Grange Farm

This very special and immaculately maintained Equestrian Property in the heart of the Lincolnshire Wolds comprises a detached farmhouse positioned in 10.75 acre grounds (subject to survey) to include fenced equestrian paddocks, pasture paddock, a 40m x 20m manege, a CL site for five touring caravans, a substantial stocked fishing lake and a hand-built range of six stables with tractor shed and open work area, together with a detached barn. The farmhouse is the culmination of a total coach house renovation project retaining the original characterful brickwork belying a stunning, contemporary and efficient interior featuring exceptional, efficient open-plan living space. A unique opportunity with huge potential.
NB The owners operate a small equine business from the property and there is a planning condition that the farmhouse must only be occupied by persons employed or last employed in the operation of this business at the site unless otherwise approved by the Local Planning Authority.
 

Location Grange Farm stands in a particularly scenic area of the Lincolnshire Wolds which are associated with the poet, Alfred Lord Tennyson. Whilst Salmonby is mainly positioned some distance to the south of the larger village of Tetford, Grange Farm stands in open countryside with just one neighbouring house but is within one mile of The White Hart and primary school in Tetford village.

The country lanes provide some excellent hacking and bridleways between villages whilst the Kenwick Park Leisure Centre on the south-eastern fringe of Louth also has an Equestrian Centre. Day passes can be obtained to ride along many of the beaches of the Lincolnshire coastline.

Louth (10 miles) is a bustling town with three markets each week, many independent shops, thriving cafes, bars and bistros, supermarkets, primary schools, grammar schools/academies and Masons continue to operate the regular cattle market.  

The Property NB. For the purposes of our description, the elevation with five coaching arches is deemed to be the front of the house, facing the driveway.
This exceptional detached farmhouse was formerly the coach house to the neighbouring property, The Grange and features five handsome wide coaching arches on the main elevation. All but one of these have been cleverly glazed behind the brickwork to preserve the appearance whilst the fifth arch appears to have double doors externally. The original Victorian building was operated for many years as three holiday cottages but from 2020 work commenced on an ambitious extension and renovation scheme renewing all but the original walls of the structure. An impressive new wing complements the original building superbly and incorporates an ultra-modern vaulted dining kitchen. The original rustic solid brick walls have been insulated and dry-lined internally and are surmounted by newly constructed pitched timber roofs covered in clay pantiles. The gutters and downpipes are of aluminium construction with a paint finish.
State of the art, efficient underfloor central heating on both floors is provided by a Vaillant air source heat pump which also delivers pressurized hot water supplemented by an immersion heater to the insulated hot water tank and there is a Tapworks water softener. Room heating is independently controlled via wall-mounted digital controllers. The Domestic Renewable Heat Incentive scheme will transfer to the purchasers for the balance of its term (around 6 years) and presently returns around £1200 p.a.
A security alarm system extends through the house and outbuildings with a security camera system fitted to the stable building and operable by mobile app.
Most of the ground floor double-glazed windows have been thoughtfully designed from floor level so that the interior and stunning surroundings feel seamlessly connected, providing lovely views from inside. Similarly, the first-floor rooms have windows at low level with the same aim and incorporating fire escape openers. Generally, the living accommodation is flooded with natural light. The rear windows take in some amazing views over the owned paddocks and along the southern slopes of the Wolds, below the route of the Bluestone Heath Road in the distance.
The double-glazed windows and external doors were crafted by local firm, Abbey Joinery, and the external doors, frames and bi-folding French doors are hardwood framed. There are also double-glazed skylight windows to the vaulted ceiling of the kitchen, the bathroom and bedroom 3. With the exception of the French doors and main front entrance, the ground floor windows of the main living accommodation have motorized blinds with mobile app or Alexa remote control available.
The interior of the cottage has a distinct "wow" factor with the entire ground floor of the original coach house building enjoying a modern open plan design, though the sitting room has been cleverly separated by glazed internal panels from floor level set into a pillared and beamed surround. The deep, curved brick pillars framing the arches on the main elevation are on display and a number of brick wall panels have been deliberately left exposed in the rooms, to bring the character of the old building inside.
The large L-shaped stable block was hand-built on site with a larch boarded exterior for easy maintenance and deep canopies over paved aprons under a clay pan tiled roof with over-sized gutters. This building has a camera security system including pan, tilt and zoom external camera with remote access and control via mobile app. The building has been designed to include a large tractor shed, a covered open work area with driveway, gated access, tack room, wash down enclosure with solarium and shower unit, together with 6 stables, the corner being a larger foaling stable.
The large stables have Quattro rubber flooring and rubber welded lower wall panelling with ply-boarding above. Manifolds control the water supply to drinkers and the troughs in the paddocks. The stable building is well lit internally and externally with weatherproof exterior power points and water points.
The 40m x 20m Manege has a Combi-Ride surface finished in silica sand, and pulverized nylon with rubber fleck. There are four post and rail fenced paddocks with pressure creosote treated timbers and gates together with a large paddock beyond with hedge surround and a public pathway on the other side of the hedge leading across the Wolds.
The brick and pan tiled detached barn provides potential for conversion into a holiday cottage or annexe (STP) but presently has a workshop, twin toilets and centre shower, a laundry room with hot water cylinder for hot and cold water in the building and a general/log store, all having a good size loft over in the tall pitched roof structure.
A 5 touring van CL site has been located away from the farmhouse on the lane-side and there are five independent power and water points together with a waste facility. Guests are granted the opportunity to fish the beautiful coarse fishing lake at the foot of the land which is well stocked to include carp, perch, tench, rudd and bream. The spring-fed lake has planning permission for 8 pegs with recycled plastic decks and all-year use, having a depth of 17ft in the main part.
The local authority has a positive attitude to tourism and this property affords tremendous potential to expand this aspect taking advantage of the equestrian facilities, fishing lake and surroundings (STP).
A glance at the night-time photographs will demonstrate the extensive exterior lighting to the house and stables, including high-level sensor floodlights, up/downlighters and bulkhead lights. There are external water taps and weatherproof outside power points.
The PDF brochure includes a portfolio of images and extensive detailed information - please see or request a copy by email 

