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

Moores Farm lies in an attractive and elevated rural position to the north of the village of Holcombe, enjoying far-reaching views over its own undulating land and the surrounding Mendip countryside. The historic Norman church of St Andrew sits close to the heart of the holding, adding to its distinctive sense of place.

The property is superbly located for access to both Bath (approximately 13 miles) and Bristol (approximately 21 miles), offering a rare combination of tranquillity, privacy and connectivity.

Nearby villages and amenities include Holcombe, Stratton-on-the-Fosse and Chilcompton, with further facilities at Frome, Wells and Bruton. The area is renowned for its schooling, including Downside School, Millfield, and schools in Bath.

Transport links are excellent, with rail services from Frome and Castle Cary to London Paddington, the A36 and A303 within easy reach, and Bristol International Airport approximately 23 miles distant.

Moores Farm historically formed part of the Babington House Estate and has remained in the same family ownership since 1920. The sale offers a rare opportunity to acquire a substantial residential and amenity farm in a highly s

Moores Farm historically formed part of the Babington House Estate and has remained in the same family ownership since 1920. The sale offers a rare opportunity to acquire a substantial residential and amenity farm in a highly sought-after area.

The holding extends to approximately 196 acres, forming a single, ring-fenced block comprising productive arable and pasture land, areas of rough grazing, extensive ancient woodland, streams, lakes and ponds. The land lies within two attractive natural valleys, creating a varied and visually impressive landscape.

The farmland is currently occupied under a Farm Business Tenancy expiring on 28 September 2027, providing flexibility for incoming purchasers.

Tenure
Freehold

Council Tax
Band = F

Energy Performance
EPC Rating = E

Tenure and Possession
The freehold of the property is offered for sale with vacant possession. Subject to the Farm Business Tenancy until September 2026 and the vendors intend to shoot one more season at Moores Farm.




Acreage: 190 Acres

Additional Info

Moores Farmhouse Lot 1b – 2.96 acres
Situated near the southern boundary of the farm and approached via a private driveway, Moores Farmhouse is an attractive unlisted mid-19th century stone farmhouse under a slate roof.

The house enjoys generous proportions and well-arranged accommodation, with considerable scope for refurbishment and extension (subject to the necessary consents) to fully exploit its elevated position and open views.

The surrounding gardens include mature planting and a pergola walkway leading to more secluded outdoor areas, ideal for entertaining and quiet enjoyment.

Moores Farmhouse will be sold with a paddock of about 2.16 acres, perfect for those looking to enjoy the county life.


Lot 1c – Shoot Loge, Traditional Buildings & 7.56 acres

The Shoot Lodge provides useful additional accommodation, currently arranged with communal space below and four bedrooms above. It is subject to an occupancy restriction reflecting its ancillary role within the rural estate.
Constructed with timber cladding and featuring large oak-framed windows, the lodge is well positioned to enjoy views over the farm while remaining close to the main steading. It is ideally suited for shoot days, guests or estate management use.

Farm Buildings
To the north of the farmhouse lies a range of traditional and modern farm buildings, including a traditional stone barn, machinery storage and former livestock buildings.
The arrangement offers significant flexibility, either for continued agricultural use or for conversion and repurposing, subject to planning. Their position also presents an opportunity to open up views from the farmhouse should removal or redevelopment be considered.

Planning Permission
Planning permission was granted in 2017 for the conversion of the traditional stone barn and adjoining buildings to create a detached 5-bedroom dwelling, with integral garaging and parking.

A Certificate of Lawful Development was secured in 2021, preserving the consent. This represents a valuable planning opportunity to create a substantial additional dwelling with far-reaching countryside views, either for private use or income generation.

Lot 1A –Agricultural Land and Lake & 52,84 acres

Lot 1A comprises a diverse mix of arable land, permanent pasture, rough grazing, woodland and a spring fed fishing lake, forming an integral part of the farm’s sporting, agricultural and amenity appeal. The land lies within attractive natural valley, interspersed with mature trees, ponds and water features, enhancing both biodiversity and privacy. The lake has been fished by the current owners, for wild trout for many years, and the records are available by request.

Lot 2 Agricultural Land and Lakes & 62.10 acres

Lot 2 comprises a substantial and visually attractive block of land, occupying a gently undulating valley position within the heart of the Mendip countryside. The land forms a cohesive and practical unit, combining open productive ground with natural features that create both functionality and landscape interest.

A particular feature of Moores Farm and in particular Lot 2 are the extensive lakes which are believed to have been created when the property formed part of a monastic estate. The lakes are stoked with a number of spices of course fish. This part of the farm also has the benefit of a fishing hut and a separate access, making it a great diversification opportunity..


Lot 3 – Agricultural Land 65.34acres

Lot 3 comprises a productive block of arable and permanent pasture land, together with areas of woodland, rough grazing, all set within a sheltered, gently undulating valley. The land is well suited to continued agricultural use, with established boundaries and water features providing shelter and practical field structure. The lot is available as a standalone holding or in conjunction with adjoining land.


Shooting, Fishing & Amenity

Moores Farm benefits from a well established driven pheasant and partridge shoot, exploiting the property’s natural topography of sweeping valleys, established woodland cover and well placed ponds, it is capable of supporting approximately 15–25 shoot days per season with typical bags of between 150–250 birds, subject to management and seasonal conditions.

Six ponds provide excellent duck flighting while also contributing significant biodiversity value, complemented by deer stalking let under annual license. In addition, three secluded spring fed lakes nestled within the woodland valleys are used for both carp and trout fishing, creating a tranquil and highly attractive amenity.

The rich diversity of habitats across the holding further offers considerable scope for rewilding, natural capital enhancement, biodiversity net gain.