For sale: The Grove Farm, Witherslack, Cumbria, LA11 6RY

SUMMARY

* Tastefully renovated, restored and extended period Farmhouse.
* High quality fixtures and fittings throughout.
* Recent improvements include double glazing, a superb stylish Farmhouse Kitchen/Breakfast Room and high quality joinery.
* Four Receptions, Four Bedrooms, Three Bath/Shower Rooms, Utility Room, Study and Office.
* Farmhouse is linked to the Apartment with Kitchen, Dining/Sitting Room, Shower Room, Lounge, Two Double Bedrooms, each with En Suite facilities.
* Double Carport, Garage/Workshop, Expansive gardens and grounds.
* Slightly elevated position with majestic 3600 views across the valley.
* Impressive restored 5 bay Barn with lean-to buildings and underhoused shippons, stables and stores and a pentice.

* Potential to utilise the Barn for ancillary use such as Games Room, Office, Studio, Additional Accommodation, Workshops.
* Several acres of sound pasture land, including an open fronted stone and slate livestock building, surrounding the farmstead.
* Of particular interest to Hobby Farmers and those with Equestrian pursuits.
* A590 within 10 minutes drive, local stores/amenities at Witherslack.
* Grange-over-Sands about 6 miles, including Railway Station.
* Junction 36, M6, About 20 minutes.
* Viewing is strongly recommended.

LOCATION

Travelling along the A590 from the direction of Kendal, in a westerly direction towards Grange-over-Sands, at the second dual carriageway section of road, take the first right signposted Witherslack. Passing the Derby Arms Inn on the left, proceed into the village and at the first road junction turn left, signposted Halecat.

Follow the lane and before Witherslack Church, turn left, again signposted Halecat. The entrance to Halecat is on the left, but continue along the lane down the hill and take the first left, at Slate Hill. This is a no through road, and The Grove Farm is the first property on the left, after approximately 1/2 mile, just past Bowes Lodge which is on the right.

The private entrance drive opens to a large turning sweep and parking area in front of the detached Barn, with the Farmhouse on the right.

The Accommodation Briefly Comprises:
[All measurements are approximate]

Entrance into the impressive

KITCHEN: 6.42m x 5.47m (21'1" x 17'11") Exposed beams to ceiling. Central island with polished hardwood surface and electric hob. Aga in recess with timber lintel and patterned tiled walls. Fitted base units with polished granite surfaces and stainless steel sink unit. Morso woodburner. Two central heating radiators.

DINING AREA: 5.53m x 3.42m (18'2" x 11'3") Polished tiled floor. Central heating radiator. Double glazed pine windows overlooking the southerly garden with double doors and steps leading down to the lawn.

From the Kitchen, a strip pine door leads to the

INNER HALL: 2.24m x 0.87m (7'4" x 2'10") Stone flagged floor. Access door to cellar.

WALK-IN CUPBOARD: Stone flagged floor. Coat rail. Fitted shelves.

DRAWING ROOM: 8.26m x 4.18m (27'1" x 13'9") A splendid room with southerly and westerly aspects, with superb views across the Winster Valley towards Cartmel Fell. A pair of pine glazed panelled doors with shutters, to the southerly lawned garden. Polished marble fireplace with cast iron inset and slate hearth. Two central heating radiators.

ENTRANCE HALL: 4.76m x 1.44m (15'7" x 4'9") Front entrance door. Double central heating radiator. Moulded architraves. Archway above the pitch pine staircase.

SITTING ROOM: 4.17m x 3.32m (13'8" x 10'11") Westerly aspect with fine views across the valley. Wall cupboards with pine doors. Polished marble fireplace with ornate cast iron inset and polished slate hearth. Moulded architraves. Central heating radiator.

DINING ROOM: 4.51m x 4.16m (14'10" x 13'8") A lovely room with windows overlooking the north terrace. Stone flagged floor. Central heating radiator.

Splendid raised fireplace with oak mantel and slate hearth. Flagged floors. Two windows each with window seats and pine shutters. Pine wall cupboard. Central heating radiator.

The pitch pine staircase with Half Landing and window, leads to the

FIRST FLOOR

LANDING: Moulded architraves. Central heating radiator.

All the doors on the first floor are stripped pine, matching the skirting boards and door frames.

BEDROOM No 1: 4.15m x 3.43m (13'7" x 11'3") [south west] Ornamental polished marble fireplace with ornate cast iron inset. Lovely westerly aspect with views across the valley. Double central heating radiator. Moulded architraves.