Accommodation (Approximate room dimensions are shown on the floor plans which are indicative of the room layout and not to specific scale) 

Ground Floor  

Main Front Entrance Within the centre of the five original coaching arches and comprising an oak door with chrome handle and tall, double-glazed panel set into a double-glazed surround into the:

 

Open Plan Reception Area, Living Area and Formal Dining Area A hugely impressive room of tremendous proportions satisfying the current trend for spacious combined living areas. A cleverly designed glazed division and door into the lounge, separating this area but allowing an open visual environment throughout the entire ground floor area of the original coach house. The underheated ground floor area of the entire building is finished in oak plank ceramic tiling by Stokes Tiles. The heating has wall-mounted digital zone controllers. The two front coaching arches are double-glazed internally with motorised roller blinds between bull nose, brick built deep front pillars with timber cross beams and pillar across to exposed brickwork on the rear elevation. There are multiple LED ceiling downlighters operating on dimmer switches and double-glazed French doors to the rear elevation opening onto the patio.

From the reception area, a contemporary oak open-tread staircase with glazed side screens, oak newels and handrail leads up to the first floor accommodation via turning kite-winder steps. There is a further window from floor level to the rear elevation with motorised blind and a wide walk-through opening with beam over to the dining kitchen. Two mains powered smoke alarms and sliding door to the utility/boot room.  

Lounge Painted built-in dresser to the corner which also houses the manifolds for the underfloor heating system. Handsome Inglenook style brick fireplace with heavy timber beam over, wide flagstone hearth and a superb ultra-wide, glazed cast iron log burning stove with log storage beneath. Carbon monoxide alarm, ceiling light point, picture light point and double glazing with motorised blinds to the coaching arch on the front elevation. Two tall, double-glazed windows from floor level to the rear elevation and two matching windows to the gable wall create some fine views over the surrounding gardens and towards the fence to the paddocks beyond - all fitted with motorised blinds. The room also has table lamp sockets on a wall switch.  

Dining Kitchen Enjoying a light and airy feel, the spacious dining kitchen is fitted with a range of German-made units in contemporary contrasting two-tone grey beneath granite-effect work surfaces and upstands and including a superbly designed island unit extending to form a shallow splayed dining bar. The island has a quartz surface incorporating the sink unit and a quality Quooker hot/cold mixer tap - no kettle required in this kitchen! The room has a tall, vaulted ceiling with four double-glazed skylight windows, two large windows from floor level facing the equestrian paddocks, two windows to the side elevation and some lovely views towards the slopes of the Lincolnshire Wolds beyond the owned land.

