Bedgebury Road, Goudhurst, Cranbrook, Kent, TN17 2QU | New homes for sale | Savills
854.71 sq m(9,200 sq ft)
Guide price £1,750,000

Bedgebury RoadGoudhurst, Cranbrook, Kent, TN17 2QU

  • Recently sold

Key features

  • Sold in February 2024
  • Planning permission for an outstanding Georgian-style country house
  • Total habitable area is over 9,500 sq ft including staff flat
  • Main house in excess of 9,000 sq ft of accommodation
  • Planning for indoor and outdoor pools
  • About 1 mile from the sought-after village of Goudhurst
  • Cranbrook School catchment 2023

A rare and exciting opportunity to acquire an elevated site with beautiful rural views and planning permission for an outstanding Georgian-style country house in excess 9,200 sq ft.

About this property

  • Plot 1 Smugley Farm is situated set within a High Weald Area of Outstanding Natural Beauty about a mile to the south of the historic village of Goudhurst. It provides an increasingly rare opportunity for private purchasers to build a highly individual substantial country home to their own specification.

    The site benefits from extant approval with planning permission having been granted (21/04235/FULL) for the erection of two replacement dwellings, (the smaller of which has been built and retained by the seller), with associated landscaping.

    The approved planning is for an exceptional and innovative 21st century Georgian-style country house, in excess of 9,000 sq ft with indoor pool complex, outdoor pool and garaging with staff flat above. This outstanding home would feature contemporary living accommodation arranged over three floors, with many of the rooms enjoying a southerly aspect and views.

    The presently proposed plans would allow for four versatile reception rooms, an open plan kitchen/dining/family room, utility, boot and cloakrooms on the ground floor. In the basement is an indoor pool complex with sauna, gym, changing rooms, plant room and wine cellar. A curved staircase rises from the main reception hall to the upper floors where there are a total of five bedrooms all enjoying en suite dressing rooms/ bath or shower rooms.

    Proposed environmental features and renewable technologies could potentially include:

    - Solar panels, ground/air source heat pumps
    - Biomass boilers and heat recovery system
    - Rainwater harvesting units to minimise water consumption
    - Klargester treatment plant, and/or the use of an algae-based pool filtration system


    Agent's Note

    Purchasers will need to observe any landscaping conditions that are in place, for further details please refer to the planning conditions: ref no: or contact the planning department at Tunbridge Wells Borough Council 01892 526121.


    A number of the images are computer generated images (CGIs)

    View payable Stamp Duty for this property

Opportunity to create a self-build in an Area of Outstanding Natural Beauty with footpaths to Goudhurst and the wider countryside on the doorstep

Duncan PetrieProperty agent

Local information

  • Plot 1, Smugley Farm is situated approximately 1 mile away from the sought-after historic village of Goudhurst. Vibrant is probably the best adjective to describe Goudhurst with its popular church, dating from 1170 and featured in Andrew Barr's 'The Nation's Favourite Churches', three public houses, two village stores, pharmacy, coffee shop, petrol station, hairdressers and doctor's surgery. The local primary school is held in high regard and there is a village playing field and a multitude of public footpaths accessible from the property.
  • Mainline rail services to London can be found at Marden and Paddock Wood stations and a high speed train service runs from London St Pancras to Ashford in about 37 minutes.
  • There is an excellent range of schools in the area in both the state and private sectors at primary and secondary levels. Smugley Farm is situated in Cranbrook School catchment and Goudhurst Primary School has an Outstanding Ofsted report.
  • Golf clubs include Dale Hill in Ticehurst and Rye. Risebridge Health Club at Goudhurst, sailing and fishing at Bewl Water, riding, walking, mountain bike trails, climbing and activity centre in Bedgebury Forest and Pinetum.
  • The M25 via the A21 can be accessed at J5 and the M20 via J8 both providing links to Gatwick and Heathrow airport and other motorway networks.
  • *All distance and travel times are approximate.

Additional information

  • Services: Connections in place for water, electric and private drainage
  • Planning permission has been granted in accordance with the application and plans and is subject to conditions. Please refer to Tunbridge Wells Borough Council's website for all conditions and further information.
  • Architects: Refine Architecture (formerly Kent Design Partnership ) Tel: 01795 844162 Email: mail@refinearrchitecture.co.uk www.refinearchiture.co.uk Drawings and CGIs used by kind permission, for illustrative purposes only, not to scale.
  • Planning Permission: Tunbridge Wells Borough Council have granted planning permission for Erection of two replacement dwellings with associated landscaping (amendments to planning permission 18/03451/FULL)
  • Directions: From Savills office in the High Street proceed into Stone Street and continue to the Wilsley Pound roundabout and turn left onto the A262 to Goudhurst. Continue for about 4 miles in to the village and turn left at the pond, at the end of the road turn right onto Bedgebury road. After about 0.6 of a mile, turn left onto a shared private road at the plot will be found at the end.
  • EPC Exempt