High Roding, Dunmow, Essex, CM6

A versatile equestrian and lifestyle property with residential and commercial potential.

Description

Formerly a thriving riding school, Attridges Farm is a charming farmhouse which benefits from extensive equestrian facilities centred around an impressive indoor riding arena, complete with an upper viewing gallery.

The principal house is a substantial Grade II Listed farmhouse extending to approximately 2,785 sq ft. Adjacent to the farmhouse is a detached former annexe requiring restoration, with potential for a home office, gym or ancillary accommodation, subject to any necessary consents. Beyond this lies a more modern cattery building, offering scope to reinstate a secondary income stream, subject to local authority licensing requirements.

In 2020, a planning application (UTT/20/3393/FUL) was submitted for the demolition of the existing equestrian centre and associated agricultural buildings and the erection of five dwellings. Although this application was refused, evolving planning policy may present the possibility of an alternative, potentially lower-density scheme in the future, subject to the necessary consents. Any such development potential is speculative, and the sale is not subject to planning. A copy of the pre-application response is available on request.

Attridges Farmhouse is entered via a generously proportioned sitting/dining room, featuring exposed wall and ceiling timbers and a traditional fireplace. This central reception space connects to both the family room and the well-appointed farmhouse kitchen/breakfast room. The kitchen provides direct access through to the utility room, which in turn leads out to the large, enclosed and mature rear garden. The ground floor also includes a separate lounge, entrance hall with WC, and additional porch access, offering practical day-to-day living. To one side of the house is a self-contained cottage wing, incorporating its own kitchen, reception space and internal access, creating flexible accommodation that can function as extended family space, guest quarters, or independent living integrated with the main home.

The first floor provides family accommodation comprising five well-proportioned bedrooms, including a substantial bedroom positioned above the cottage section. The rooms are light-filled and many retain attractive period character features. There are three bath/shower rooms serving the bedrooms. Notably, the layout benefits from two separate staircases, accessed from different parts of the house, offering additional versatility and potential for multi-generational living or partial separation of space.

Outside
Vehicular access extends around to the rear of the property, bordered by its own paddocks and leading to the lorry and customer parking area. There are three principal outbuildings, formerly agricultural barns. One has been converted to provide an indoor riding school with steps leading to an elevated viewing gallery. The other two barns are used for storage, with one also housing 13 internal loose boxes. Additional outbuildings include feed and tack rooms, a substantial grooms’ room with WC facilities, an office, and approximately 25 external stables. A hard-surfaced track provides access to the floodlit outdoor arena, measuring approximately 60m x 30m.

The cattery building comprises eight spacious chalets. Operating a cattery business would require the appropriate licence from the local authority, along with suitable insurance cover. Our client advises that a small number of modifications, such as the installation of a kitchenette, would be necessary to meet licensing requirements.
The property has previously operated as a riding school and livery yard, with the livery business continuing to trade. Small Business Rates apply.

To the rear of the farmhouse, there is a well-established garden featuring an attractive pond, complemented by a mature weeping willow that overhangs the water. The detached guest annexe requires complete refurbishment. It is believed to have originally served as the former stables to the main house and lies within the listed curtilage. The building has previously been used for ancillary or leisure accommodation and, once fully restored, could provide excellent potential as a guest annexe or a home office suite.

Services
Mains electricity. Mains water. Oil Fired Heating. Non-compliant private drainage.

Agent's note
A public footpath runs east to west toward the rear of the premises.

Location

Attridges Farm enjoys a charming country lane setting, in the desirable village of High Roding. The surrounding area offers immediate access to open countryside, perfect for walking, cycling and equestrian pursuits.

The property is located in the village of High Roding which includes a very popular pub - The Black Lion, a village hall and tea rooms.

The property is exceptionally well connected to neighbouring areas. The nearby market town of Great Dunmow provides a comprehensive range of everyday amenities, boutique shops, cafes and restaurants, while the larger centres of Chelmsford and Bishop’s Stortford offer extensive shopping, leisure and cultural opportunities.

Commuters are well served with frequent rail services into London Liverpool Street available from Chelmsford (approximately 12 miles), Bishop’s Stortford and Stansted Mountfitchet. For international travel, Stansted Airport is conveniently located around 6 miles away, offering a wide range of destinations.

Families are particularly well catered for, with a number of highly regarded independent and state schools in the area. These include Felsted School, one of the region’s leading independent schools, as well as King Edward VI Grammar School and Chelmsford County High School for Girls in Chelmsford. Bishop’s Stortford is home to well-regarded schools such as Bishop’s Stortford College and Hockerill Anglo-European College, while Great Dunmow offers a range of good local primary and secondary options, including Helena Romanes School.

Square Footage: 3,244 sq ft



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