Gatcliff Farm

HISTORY Gatcliff Farm is a unique and attractive property, originally forming part of the Appuldurcombe Estate owned by the Worsley family until the estate was divided up and sold off during the 19th Century. Gatcliff sits within the parish of Godshill - a village with a rich history, existing before the compilation of the Domesday Book in 1085. The house has been recently refurbished to the highest standard throughout, whilst retaining many historic features including flagstone flooring and fireplaces. 

SITUATION Gatcliff Farm is situated in an exceptionally secluded and elevated position near the village of Godshill, within an Area of Outstanding Natural Beauty, providing stunning views across the south and west of the Island towards the chalk cliffs below Tennyson Down in the far distance.

The Isle of Wight is celebrated as an international yachting and sailing venue, with the annual Cowes Week Regatta in August attracting competitors from all over the world. A full range of yacht and sailing clubs provide a social hub. There are nearby golf courses including Westridge, St Georges & Shanklin, and Sandown Golf Club. Ryde School with Upper Chine is the main independent (HMC) School on the Island, offering co-education from pre-school to sixth form on a daily, full, or weekly boarding basis. Many Island children commute to mainland schools such as Portsmouth Grammar, St Edward's, and Hordle Walhampton Prep and there are good feeder links to conveniently located public schools such as Winchester College and St Swithuns' in Winchester, Bryanston, Canford, and the Sherborne schools in Dorset and Malborough College in Wiltshire. The Island is blessed with a number of boutique hotels and restaurants, including The George in Yarmouth, The Royal in Ventnor; The Hut (recently voted by GQ Magazine as the best experience 4 years running), North House, and The Smoking Lobster. 

DESCRIPTION Gatcliff Farm is a beautiful and historic property with the farmhouse enjoying period features both internally and externally. The house is complemented by a number of traditional and modern outbuildings (with further development potential STPP), including one with consent for residential and holiday accommodation. The property is surrounded by open grassland and woodland, extending to 19.60 acres. 

HOUSE Gatcliff Farm is approached by a quarter of a mile of private, tree lined driveway, with ample parking to the rear of the property.

The entrance hall of Gatcliff Farmhouse leads into a spacious kitchen featuring a modern cooker and hob on a kitchen island and breakfast bar, while settled in an alcove is a working Rayburn range cooker.There is a WC accessed from the hallway. The kitchen leads through to the snug with flagstone flooring and a striking hooded fireplace. Adjoining the snug is the dining room, featuring a cast iron open fireplace and west-facing views. The ground floor study enjoys a triple aspect with French doors leading out to the south-facing courtyard. The triple aspect drawing room benefits from a wood burning stove, French doors opening to a south facing courtyard and bifold doors opening on to the lawned gardens which sweep down to one of several ponds - perfect for taking in the views and soaking up the sun.

The first floor has a wrap-around landing, three double bedrooms, and a large family bathroom. All bedrooms face west benefitting from stunning views across rural west Wight towards Freshwater. The smaller of the three bedrooms is triple aspect with exposed timber beams making it feel both spacious and cosy. Accessed via a spiral staircase from the drawing room is the master bedroom with en-suite shower, WC and dressing area behind a dividing wall. This bedroom is also triple aspect, with French doors and a Juliet balcony facing west. The windows and French doors flood the room with light while the exposed roof timbers provide a contrast of warmth and comfort. 

GARDENS AND GROUNDS The farmhouse is approximately 0.25 miles from Sheepwash Lane, served by a newly improved, private, tree lined driveway. The gardens feature mature trees, shrubs and hedgerows providing natural borders and attracting an abundance of wildlife. An established orchard provides a range of productive apple, pear and plum trees. A fenced vegetable garden offers a good space for avid gardeners. Within the vegetable garden there is a large south facing Victorian style garden pavilion, currently offering additional storage but which may have the potential for alternative uses (STPP). 

RESIDENTIAL AND HOLIDAY ACCOMMODATION Within close proximity to the farmhouse there is a large, traditional brick and stone building (formerly the dairy to the farm) which offers a 60/40 split of holiday and residential accommodation, each comprising a bedroom, wet room and sitting room/kitchen. The accommodation is not currently habitable but does benefit from all services to the building (currently disconnected by the vendor) as well as a Lawful Development Certificate for the use
granted under references P/01425/10 & P/01426/10 respectively. 

FARM BUILDINGS There are a number of traditional and modern buildings to the south, west and north of the farmhouse, including a large stone barn (with particular potential for development STPP), a substantial machinery barn currently used for storage, a large modern timber framed barn/ workshop under a slate roof and a stone outbuilding which currently houses the private water supply equipment.

To the north of the property there is a vintage showman's wagon, previously used for holiday accommodation, which could provide the ultimate glamping retreat (STPP). All of the buildings may have the benefit of alternative uses, STPP. 

LAND Gatcliff Farm benefits from approximately 19 acres of open grassland, woodland and ponds. The land gently slopes to the south east and benefits from outstanding views towards the south and west of the Island. The upper land to the east of the property has been re-wilded by the current owners to provide a spectacular haven for wildlife, welcoming a myriad of species such as butterflies, orchids, nesting barn owls and kestrels. Paths have been cut to enable full enjoyment of this area of the farm. Further east of the property there is a disused reservoir that could be reinstated should a purchaser wish. 

SERVICES The farmhouse benefits from a mains electricity supply, oil-fired central heating, a private drainage system (septic tank), and a recently improved private water supply (borehole). There are mains electric and private water connections to some of the buildings. These are currently disconnected. 

ACCESS Gatcliff Farm is accessed via its own extensive private driveway (forming part of the freehold of the property) directly from Sheepwash Lane. 

METHOD OF SALE Gatcliff Farm is offered for sale by private treaty, as a whole. 

RIGHTS OF WAY There are two rights of way which form the boundaries to the north and east of the property. Footpath GL59 runs along the northern boundary of the property and footpath GL49 forms the boundary in the eastern corner. 

PLANNING/LISTED BUILDING The farmhouse and buildings are not listed. There are a number of planning applications that relate to the property, a full list of those can be requested from the selling agents. 

TENURE AND POSSESSION Vacant possession will be given to the whole upon completion of the sale. 

POSTCODE PO38 3JR. 

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WAYLEAVES AND EASEMENTS The benefit of all wayleaves and easements, if any, relating to the land will transfer to the
purchaser. 

SPORTING, TIMBER AND MINERAL RIGHTS All sporting, timber, and mineral rights are included in the freehold sale, in so far as they are owned. 

VIEWINGS Viewings strictly by appointment with BCM. 

LOCAL AUTHORITY Isle of Wight Council. 

COUNCIL TAX Band D

Marketed by: BCM, Isle of Wight