Babbs Farmhouse is a Grade II* listed building in the Tunbridge Wells local planning authority area, England. First listed on 20 June 1967. House. 1 related planning application.

Babbs Farmhouse

WRENN ID
second-plaster-crimson
Grade
II*
Local Planning Authority
Tunbridge Wells
Constituency
Weald of Kent MP: Katie Lam (Con)
Country
England
Date first listed
20 June 1967
Type
House
Address
Babbs Farmhouse, Babbs Lane, Benenden, TN17 4LH
OS grid reference
TQ 791 329
Coordinates
51.06791, 0.55543
Source
Historic England listing

Also on this page: sale history · related consents · flood risk · radon risk · weather exposure · detailed attributes ↓

Description

Babbs Farmhouse is a house dating from around 1603, featuring an integral parlour wing that was refaced in the 18th century and refenestrated in the 20th century. The building is timber framed with close-studding and plaster infill visible on the west face of the west wing, while the remainder is refaced in red brick on the ground floor and tile hung above. It has a tiled roof with a large external brick chimney stack and a crow-stepped brick external stack at the rear. The house is two storeys high, with four windows facing west and three windows facing south, all of which are 20th-century casements. There are also 20th-century dormers and a six-panelled door.

Inside, the farmhouse features a fine Jacobean staircase with solid treads and newel posts topped with finials. The hall includes a screen with linenfold panelling, a roll moulded ceiling, and an open fireplace with a wooden roll moulded bressumer and spandrels. The parlour ceiling is also roll moulded and has a stone fireplace with a four-centred arch and an overmantel with volutes. There is a series of fine panelled doors throughout the house. In the early 18th century, this was the residence of the infamous Kitty Fisher, a lady at court who inspired the nursery rhyme about Lucy Locket and Kitty Fisher.

Local climate

Babbs Farmhouse sits in a drier-than-average part of the UK, with an average of 730 mm of rain a year. This makes it drier than 81% of listed buildings in the UK. Its exposure to wind-driven rain is greater than that of 55% of listed buildings.

It experiences an average of 26 freeze-thaw cycles a year, fewer than 72% of listed buildings. Of these, 12 follow at least 1 mm of rain in the preceding 48 hours. Average temperatures at this location have risen by 0.3°C per decade since 1991.

Averages for 1991–2020; temperature trend 1991–2025. Figures describe the wider area (a grid cell of roughly 10 km), not the individual site. Contains modified Copernicus Climate Change Service information 2026.

More on this building

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  • No EPC on record for this property
  • Sale history — 1 transaction since 1998
  • Related listed building consents — 1 application
  • Detailed attributes — period, style, materials, features
  • Flood risk assessment
  • Radon risk assessment
  • Weather exposure and heating demand — rain and frost month by month and year by year, wind direction, solar and humidity
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  1. Barn at Babbs Farmhouse Grade II 31 m
  2. Stables at Babbs Farmhouse Grade II 35 m
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  6. The Moat Grade II 592 m
  7. Upper Scullsgate Cottage Grade II 594 m
  8. Little Critt Grade II 641 m
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  10. Mounts Farm Barn Grade II 796 m