Holcombe, Bath, BA3

Charming four bedroom farmhouse
Set in a delightful rural setting with extensive views
Traditional farm yard
Full planning permission for additional five bedroom house
4 Bedroom Shoot Lodge


Description

Location
Moores Farm is nestled in a tranquil and picturesque rural setting, north of Holcombe, offering expansive views over its own land with the enchanting historic Norman church of St Andrew and Downside Abbey beyond.

The farm is within easy reach of both Bath and Bristol making it an ideal location for those seeking a balance between desirable rural living and modern convenience. This combination of accessibility, historic significance, and natural beauty makes this farm a truly unique and attractive opportunity.

The village of Holcombe is one of a cluster of villages in the Mendip Hills some 7.5 miles from Frome and only 10 miles from the picturesque Cathedral City of Wells.

There is a variety of local primary and secondary schools, as well as independent schools such as Downside, Millfield and others in Bath. Other nearby amenities include Babington House only 3.8 miles away, the Hauser and Wirth Art Gallery and Roth Bar in nearby popular Bruton, and local upmarket pubs including the Talbot Inn, The Duke of Cumberland and the Holcombe Inn.

The renowned cities of Bath and Bristol provide a rich mix of culture, history and all day to day facilities required.

Direct rail services run into London Paddington from Castle Cary in under two hours. Alternative routes are available via Bath, Bristol or Westbury. Bristol International Airport 23 miles.

Description
Moores Farm historically formed part of the nearby Babington House Estate and has been in the current ownership since 1920.

This sale offers a rare opportunity to acquire a delightful 197 acre residential and amenity farm. The property features an attractive unlisted period farmhouse with significant potential for alteration and extension. Additionally, it includes a 4 bedroomed Shoot Lodge with extensive countryside views and a useful range of farm buildings. Among these buildings is a traditional stone barn with planning permission to create a further 5 bedroom residence. The entire property is set in a tranquil and private location, yet remains conveniently accessible to Bath and Bristol.

The undulating farmland spans two natural valleys, creating a stunning landscape, interspersed with mature woodland and picturesque ponds, providing a versatile environment for both farming and amenity uses. The land forms a mix of arable fields, permanent pasture and ancient woodland and is currently actively managed under a Farm Business Tenancy (FBT) until 28 September 2026. The location provides a significant opportunity for diversification.

The farm offers huge wildlife appeal with the diverse habitats supporting a variety of wildlife with substantial scope for enhancing. Nestled in beautiful ancient woodland are two historic carp fishing lakes. Situated in a captivating valley position is a further stream-fed trout lake providing wild brown trout fishing in a wonderfully tranquil setting. Each Spring the ancient woodland is carpeted with wild daffodils followed by bluebells and has a wide variety of indigenous flora and fauna.

The current owners operate a well-established game shoot on the farm, taking advantage of the natural undulating topography with deep lying valleys and established woodland covers specifically laid-out for shooting, providing an ideal mix of open and woodland shooting over lakes with the additional of a charming purpose-built Shooting Lodge.

Moores Farmhouse
Set near the southern boundary of the farm, and approached via a private sweep-round driveway, is Moores Farmhouse being an attractive mid 19th Century farmhouse constructed of local stone under a slate roof. The unlisted farmhouse offers enormous potential to extend and enhance the existing accommodation to take advantage of its elevated position and open up the far-reaching rural views beyond. Subject to gaining the necessary consents.

The existing internal accommodation is well laid out and provides generously sized rooms, which with modernisation will provide an idyllic family home.

The Shoot Lodge
The Shoot Lodge offers flexible additional living accommodation serving both as a well-designed seasonal hosting space for the shoot, with four bedrooms above providing useful alternative residential accommodation for guests. There is an occupancy restriction which ensures the lodge is utilised in a manner consistent with the rural and farming nature of the property. The interior is designed to provide warmth and comfort, with wood burning stove and features to cater to the needs of guests or those working on the farm. The large oak framed windows to the front take full advantage of the spectacular views over the farm.

