A fantastic opportunity to restore and modernise a Grade II listed 4-bedroom 1850’s Chartist Cottage on 1.2 acres in Dodford, with planning permission for substantial renovations.

• 4 Bedroom Chartist Cottage
• Grade II listed
• Vast potential for restoration
• Approved planning permission
• 1.2 acres of land
• Expansive mature gardens
• Extensive driveway
• Significant outbuildings
• Idyllic rural location

The proposed elevations
The property benefits from approved planning permission to restore the front facade to its original design, adding to its historic appeal. Additionally, there is permission to extend the living space with a large garden room at the rear, enhancing the connection between indoor and outdoor areas. The existing stable and cart shed also have planning approval for conversion into further rooms, offering significant potential to increase both the property’s living space and value.


The proposed floorplans
Hartley House offers a wonderful investment opportunity for those looking to create a bespoke family home with both charm, modern amenities and seclusion.


The ground floor
The kitchen, sitting room and shower room will be transformed into a spacious open-plan kitchen, living and dining area. This redesign will create an expansive and light-filled space perfect for modern family living and entertaining. Opening up the layout will allow for better flow and interaction between rooms, making the home ideal for hosting guests or enjoying everyday life. From the dining area, the room would lead into a large garden room with bifold and French doors, perfectly positioned to capture stunning evening sunsets—offering a peaceful and beautiful spot to unwind.

Additionally, the existing reception room off the conservatory will be repurposed into a welcoming entrance hall complete with a feature fireplace, creating a warm and inviting first impression. To one side of this space will be a snug, perfect for relaxing, while to the other side, a double bedroom which could also serve as a generous office, will provide flexibility to suit different lifestyles.


The first floor
On the first floor, the existing bedrooms will remain, each with significant upgrades. One bedroom will gain a contemporary en-suite shower room and both rooms will benefit from the addition of walk-in wardrobes and eaves storage, offering ample space for personal belongings. A family bathroom will be conveniently positioned between the two bedrooms, ensuring practicality and comfort for residents and guests alike.


The store rooms
Although in current need of renovations, the three store rooms have planning permission to be transformed into a ground floor double bedroom with en-suite shower room, a useful utility room with a cloakroom and the upper floor a versatile study or hobby room.


The outbuildings
The property features a series of outbuildings currently used for storage, which, with some creativity, could be transformed into various functional spaces. According to the approved plans, there is potential to develop these into a substantial garage block with capacity for three vehicles.


The garden
The property’s 1.2 acres of land provide abundant space and privacy, making it a gardener’s paradise. Planning permission has been approved for a large garden room, further enhancing the outdoor experience. With a little landscaping and attention, this mature garden could become an ideal setting for family gatherings, gardening, and outdoor entertaining.

The property benefits from mains water and electricity and a septic tank.

Council tax band G

Reservation Fee - refundable on exchange

A reservation fee, refundable on exchange, is payable prior to the issue of the Memorandum of Sale and after which the property may be marked as Sold Subject to Contract. The fee will be reimbursed upon the successful Exchange of Contracts.

The fee will be retained by Andrew Grant in the event that you the buyer withdraws from the purchase or does not Exchange within 6 months of the fee being received other than for one or more of the following reasons:

1. Any significant material issues highlighted in a survey that were not evident or drawn to the attention of you the buyer prior to the Memorandum of Sale being issued.
2. Serious and material defect in the seller’s legal title.
3. Local search revealing a matter that has a material adverse effect on the market value of the property that was previously undeclared and not in the public domain.
4. The vendor withdrawing the property from sale.

The reservation fee will be 0.5% of the accepted offer price for offers below £800,000 and 1% for offers of £800,000 or over. This fee, unless specified otherwise, is payable upon acceptance by the vendor of an offer from a buyer and completion of an assessment of the buyer’s financial status and ability to proceed.

Should a buyer’s financial position regarding the funding of the property prove to be fundamentally different from that declared by the buyer when the Memorandum of Sale was completed, then the Vendor has the right to withdraw from the sale and the reservation fee retained. For example, where the buyer declares themselves as a cash buyer but are in fact relying on an unsecured sale of their property.

Once the reservation fee has been paid, any renegotiation of the price stated in the memorandum of sale for any reason other than those covered in points 1 to 3 above will lead to the reservation fee being retained. A further fee will be levied on any subsequent reduced offer that is accepted by the vendor. This further fee will be subject to the same conditions that prevail for all reservation fees outlined above.