EN SUITE SHOWER ROOM: 1.95m x 2.21m (6'5" x 7'3") Corner shower cubicle. Part tiled walls. Wash hand basin. W.C. Ceramic tiled floor. Downlighting. Heated towel radiator.

BEDROOM No 2: 4.20m x 3.00m (13'9" x 9'10") [centre] Westerly aspect. Double central heating radiator. Moulded architraves.

BEDROOM No 3: 5.32m x 3.46m (17'5" x 11'4") [north west] Similar westerly aspect with views across the valley. Double central heating radiator. Polished wooden floor. Marble fireplace with cast iron inset and slate hearth. Pine window shutters. Pine fitted cupboard with drawer below.

EN SUITE SHOWER ROOM: 3.23m x 2.82m (10'7" x 9'3") Shower cubicle. W.C. Bidet. Wash hand basin. Polished timber floor. Central heating radiator.

FAMILY BATHROOM: 3.54m x 2.80m (11'7" x 9'2") Recently installed with a Villeroy and Boch white suite, comprising a deep bath, w.c. and wash hand basin. Ceramic tiled floor. Recessed window. Central heating radiator. Downlighting. Heated towel radiator.

Off the Main Landing is the

INNER LANDING: 2.82m x 1.39m (9'3" x 4'7") Access hatch to roof void which is insulated.

A pine door from the Inner Landing and two steps lead down to the secondary staircase to the Kitchen.

BEDROOM No 4: 6.70m x 3.86m (22'0" x 12'8") Polished pitch pine floor. Wonderful southerly aspects with views over the garden towards agricultural land. Exposed roof truss and purlin. Cupboard above the staircase. Central heating radiator.

OFFICE/DRESSING ROOM: 5.05m x 3.00m (16'7" x 9'10") Polished pitch pined floor. Roof light. Central heating radiator. Hanging cupboards.

Returning to the Kitchen/Dining Area, at the far end of the sitting area is the

UTILITY ROOM: 3.92m x 3.20m (12'10" x 10'6") Fitted base units and polished granite working surfaces. Stainless steel sink unit. Pine wall cupboards. Plumbing for washing machine and dishwasher. Exposed beams. Central heating radiator. Coat rail. Door to Garage/Car Port.

The dimensions include the CLOAKROOM, with wash hand basin, w.c. and central heating radiator. Polished tiled floor. External access door to side terrace with slate roof. Pleasant views across the gardens.

Returning to the Inner Hallway. Door and steps lead down to the

CELLAR: 5.22m x 3.36m (17'2" x 11'0") Central island unit with slab surface above the well. Slabbed shelving. Power and light.

STUDY: 3.79m x 3.69m (12'5" x 12'1") Access from the rear terrace. Central heating radiator. Southerly aspect overlooking the gardens and side terrace. Shuttered window. Polished oak laminate floor.

On the opposite side of the side terrace, glazed panelled, a polished pitch pine door opens into the

APARTMENT

Containing open plan, contemporary, accommodation, comprising:

KITCHEN: 3.46m x 2.99m (11'4" x 9'10") Fitted base units with integral electric oven and AEG hob. Matching wall cupboards. Stainless steel sink unit below the south facing garden. Multi fuel stove in a limestone fireplace. Central heating radiator. Roof light.

DINING/SITTING ROOM: 5.81m x 3.16m (19'1" x 10'4") Polished slate floor. Lovely views across the easterly gardens overlooking land included with the sale. Two double central heating radiators. Double glazed windows. A pair of doors opening on to steps down to the side gardens.

At the far end of the Dining/Sitting Room, is an oak door opening into a LOBBY: Fitted cupboards with shelves.

CLOAK ROOM: 1.52m x 1.37m (5'0" x 4'4") W.C and wash hand basin.

A pitch pine staircase, off which is a Store Cupboard over the Shower Room, leads to the

FIRST FLOOR

HALL: With polished oak floors and high quality joinery fittings.

BEDROOM No 6: [Including En Suite] 4.03m x 4.01m (13'3" x 13'2") Central heating radiator. North facing window with window shutters. Fitted wardrobes with cupboards above. Two central heating radiators. Exposed roof trusses. EN SUITE SHOWER ROOM: With corner shower unit. Part tiled walls. Wash hand basin and w.c.