The exterior of the Shoot Lodge is clad in local timber, which blends seamlessly with the surrounding landscape. The Lodge is situated in close proximity to the main farmstead, whilst providing a sense of privacy and separation, and offers additional guest accommodation or support for agricultural activities.

Farm Buildings
Lying to the north of the Farmhouse is a range of traditional farm buildings comprising both traditional stone farm buildings and more conventional buildings including a machinery barn and former livestock buildings used for storage in connection with the farm.

The configuration of the buildings provides considerable scope either to remove the farm buildings to open-up the stunning countryside views from the farmhouse, or to adapt the buildings to alternative uses. Subject to the appropriate planning permissions, the structures present an excellent opportunity for repurposing and Class Q planning approval would allow the buildings to be transformed into substantial residential dwellings with stunning views across the surrounding countryside.

Established Residential Planning Permission
The current owners obtained planning permission in 2017 for the conversion of the traditional stone barn and adjoining buildings in the front farmyard to provide a detached 5 bedroom family residence with integral double garaging and parking. The internal accommodation comprising: Study, Living Room, Dining Room, Utility/WC, 5 bedrooms and 3 bathrooms. A certificate of Lawful Development was obtained in 2021 serving to preserve the planning permission. This permission offers the buyer a fantastic opportunity to create further contemporary and spacious living accommodation with beautiful far-reaching countryside views.

Shooting, Fishing and Amenity
Moores Farm offers a diverse range of outdoor activities on your doorstep making it an ideal property for those who appreciate rural living, wildlife and the great outdoors.

The land at Moores Farm is undulating being interspersed with mature woodlands and provides a well-established game shoot, offering quality driven pheasant and partridge shooting. The 6 ponds also allow for superb duck shooting, creating a wholly unique package. The principal drives and flighting ponds are capable of hosting between 15-25 shoot days per season. Further details of the shooting and past shoot returns can be made available on request.

In addition to game shooting, Moores Farm offers deer stalking, which is let under licence on an annual basis.

Three delightful spring-fed lakes are also used for carp and trout fishing providing a truly serene and picturesque setting for anglers. The farm land and woodland would also lend itself to re-wilding either alongside or as an alternative to game shooting.






Acreage: 197 Acres


Additional Info

General Remarks and Stipulations:

Local Attractions Nestled 10 minutes away from Babington House, the Grade II listed manor house operated by Soho House as an exclusive members hotel, the farm offers an idyllic rural escape. Glastonbury, the world-renowned music festival takes place at Worthy Farm, 10 miles to the west.

Method of Sale The farm is available for sale by private treaty as a whole.

Tenure and Possession The freehold of the property is offered for sale with vacant possession. Subject to the Farm Business Tenancy and the vendors intend to shoot one more season at Moores Farm.

Countryside Stewardship and Environmental Schemes There are no environmental schemes currently in place on the farm.

Basic Payment Scheme (BPS) Basic Payment Scheme entitlements are not included in the sale.

Town and Country Planning Interested parties are advised to make their own enquiries in respect of any planning issues and development opportunities for any element of Moores Farm to Somerset Council.

Soils According to the Soil Survey of England and Wales, the land lies over good ground. The soil makeup consists of a mix of ground types. The land is mostly Neath and Crediton, which are known to be free-draining reddish loamy soil.

Minerals Rights In so far as they are owned, the mineral rights are included in the sale of the property. Mineral right check HMLR.

Designations Part of the property is designated as a Nitrate Vulnerable Zone.

Services
Water Mains
Electricity Single Phase
Heating Oil
Drainage Private - Cesspool

EPC E

Wayleaves, Easements and Rights of Way The property is sold subject to and with the benefit of all rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and any other rights and obligations, easements and proposed wayleaves for masts, pylons, stays, cables, drains and water, gas and other pipes, whether referred to in the Conditions of Sale or not.

Local Authority Somerset Council

Council Tax F

Directions
Postcode: BA3 5ES
What3Words: likening.bookmark.sheep

Viewings are strictly by appointment with Savills.