Mote Road, Ivy Hatch | £425k
A barn dwelling with full planning consent on a private gated plot in Ivy Hatch village, designed around an exposed oak frame that will give the interior a warmth and character most new builds spend decades trying to find.
Details
Bedrooms: 2Bathrooms: 2
Receptions: 1
Square Feet: 961
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Planning has been granted for a replacement single storey barn dwelling of 89.3 square metres (around 961 square feet), designed by OPEN architecture to reflect the material language of the Kentish farmstead that originally occupied this part of the site. The scheme builds on two previously enacted planning permissions and replaces an existing single storey barn whose structure was found to be beyond saving. What is for sale is the plot and the benefit of that consent, ready for a building contractor of the buyer's choosing.
The heart of the approved design is the open plan kitchen, dining and living space, where the exposed oak frame rises to a vaulted apex overhead. This is the detail that defines the whole building. It gives the interior a texture and warmth that cannot be replicated in conventional construction, and it connects the new build directly to the agricultural heritage of this corner of Kent. The entrance arrives through a centrally placed door with narrow sidelights, flanked on either side by barn hung sliding glazed panels that maintain the character of the original structure while flooding the plan with light. Four rooflights sit on the southern roof slope, tracking the sun through the day and reaching into every part of the space below. A further window on the western elevation adds depth of light to the rear of the plan.
Two bedrooms sit within the main body of the building. The principal bedroom has its own en-suite, and the oak frame continues through into the sleeping quarters, so the same vaulted quality that defines the living space carries through the whole dwelling. A second bedroom and a family bathroom sit adjacent, with a utility room off the central corridor providing the practical infrastructure to keep the main living space uncluttered.
Outside, the materials chosen for the approved scheme are simple and well considered. Feather edge horizontal timber cladding wraps the exterior walls, sitting on a low brick plinth that anchors the building to the ground. The roof is grey slate, consistent with the agricultural vernacular of the surrounding area. All windows and doors are specified in black aluminium frames. A patio area sits to one side of the building, with the main garden space opening out to the rear. The plot is enclosed by timber fencing and established hedging, and a mature tree on the southern boundary provides immediate landscape context of the kind that simply cannot be planted and waited for.
Access is via a private road through a gated entrance, with the barn plot carrying its own separate access distinct from the main Ivors property next door.
Barn dwellings with resolved planning consent and a design of this material quality are rare at any price. The exposed oak frame, the slate roof, the feather edge cladding: these are not finishes chosen for cost efficiency, they are a deliberate decision to build something that belongs in this landscape. For a buyer who wants to create a home of genuine character in one of Kent's most quietly regarded villages, without starting the planning process from the beginning, this plot offers something worth taking seriously.
Location Guide
Ivy Hatch is the kind of village that people discover by accident and spend years finding their way back to. Set within the Kent Downs Area of Outstanding Natural Beauty, it sits quietly among lanes of ragstone and weatherboard, with no high street to speak of and nothing in the way of hurry. The village falls within the civil parish of Ightham, a short distance from Sevenoaks, and its proximity to some of Kent's finest countryside makes it a natural choice for families putting down long roots in the Kentish landscape.
Transport Links
Borough Green and Wrotham station is the closest rail connection, around three and a half miles from the village. Southeastern run frequent direct services into London Victoria, with the fastest journeys taking around 44 minutes and an hourly service throughout the day. Sevenoaks station is 5.5 miles away and trains are from 21 minutes to London Bridge. Charing Cross and the Thameslink route into the City and beyond. By road, the M26 and M25 are both accessible within a short drive, making the connections west toward Surrey and east toward the coast equally straightforward.
Education
Ightham Primary School is a short distance from the village and has an Ofsted Outstanding rating, having been the first school in Kent to make the jump from Good to Outstanding under the framework introduced in 2019. The opening line of the inspectors' report described it as a school that is "at the heart of the local community and has community at its heart," which tells you something of what to expect. For secondary education, Ivy Hatch falls within Category A of the priority catchment for Weald of Kent Grammar School in Tonbridge, one of the most sought after selective schools in the county. Sevenoaks School, the well-regarded co-educational independent for ages 11 to 18, is around seven miles away and offers both day and boarding places.
Local Attractions
The most significant neighbour this plot has is Ightham Mote, the National Trust's medieval moated manor house that sits within a hidden valley at the bottom of Mote Road, accessed directly along High Cross Road. Dating from around 1320 and described by historians as the most complete small medieval manor house in the country, it sits within 546 acres of farmland and woodland in the Kent Downs AONB, with waymarked trails ranging from a mile to two and a half miles, an ancient bluebell woodland at Scathes Wood, and a cafe and shop open throughout the year. For residents of High Cross Road, this is not a day trip but a short walk from home. Beyond Ightham Mote, the Greensand Way long-distance walking route passes through the estate, connecting the Kent and Surrey Hills and providing almost unlimited scope for longer walks across the Weald. Oldbury Hill, with its Iron Age hillfort and woodland walks, adds further variety to what is an exceptionally well-served landscape for anyone who spends time on foot.
Entertainment and Leisure
The Plough at Ivy Hatch is the village pub, sitting directly adjacent to the site and offering the kind of proximity that Kentish village life at its best makes possible. The George and Dragon in Ightham is a short drive away and both provide the essential social infrastructure of rural life in this corner of Kent. For a wider range of restaurants, independent shops and everyday amenities, Sevenoaks is around seven miles to the north and offers a good High Street, a Waitrose, and a range of cafes and dining options. Tonbridge is a similar distance to the south and adds a riverside setting, a castle and a further selection of leisure and retail. Brands Hatch motor racing circuit is around 12 miles away for those who like their weekend activities with a little more noise.