LIVING ROOM: 4.52m x 4.23m (14'9" x 13'9") Two east facing windows, each with oak window seats and central heating radiators below. Additional central heating radiator. Exposed roof beams and trusses. Splendid views.

BEDROOM No 5: [Including En Suite] 4.00m x 3.00m (13'2" x 9'9") Roof light. Central heating radiator. Exposed roof timbers. Walk-in wardrobe. EN SUITE BATHROOM: Bath. Part tiled walls. Wash hand basin and w.c.

OUTSIDE

CAR PORT: 6.04m x 5.16m (19'9" x 17'0")

GARAGE: 7.39m x 4.01m (24'4" x 13'2") Slated roof. Power and light. Up and over door. Concrete floor. Two oil fired boilers, one for the Apartment and the second for the main house.

To the side is a lovely tiered terrace between the house and the entrance drive with magnificent views across the Winster Valley.

GARDENS & GROUNDS

The front garden to the west, adjacent to a meadow field. Front terrace. The gardens continue around the southerly side and include a fine array of flowering tress and shrubs and a selection of hardwood trees, including chestnut. Outcrop rock features. Ornamental pond.

FORMER PRIVY: Stone built with slate roof.

ORCHARD: Including Damson and Apple. Large lawn to the east of the Apartment.

Pleasant amenity area with a variety of flowering trees and shrubs including softwoods and hardwoods towards the south and north easterly boundaries.

FIVE BAY BARN: 18.38m x 8.24m (60'6" x 27'2") Stone built. Double pitched tiled roof with underhoused accommodation. All the timber work to the main barn has been either replaced or renewed.

There is a loft above the apple store end bay. External access door on the northerly gable end.

Attached LEAN-TO GRANARY: 7.20m x 3.61m (23'8" x 11'9") With loft over.

On the opposite side of The Granary is the

LEAN-TO STONE HEN HOUSE/STORE: 3.60m x 3.54m (11'8" x 11'7") With slate tiled roof and store below, incorporating the oil tanks.

WOOD STORE: 5.24m x 3.49m (17'3" x 11'3") Double doors on southerly gable end.

The access to the underhoused accommodation is from the front, west facing elevation of the Barn under the recently restored and slated pentice.

From the southerly end, the underhoused accommodation provides

STABLE: 8.26m x 4.75m (27'3" x 15'7") With five stalls, hayfeed racks and pitched pine divisions.

SHIPPONS: 8.21m x 7.59m (27'0" x 25'0") With feed passages.

SHIPPON: 8.56m x 5.02m (28'2" x 16'6") Standings for 14. An internal door to a former

DAIRY SHIPPON: 7.26m x 3.58m (23'9" x 11'8") For 4 or 6 with an external access door to the easterly elevation.

BARN: 5.24m x 3.49m (17'3" x 11'5") With access from the southerly gable end.

LAND
The farmstead, including the gardens and grounds extends to about 1.24 acres.

On either side of the entrance drive are two enclosures of pasture or meadow land. The field to the left hand side, when approaching The Grove, extends to 1.43 acres and the southerly field adjacent to the drive, 1.64 acres.

Behind the farmstead, is an enclosure of pasture land extending to 3.32 acres, with an area of amenity woodland, 0.28 of an acre at the northerly corner.

To the south is an enclosure of pasture land which includes the open fronted livestock building, constructed with stone and slate, and extending to 6.56 acres.

The whole of The Grove is 14.17 acres as shown edged red on the Sale Plan below, this is not to Scale.

FLOOR PLANS
[These are not to Scale, for identification purposes only]

TENURE: Freehold.

POSSESSION: Vacant possession on completion.

FIXTURES/FITTINGS: All fixtures and fittings referred to in these particulars are included. Fitted carpets are included. But all other items of furnishings, household effects, materials, equipment and machinery are excluded.

SERVICES: Mains water and electricity. Central heating is a combination of oil and woodburners. Private septic tank drainage system. Solar panels for the domestic hot water system.

COUNCIL TAX: Band 'G' [verbal enquiry only].

LOCAL AUTHORITY: South Lakeland District Council, South Lakeland House, Lowther Street, Kendal, Cumbria. Tel No: 01539 733333

PLANNING AUTHORITY: Lake District National Park Authority, Murley Moss, Oxenholme Road, Kendal, Cumbria. Tel No: 01539 724555

VIEWING: Strictly by appointment only through our Kendal or Grange offices.

ENERGY PERFORMANCE GRAPHS

CSPADDER000