Smalls Farmhouse is a Grade II listed building in the Tunbridge Wells local planning authority area, England. First listed on 20 October 1954. House. 2 related planning applications.

Smalls Farmhouse

WRENN ID
riven-bastion-russet
Grade
II
Local Planning Authority
Tunbridge Wells
Constituency
Tunbridge Wells MP: Mike Martin (LD)
Country
England
Date first listed
20 October 1954
Type
House
Address
Smalls Farmhouse, Schoolhouse Lane, Horsmonden, TN12 8BW
OS grid reference
TQ 721 415
Coordinates
51.14706, 0.45977
Source
Historic England listing

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

Description

Smalls Farmhouse is a house that dates back to the 16th century, with alterations and extensions made in the 17th century, and possibly an earlier core. It features a timber frame clad with red brick in English bond on the main elevation, which includes some blue headers, while the rear elevations are tile hung on the first floor. The house has stone dressings and a plain tiled roof, suggesting a possible hall house origin, and it now has an extended irregular plan.

The principal elevation is two storeys with an attic, set on a plinth of red brick to the right and sandstone to the left, with sandstone quoins on the left side. The roof is ripped with gablets, and there are stacks at the rear centre left and centre. A hipped dormer is present, along with three three-light ovolo and fillet moulded mullioned and transomed windows on each floor, and a rib and stud door located to the centre right. A parallel wing projects to the rear right, featuring outshots and projecting gabled rear wings. The main entry is through a boarded door in a central pentice situated between these two wings.

Inside, the right-hand wing is believed to be the earliest part of the house, although the small panel framing and staggered purlin roof appear to date no earlier than the 16th century. The main range contains much 17th-century small panel wainscotting, likely added in the late 19th or early 20th century, along with ovolo moulded beams and stone four-centred arched fireplaces on both floors. Historical records indicate that the house was once a gentleman's seat known as Baynden.

Local climate

Smalls Farmhouse receives an average of 740 mm of rain a year. This makes it drier than 75% 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 27 freeze-thaw cycles a year, fewer than 70% of listed buildings. Of these, 13 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 — 2 transactions since 2005
  • Related listed building consents — 2 applications
  • 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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