra Grade III clay loam and has been organically managed and certified for the past 20 years.  The farmhouse and buildings lie central to a ring fenced block of farmland totalling approximately 80 acres (32 hectares) comprising a series of pasture fields enclosed by fences and mature hedgerows and bordered by mature broadleaf woodland on the farm's south, east and western boundaries.

The land use currently comprises:
Permanent pasture: 52.71 acres
140 Established Bacchus vines: 0.28 acres
Broadleaf woodland, streams and shaws: 27.37 acres
Farmhouse and gardens/tracks: 0.84 acres.
The woodlands are mainly standard broadleaf deciduous strands providing shelter to the farmland on three sides, with an attractive central block of woodland and ponds.

Vines
The vendors recently instructed a viticulture expert to assess the suitability of the farm for the potential establishment of a vineyard, and the Vinescapes report (available on request) confirm up to 23.5 acres (9.5 hectares) would be suitable for the planting of vines.

Town and Country Planning
The house is subject to an agricultural occupancy condition (AOC) contained within its planning permission (WD/1988/1007) which requires "The occupation of the dwelling shall be limited to a person solely or mainly employed, or last employed locally in agriculture as defined in section 290(1) of the Town and Country Planning Act, 1971, or forestry, or a dependant of such a person residing with him (but including a widow or widower of such a person)."  In addition, the whole property is subject to a Section 52 legal agreement dated 7th June 1989 which reiterates this AOC and also includes a covenant that requires the owners "Not to sever the legal ownership of the Proposed Development or the existing dwelling or any part thereof from the remainder of the property by way of gift, lease, sale, or other transaction nor to create any legal interest in the Proposed Development or existing dwelling or any part thereof separate from the remainder of the Property."  Copies of these documents and plans are available on request.
The annexe was converted from a double garage approximately 30 years ago without the benefit of planning permission.

FARM BUILDINGS
Located off the farm entrance drive to the north of the farmhouse, the farm building, set within an enclosed concreted yard, is a versatile timber portal framed building with a mixture of timber sleeper, weatherboarded and breeze block walls, with Yorkshire boarding on the upper elevations under a part insulated pitched box profile steel sheeted roof.  The 4 bay building (248 sq.m.) with an additional lean-to adjoining section totalling 84 sq.m.  The barn is accessed through a secure roller shutter door on its eastern side, and double wooden doors to the west.  The main section of the barn comprises a useful open storage area with a series of five loose boxes.  Incorporated into the building is a timber office area, with further workshops and storage having a 3 phase electrical supply within the lead to areas.

The roof has solar panels generating electricity to the national grid for which a modest feed in tariff payment is received annually.

SERVICES:
Council Tax: G  EPC Rating: C
Local Authority: Services:
Mains electricity and water, private drainage, oil fired central heating (not checked or tested)

Stonegate Station 9 miles (London 70 mins)
Heathfield 4 miles
Tunbridge Wells 20 miles

Council Tax Band: G
Tenure: Freehold