Horse Road, Wellington Heath, Ledbury, HR8

Summary of Features

* Very appealing detached black & white historic cottage Farmhouse (1,564 sq ft) * Within Malvern Hills Area of Outstanding Natural Beauty (AONB) * Four double bedrooms and two bath/shower rooms * Kitchen and two good reception rooms, study, cellar (external access) * Planning permission in place to extend * Large mature sunny garden with brook and adjoining paddock * Detached barn with approved architectural drawings for conversion subject to PP * Property is not Listed * Peaceful and private position with wonderful views across the valley * 5-minute walk to award winning Farmers Arms gastro pub.

Acreage

1.75 Acres.

Location

* Mileages: Ledbury 2 miles, Colwall 4 miles, Malvern 7 miles, Hereford 15 miles, Worcester 16 miles, Cheltenham 26 miles, Birmingham 56 miles * Road: M50 (Jct 2) 6 miles, M5 (Jct 8) 17 miles * Railway: Ledbury, Colwall and Malvern * Airport: Birmingham (61½ miles), Bristol (63½ miles)

Situation

The property sits within a private and secluded location within the Malvern Hills AONB, in the popular rural village of Wellington Heath, just a short drive from the nearby market town of Ledbury. Renowned for its beautiful countryside, this area of Herefordshire is characterised by a diverse farming landscape with undulating countryside and ample woodland. This property offers a desirable and quiet semi-rural idyll combined with excellent accessibility.

Arknell Farm

* Arknell Farm is a truly captivating property which has been within the same family for 70 years. This hidden gem was historically part of a larger holding owned by the family who farmed the surrounding land for many years and were an inherent part of village life. * During this time, the owners have cherished this lovely home, which dates to c.1640, and have been sympathetic with their improvements to the property, which retains a wonderful, honest and rustic charm. * The property has a wealth of original features throughout, including exposed beams and trusses, original stripped floorboards and staircase, and terracotta tiled flooring. The panels to the front of the property and some to the rear/internal have recently been restored. * The front door is approached off the driveway via a garden path and pretty front garden area which has been cleverly planted to screen the house which is set back from the village road in a secluded position.

Arknell Farm (continued)

* The front door is approached off the driveway via a garden path and pretty front garden area which has been cleverly planted to screen the house which is set back from the village road in a secluded position. * An enclosed front porch/lobby provides an ideal space for coats and boots and leads into the good-sized dining room, which is complemented by a Villager wood burner set within an original brick fireplace and a window seat to enjoy the beautiful views. * Stairs from the dining room lead up to the first floor and a door from the dining room leads through to the very comfortable and cosy sitting room which has an open fireplace. Both of these delightful reception rooms have a double aspect. * A door from the dining room leads through to the kitchen and subsequently on to the rear lobby/entrance hall where there is also a downstairs bathroom with a bath and an electric shower over. A second staircase leads up to the first floor and to one of the good-sized double (truncated)

Arknell Farm (continued)

* The kitchen is compact but offers good storage as well as space for a cooker, a washing machine, a fridge-freezer and a dishwasher. Planning Permission has been granted to extend this property to add a spacious new kitchen/dining/family room and a gym/yoga studio with shower room on the ground floor. Plans can viewed online, reference: P232544/FH. * A stripped wooden staircase leads from the dining room up to the first floor where there are two good-sized double bedrooms and a shower room. These rooms are lovely and light, with the main bedroom featuring attractive, painted tongue & groove panelling and benefitting from a double aspect. Both rooms have original fireplaces which provide a lovely feature. * A further staircase leads up to the second floor and the very original and historic “through rooms”. Traditionally these would both have been bedrooms accessed by a ladder from the room below. There is a good-sized double bedroom with the adjoining room, currently (truncated)

The Outside

* The driveway to the property is off the main village lane which leads to a parking area situated to the front of the house, where there is parking for 3+ vehicles * A detached barn dating to the same period as the farmhouse is currently being used as a car port/storage and a workshop, and offers a great deal of potential for conversion subject to PP. The current owners have had some designs drawn up to add a home office above with an attached, self-contained annexe. The drawings are available to view via the Agent. * There is a lovely, covered porch with seating area and a patio terrace to the rear of the property which are wonderful places to sit and enjoy the views over the garden and across the valley to the surrounding woodland. * A further seating area situated under an attractive, vine covered pergola, provides a great space for seasonal dining, BBQ’s, socialising and entertaining.

