An exciting property offering a wide range of residential, holiday, equestrian and commercial opportunities in a charming rural setting on the edge of the popular village of Wellow, close to the centre of Bath. Pasture land amounting to approximately 6 acres is available separately.
The sale of Little Horse Croft Farm offers a unique and exciting opportunity to purchase an extensive property with full planning permission to extend the established equestrian enterprise to create a visitor centre, cycle park and gym, as well as other commercial opportunities.
The property is substantial with the inclusion of a large dwelling with two bedroom annexe, two holiday cottages, staff accommodation, tearoom/café and extensive and versatile buildings.
The fantastic location, close to Bath with the National Route, 24 cycle path passing the property provides opportunities to tap into the local and expansive tourist industry. There is considerable scope to continue equestrian enterprises or to expand into other avenues if desired.
Little Horsecroft Farm Bungalow
The farmhouse is a five bedroom bungalow that was built of block elevations under a tiled roof in 1989 and is subject to an occupancy clause. The accommodation is set out as follows:
A large Porch/Boot Room leads in to the Kitchen/Breakfast Room which is a spacious room with a range of fitted wall and base units and Pantry. The Sitting Room is a dual aspect room with fabulous views across the valley and has a woodburning stove set within an attractive fireplace. There is a Cloakroom and Office. On the ground floor there are four Bedrooms one with an Ensuite Bathroom and Dressing Area and a Family Bathroom. Stairs lead up to an Attic Room with access to a large storage area beyond. There may be further scope to extend into the roof space subject to the necessary consents.
Adjoining the bungalow is a two bedroom annexe with spacious open plan Kitchen/Dining/Sitting Room, a Double Bedroom with Ensuite Shower Room and stairs leading up to a further Bedroom with Ensuite Cloakroom.
Little Horse Croft Farm has two holiday cottage conversions as well as two staff dwellings. As the property currently works with Riding for the Disabled, the accommodation has been set out with this clientele in mind. The cottages are set out as follows:
Smithy Cottage is the larger of the two cottages and has a spacious Kitchen/Dining/Sitting Room, a Double Bedroom with Ensuite Wet Room and a Cloakroom. Stairs lead up to two further Bedrooms, both of which have Ensuite Bathrooms.
Paddock Cottage adjoins Smithy Cottage and has an open plan Kitchen/Dining/Sitting Room and Shower Room with stairs leading up to a Double Bedroom.
There is a studio flat with an adjoining workshop that has potential to be converted to further accommodation. The workshop is currently let out to a local business on a short term business lease.
There is a Swift Chamonix Chalet Home with an open plan Kitchen/Sitting Room, a Double Bedroom, a further Bedroom and a Shower Room.
Grounds And Gardens
The existing equestrian and farm facilities and farm buildings offer the following accommodation centered on a main yard area, with a site area of approximately 3 acres and benefit from mains water and electricity:
Stable block constructed of block elevations under a profile roof comprising 10 stables and a tack room centered on a concrete courtyard area. Approx.140sq.M
Wooden stable/shed (4.6m x 9m (15’1” x 29’6”))
Wooden stable block providing 6 loose boxes and store/tack room. (4.3m X 17.6m (14’1” X 57’9”))
Further wooden stable block providing 6 loose boxes (4.3m X 17.6m (14’1” X 57’9”))
Block built stables comprising 19 loose boxes with access passages, store room (15m x 22m (49’2” x 72’2”)
Adjoining steel framed and block stables providing 8 loose boxes, access passage and store/tack room (30m x 4.8m (98’4” x 15’9”)
Indoor riding arena steel framed and block built (30m x 17.7m (98’4” x 58’0”)) with sand and fibre riding surface, staff room, and classroom with kitchen facilities and toilets.
Outdoor ménage (36m x 22m (118’0” x 72’2”) with woodchip surface, rails and kick boards.
Picnic area, children’s play area and animal petting area.
Hard-core parking area
Reception and Café (16.3m x 8m (53’5” x 26’3”)) with kitchen and toilets
Little Horse Croft Farm is situated in a particularly unspoilt part of North Somerset overlooking the secluded valley of the Wellow Brook on the outskirts of the attractive village of Wellow.
Wellow is one of the most desirable villages to live in and has a vibrant community. It offers a country pub, village shop and primary school and the surrounding countryside provides an opportunity for all country pursuits with National Cycle Route 24 linking Bath to Frome passing through the village and an excellent network of lanes, bridleways and footpaths to ride and walk on.
Although set in beautiful countryside within the Cotswold Hills Area of Outstanding Natural Beauty, the property is only 5 miles from Bath City Centre with Bristol and other local market towns being within easy commuting distance.
High speed rail services to London Paddington are available from Bath whilst Bristol International Airport is only 40 minutes (22 miles) away. The M4 is easily accessible with Junction 18 approximately 15 miles away.
Bath is a Heritage City and is renowned as a tourist destination. It offers a wide range of restaurants, shops, museums, entertainment venues and beautiful architecture.
The area is particularly well served by excellent schools including Monkton Combe, Prior Park, King Edwards, The Royal High School for Girls, Kingswood, Stonar, Downside, Wells Cathedral and Millfield all being within easy reach.
Formal sporting activities in the area include:
Hunting - The Beaufort, Mendip Farmers and Avon Vale
Racing - Cheltenham, Bath and Wincanton
Golf - Bath, Lansdown, Orchardleigh and Bradford-on-Avon
Shooting – there are many pheasant shoots in the locality
Sailing – Chew Valley and Blagdon lakes
Fishing – Chew Valley and Blagdon Lakes and on local rivers
Full planning permission was granted in April 2016 by banes District Council under reference 15/05239/ful for the change of use of some of the equestrian and agricultural facilities at the property to use class A1 shops and retail, C1 hotel/guest houses and D2 leisure, along with the formation of a pedestrian courtyard, altered vehicular access and associated parking (please see proposed scheme drawings opposite).
A business proposal with forecast financial statements have been prepared for the development and proposed business. The proposed business involves an array of enterprises including:
Visitor centre with café & restaurant
Gym, spa, hydrotherapy pool
Fitness classes, personal training, complementary & alternative therapies
Creche, club house & children’s gym
Individual and cottage style holiday accommodation
Retention of a horse riding school & livery
The business proposals and financial projections can be supplied on request
Mains water and electricity. Private drainage. Oil fired central heating.
Bath & North East Somerset Council. Tel:
Council Tax & Business Rates
Little Horsecroft Farm – Band D; The Annex – Band A; Paddock Cottage – Band A; Keepers Cottage – Band A; the trekking centre and faciliaties has a total rateable value for business rates of £17,700.
Fixtures And Fittings
All those items usually regarded as retained to the Vendors are specifically reserved out of the sale although may be available by separate negotiation.
Please contact our Wells Office on if you wish to arrange a viewing appointment for this property or require further information.
Postcode – BA4 4QS