SOLD – Lower Sands Farm, Low Lane, Calne, Wiltshire, SN11 8TR – Offer Deadline 12.00noon – 22/09/21

£625,000 Offers Over
  • Ref: 029
  • Availability: Sold
  • Tenure: Freehold
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Property Features

  • In a unique and private position
  • Exceptional renovation opportunity
  • Five bedroom farmhouse
  • Approximately 2.76 acres in total

Property Summary


Lower Sands Farm, Low Lane, Calne, SN11 8TR - 

Calne – Less than 1 mile

Chippenham – 6.1 miles

Royal Wootton Bassett – 8.3 miles

M4 Junction 17 – 8 miles

Available as a whole

Offers over £625,000 invited



Lower Sands Farm sits in a unique and private position and provides an exceptional renovation opportunity. The property includes a five bedroom farmhouse, a range of dilapidated outbuildings and adjoining paddock, extending to approximately 2.76 acres in total.

With potential to substantially remodel the farmhouse and convert the outbuildings (both subject to planning), Lower Sands is an opportunity to create an exceptional family home with a possibility of creating further additional space.


Lower Sands Farm lies in a unique position situated in open countryside with the North Wessex Downs Area of Outstanding Natural Beauty just to the east (although the property does not lie within the AONB), whilst to the west the historic town of Calne is less than a mile away. As can be seen on the front cover of these particulars, Cherhill Monument and White Horse provide a back drop to the property looking east.

The property is located at the very end of Low Lane, in an isolated position, whilst still being within easy reach of Calne and Chippenham. Both towns offer an excellent range of amenities, shops and private or comprehensive schools.

The property is well connected being 25 minutes from Junction 17 of the M4. Trains to London Paddington go from Chippenham or Swindon (a rail journey of about an hour).


The Farmhouse is built of stone under a red tile roof in need of renovation. On the ground floor the property comprises an entrance hall, kitchen, dining room, sitting room, utility and shower room. Outside but still attached to the farmhouse are outbuildings which provide further storage space. On the first floor there is a large landing leading to four/five bedrooms and a bathroom. The Gross Internal Area extends to approximately 246.68 m² (2,655 ft²).


There are a further range of outbuildings arranged in a courtyard effect, situated to the front of the farmhouse. Currently the part cobble, part concrete courtyard also serves as the main parking area.

The majority of the buildings are single storey in height, apart from one which is taller. All are constructed of predominately stone and brick with concrete floors. The buildings have fallen into a state of disrepair, but present a fantastic opportunity for a range of alternative uses, subject to obtaining the relevant planning permissions.

The outbuildings within the courtyard extend approximately to a further 295 m² (3,175 ft²).

In addition to the buildings included within the courtyard, there is one further stone barn lying just to the north of the farmhouse, in a state of disrepair. There are also further timber frame buildings albeit none of these are in a state to be considered for conversion.


There is a paddock adjoining the farmhouse to the rear of the property which extends to approximately 1.27 acres. This is a grass field surrounded by mature boundaries with a small area of scrub encroaching. There are strips of land either side of the outbuildings which provide an opportunity to access the paddock without having to go through the courtyard.

The paddock presents a range of opportunities to anyone with equestrian or amenity interests, subject to the relevant planning permissions.


As mentioned, the outbuildings at Lower Sands Farm provide an exciting opportunity to convert or redevelop to a range of alternative uses. Access to the courtyard is directly in front of the farmhouse, although there would be scope to create a separate access to the farmhouse if the outbuildings were to be redeveloped to a different, independent use. These buildings have been identified as having potential to be converted to residential use under Class Q of the General Permitted Development Order 2015 (as amended), subject to planning permission.

Apart from the farmhouse, the property will be subject to an overage equating to 35% of any uplift in value for a 20 year period from the date of completion. This uplift will be payable to by the buyer to the vendors on the grant of planning permission for any use other than for agricultural or equestrian purposes.

Lower Sands Farmhouse and outbuildings are in a dilapidated condition inviting an exceptional opportunity for a renovation project.


The property is offered for sale as a whole by private treaty.


The property is offered for sale freehold with vacant possession on completion.


The land is not currently entered under any agri-environment scheme nor is it within a flood zone. However the property does lie within a Surface Water Nitrate Vulnerable Zone. The purchaser will be required to meet Cross Compliance until 31st December 2022.


The land is currently claimed annually under the Basic Payment Scheme. The Basic Payment Entitlements will be available for the purchaser to buy, if required, at the current open market value albeit any buyer should be aware that a Basic Payment claim must include a minimum of 12.36 acres of agricultural land to be eligible.


It is understood the farmhouse is connected to a shared mains water supply, mains electric and benefits from a good broadband connection. The Buyer will be required to make a new connection to the mains water supply at their own cost. The farmhouse has private drainage by way of a septic tank which has been registered under an exemption for water discharge activity. A copy of this exemption is available in the data room. The land benefits from a water supply with troughs in situ, however this water supply has not been used for some time.


Access to the Property is via the highway known as Low Lane and then via the existing access track. A right of way exists across this access track for all purposes and at all times which any future buyer will benefit from. The property will be sold subject to, or with the benefit of all Wayleaves, Easements, Quasi Easements, Rights of Way, Covenants and Restrictions whether mentioned in these particulars or not.


The Farmhouse is in Band F for Council Tax purposes.


The relevant local authority is Wiltshire Council at


There are no public rights of way crossing this property.


The sporting rights and mineral rights are believed to be in hand and are included in the sale.


From the Library in the middle of Calne, take Church Street going east. Follow this road for approximately 0.8 miles as it becomes Mill Street and then Anchor Road before finally becoming Low Lane.

At the end of Low Lane you will see that the road splits, keep to the right of this fork. Continue up Low Lane until you reach a sign for “Lower Sands Farm”. Turn right at this sign and Lower Sands Farm is 500 yards further on. Follow the WebbPaton “For Sale” boards until reaching the property.


All viewings are strictly by appointment only and must be accompanied by a member of WebbPaton. Viewings should be arranged through Libby Barron at WebbPaton on 01793 842055.

As the buildings and farmhouse are in a state of disrepair, interested parties are requested to be exceptionally careful and vigilant when viewing the Property. The selling agents cannot be held liable for any injuries sustained during viewings. All viewing parties are reminded it is their decision as to what they deem safe to inspect and to do so is at their own risk.


An online data room is available for this property which provides access to all relevant documentation relating to this property as a well as a further range of photographs. Buyers are however, encouraged to make their own enquiries to satisfy their own queries arising.

To gain access to this data room please ring Libby Barron at WebbPaton on 01793 842055.