Grade II Listed farmhouse with planning permission to extend and separate detached barn with planning permission to convert to a five-bedroom house

For sale by online public auction (unless previously sold or withdrawn)
on
Wednesday 12th July 2023 at 6pm

Beautiful period farmhouse in need of renovation and a dilapidated barn with planning permission to convert into a separate residential house

PROPERTY DESCRIPTION
GABLES FARMHOUSE
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 Farmhouse 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
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 upper floors 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 Farmhouse 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

GABLES FARM BARN
Gables Farm Barn offers the unique opportunity to convert this agricultural outbuilding to a fabulous four bedroom detached barn conversion, measuring approximately 3,003 sq.ft. in total
The barn would retain its own independent driveway access and the existing carports can be built
To the rear of the barn, there would be provision to re-landscape the grounds, to create a secluded rear garden abutting the stream to the rear boundary, as well as additional parking, if required
The envisaged accommodation could include an incredible open-plan kitchen/reception room measuring approximately 68 ft. in length, with a garden room and separate study room, forming part of the proposed gable-end extension
Whilst to the first floor, there would be ample space for a generous principal bedroom with an en-suite, and three further spacious double bedrooms, all serviced by the main family bathroom

PLANNING
Stratford-on-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)
15/00510/FUL - dated 30/04/2015 - Permission with conditions: Proposed conversion of traditional agricultural barn into one dwelling with attached carport and new 1.9m high timber gate and posts at northern access. (please refer to the planning reference for further details)
15/00511/LBC - dated 30/04/2015 - Listed Building Consent Approved: Proposed conversion of traditional agricultural barn into one dwelling with attached carport and new 1.9m high timber gate and posts at northern access. (please refer to the planning reference for further details)
Copies of the consents and plans may be seen at the Hayman-Joyce offices
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 vendor 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

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)

SOLICITORS
Tanners Solicitors LLP, Lancaster House, Thomas Street, Cirencester, Gloucestershire, GL7 2AX. [use Contact Agent Button]
For the attention of Robert Draper
[use Contact Agent Button]

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

OUTGOINGS
Council tax – currently deleted, but previously was band G
Band G for 2023/24 is about £3,534.36

SERVICES
Mains water, electricity and drainage are connected to Gables Farmhouse
No services are connected to Gables Farm Barn
Average broadband speeds advertised within this postcode are up to 74.2 Mbps if the 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