The Outside (continued)

* Steps from the patio lead down into the large, established and sloping gardens which are lawned and planted with a variety of established shrubs, trees and flowering plants. The garden offers further scope for keen gardeners. * There is a lovely old Bramley apple tree and some raised veg/fruit beds which could easily be added to if desired, and ample space for chickens for those wishing to collect their own fresh eggs every morning. * The garden leads down to a paddock which is partially fenced with post and wire and bounded by trees. A stream runs through the lower part of the lawn between the garden and paddock, which has a decked seating area. * Arknell Farm is in a lovely, peaceful location, enjoying stunning views and almost in a world of its own.

Material Information

Services

Mains electricity and water. Private drainage (septic tank) with potential to connect to mains. Currently electric, oil-filled radiator heating. Brand new Worcester boiler, with plumbing in place to install central heating. A quotation has been obtained by the vendors for this work; please contact the Agent for further details.

Broadband

Ultrafast Broadband is available (Up to 1,000Mbps) through Gigaclear.

Mobile Phone Signal

O2 and Vodafone provide limited coverage. Wi-Fi calling would need to be activated.

Local Authority

Herefordshire Council: .

Council Tax

Band “F” (£3,317.18 2024/25).

Tenure

Freehold.

Construction

Stone and Timber frame with brick infill panels and a clay tiled roof.

Listing

This property is not Listed.

Planning Permission

P232544/FH – to add a large ground floor extension incorporating a spacious.

Planning Permission

P232544/FH – to add a large ground floor extension incorporating a spacious. kitchen/dining/family room and Gym/Yoga studio with shower room on the ground floor. For more information, please speak to the Agent.

EPC

Rated "D".

Flood Risk

There is no flood risk to this property.

Access

Off the public highway.

Rights of Way

There are no ROW associated with this property.

Public Footpath

No public footpaths cross the property.

Covenants

Neither the vendor, nor the Agent are aware of any.

Conservation Area/AONB

This property is situated within the Malvern Hills AONB.

General Information

Schools

* Primary: Ledbury, Bosbury, Colwall & Eastnor. For further information visit Secondary: Ledbury. For further information visit * Independent: Colwall, Malvern, Worcester and Hereford all have some outstanding independent schools. For further information visit

Local

Wellington Heath has a village hall and popular village pub. The nearby market town of Ledbury has a thriving community and offers a good range of local amenities with many independent shops, restaurants & pubs, as well as a church, a doctors’ surgery, cottage hospital and theatre. A wider range of amenities can be found in Malvern, including Waitrose & M&S, with further cultural & retail opportunities easily accessible in Hereford, Worcester, and Cheltenham. Birmingham, Bristol, and Cardiff are also very accessible.

Recreational

The surrounding area offers a wide range of outdoor sports and activities with the Malvern Hills, the Wye Valley and the Forest of Dean easily accessible. Ledbury itself is well known for its annual Poetry Festival. The Three Counties Showground at Malvern hosts a wide variety of year-round events, from national garden shows, concerts & antique fairs to agricultural and equestrian events. Eastnor Castle is nearby and seasonally open to the public.

Postcode

HR8 1LS.

What3Words

///camped.serves.hawks

Viewings

By prior appointment only via Grant & Co Estate Agents on .

Agents Notes

Grant & Co and their clients give notice that: 1. They have no authority to make or give any representations or warranties in relation to the property. 2. These particulars have been prepared in good faith to give a fair overall view of the property, do not form any part of an offer or contract and must not be relied upon as statements or representations of fact. 3. Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents. The Agents have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. Fixtures & Fittings Unless mentioned specifically all fixtures & fittings are excluded from the sale.