Woodland For Sale

Combe Paddock, near Pease Pottage and Colgate, West Sussex. 1.72 acres of grassland with access to a water trough in a rural location. £39,000 (freehold) [#S1726]


A delightful rural fenced paddock with many possibilities and vehicular access, 40 miles from London.


West Sussex


1.72 acres




£39,000 (freehold)

Nearest Postcode

RH13 6HT (This is for the local area, not specific to the paddock).


Point (Y): ///trainer.blurts.ripen

Ordnance Survey Grid References

OS Landranger Series Sheet No: 198

  • Roadside gate: TQ 234 315
  • Centre of paddock: TQ 232 316


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Situated a short distance west of Pease Pottage in rural West Sussex, Combe Paddock is within an Area of Outstanding Natural Beauty and 2.7 miles from junction 11 of the M23. It is accessed along an unsurfaced track. 

Located on northwestern facing slopes, the paddock is entirely fenced with a freshly installed steel gate and benefits from a varied herbage presenting good grazing potential. A new proprietor could perhaps consider a Gloucestershire Old Spots pig or two. A metered trough (chargeable at the current rate) at the bottom of the paddock provides a drinking source. This source also provides water to three further metered troughs. There is also potential for occasional camping and stargazing on clear nights.  

The paddock is protected on two sides by woodland and has views of vines and farmland beyond the southeastern fence. Combe Paddock presents a new owner with a number of possible uses.

If It Were Mine

As well as the possibility of a pair of Old Spots, some chickens would also feature, maybe a pony too. I would also explore the options of planting some cider apple trees. What a marvellous and peaceful place to overnight!

Please remember some management operations require approval and/or planning permission.

To View This Paddock

You are welcome to view this paddock at any time during daylight hours. We do ask that you download a copy of these particulars and take them with you, mainly so you can correctly identify the boundaries and access points.


Residential Planning Permission

You are extremely unlikely to get residential planning permission for this paddock.

Directions & Access

  • From junction 11 of the M23, continue towards Pease Pottage along Brighton Road.
  • Cross over the first roundabout with the new housing development on the left and take the third exit towards Pease Pottage at the second roundabout.
  • Continue through Pease Pottage along Horsham Road passing The Black Swan pub and then the entrance to ‘Lighthouse Systems’ with a low brick wall on the right.
  • After 0.6 miles and shortly after ‘Lighthouse Systems’, turn left opposite the entrance to Cottesmore School, sign posted towards Blackhouse Farm.
  • Continue along Grouse Road passing the Grouselands Estate entrance and Pear Tree Business Centre.
  • After 1.2 miles fork right at the post box onto Woodlands Lane (point on the plan below).
  • Continue for 400 metres and you will see the access to a stone track on the right and public footpath sign with a blue cross on a tree (point Y).
  • Please park in a safe place not obstructing any traffic nor the entrance to the track (sorry, we do not provide keys for viewings).
  • Continue along the track for 25 metres and climb over the steel gate, just beyond the small kissing gate into the adjacent field.
  • Continue along and down the track with larch woodland on the left.
  • After 95 metres you will arrive at a steel gate into paddocks on the left and a second steel gate ahead of you into woodland with a Woods4Sale sign attached (point A).
  • Climb over the gate into the paddocks.
  • Continue along the unsurfaced track along the top of the paddocks with fencing either side.
  • After 110 metres, climb over another steel gate and turn right (point B) and continue down the track.
  • After 210 metres you will arrive at another steel gate (point D).
  • Climb over the gate and climb over the second immediately after on the right and you will arrive within the paddock (point E).


  • The northeast boundary is the agricultural fence with woodland beyond.
  • The northwest boundary is the agricultural fence with an occasional secondary delipidated fence and woodland beyond.
  • The southwest boundary is the recent stock fence with further paddocks beyond.
  • The southeast boundary is the recent stock fence with further paddocks beyond.

Sporting Rights

The sporting rights are owned and included in the sale. They are not let.

Mineral Rights

The mineral rights are owned and included in the sale except as reserved by statute.

Rights Of Way

  • There are no public rights of way within this paddock.
  • There is a right of way granted at all times and for all purposes over the route XYABCDE and AFG.
  • There is a right to turn a vehicle at BC.
  • A maintenance clause covers all the shared rights of way, with liability according to use.

Fencing Liabilities

There are no known fencing obligations.

Other Liabilities

There is an obligation to distribute and collect water charges to three neighbouring paddocks according to use (sub-meters have been installed in each).

Restrictive Covenants

There are some restrictive covenants to protect the paddock and the environment. Please click on the button below to view these.

Read More

How To Buy

This property is being sold on a fixed price basis. We require the following information in writing before we mark a paddock as sold and take it off the market (please ensure you have funds in place before doing this):

  • The name and price of the paddock
  • Confirmation you have viewed the paddock
  • Full name (including middle names), address, phone number and date of birth of all legal purchasers
  • Confirmation of how you will fund the purchase
  • The full contact details of your instructed solicitor (including name of company, contact name, email address, telephone number and full address)

Please click on the button below for more information.

Buy This Paddock

Maps & Plans

Woodland For Sale Regional Plan

Woodland For Sale Regional Plan

Woodland Aerial Image

Woodland For Sale Plan

Woodland For Sale Plan

Woodland For Sale Map Legend


Plans, areas and particulars are for reference only. We cannot guarantee their accuracy and they do not form a part of any contract. Prospective purchasers must satisfy themselves as to the condition of the land.

Woods4Sale Interest

Woods4Sale Ltd hereby give notice under section 21 of the Estate Agents Act 1979 of their interest in the land being sold.

Enquire About This Paddock


Woods4Sale Ltd
Jubilee Chapel
Church Lane

Phone: 01248 364 362
Company Number: 4657216.

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