Two tall kitchen units provide larder storage and a concealed integrated fridge freezer and one of the base units conceals an integrated dishwasher. Multiple drawer and cupboard units, two floating wall shelves with concealed LED strip lighting and there are three fascinating glazed pendant lights with hand-blown globes over the island which transform from an unlit copper finish to translucent when illuminated.

The star of the kitchen is the bright orange enamelled Everhot electric 120i cooking range which has a tinted mirror splashback and centrally positioned over is an ultra-modern black glass cooker hood with downlighter. Boasted as "the height of technology and classic design", the Everhot 120i provides three ovens - on the left there are roasting and baking ovens, and on the right a slow cooking oven for when there is a houseful.

The final door of the range conceals all the controls and digital displays necessary to run the cooker. In addition to the classic cast iron hot and simmer plates, the range incorporates a three-zone induction hob, perfect for hot summer days or to augment the overall cooking area.

Above the cooking zone there is a deep, high-level pelmet with concealed LED uplighters and on the facing wall there are four bi-folding French doors which open onto the south-facing patio.  

Utility Room Fitted with tall units matching those of the kitchen in light grey with clothes hanging space within, shelving and basket storage. Window to the side elevation, oak stable door with centre double-glazed windowpane and cat flap, LED ceiling downlighters and light-operated extractor fan. Base double cupboard unit with grey composite single drainer sink unit and chrome quarter turn mixer tap. Space for appliances and plumbing for washing machine. Trap access to the wing roof void.  

Cloakroom/WC White suite comprising low-level, dual-flush WC and pedestal wash hand basin with square designed chrome pillar tap and mosaic tiled splashback. Obscure glazed window to the side elevation, white folding tall, panelled doors opening to reveal the Vaillant hot water system, metal cased consumer units with MCB's, the Tapworks water softener and additionial power points within this storage cupboard.  

First Floor Gallery Landing With oak and glazed screens extending around the stairwell to form a gallery over the reception area below and a feature chandelier with multiple suspended bubble globes over the stairs. Beam to the ceiling, LED downlighters, mains-powered smoke alarm and feature exposed brick wall panels. Three wall light points and sloping ceiling.  

Master Bedroom An excellent size and another light, airy room with five windows in total positioned on three elevations and at low level to take advantage of the excellent outlook over the gardens and paddocks. Exposed collar beam to the part-sloping ceiling and sliding pocket door to the: 

En Suite Shower Room Ultra-modern in style with a tile-effect floor covering, splash-boarded walls with a limed, distressed timber finish to two sides and glazed screens enclosing a large shower cubicle with chrome wall-mounted thermostatic shower mixer unit having a flexible handset on wall rail. White suite comprising a suspended rectangular wash hand basin with chrome pillar tap over double drawers with distressed oak finish and long metal handles; matching unit enclosing the cistern of the low-level, dual-flush WC with chrome button and white top. Obscure glazed window to the front elevation with low sill, part-sloping ceiling and LED downlighter spotlights, together with a light-operated extractor fan. Wall mirror over the wash basin framed by LED lights.  

En Suite Dressing Room Fitted with clothes rails, centre shelves, high-level shelves and LED spotlights. A painted enclosure conceals the manifolds for the first-floor under-floor heating.  

Bedrooms 2 and 3
Each a double bedroom with window to the front elevation having low sill, and the latter having a double-glazed skylight window to the rear roof slope.
 

Bathroom White suite of low-level dual flush WC and pedestal wash basin with square design chrome pillar tap and mosaic glass-tiled splashback; P-shaped bath with curved glazed shower screen and thermostatic Ideal shower mixer unit with handset on wall rail all set in a splash-boarded surround in an oak tile effect. Double-glazed skylight window, tile effect floor covering, LED downlighters and light operated extractor fan. Exposed timber beam.
 

Outbuildings  

Stable Block A superbly designed L-shaped building overall, built by hand on site with a larch boarded exterior beneath a clay pan tiled roof and comprising: 

Tractor Shed With video recording equipment, consumer unit with MCB's, video camera, sensor lighting, smoke alarm (linked to fire alarm), water point and power points. At the front of the building there is a pan, tilt and zoom security camera and there is also the benefit of a modern electric car charging socket.  

Open Work Area A covered area between the tractor shed and stables, ideal for farrier/grooming/tacking up with weather-proof sockets, tap, opening onto the canopy area and rear five-bar gate from driveway access behind the building.  

Tack Room Fitted with camera, light sensor, smoke alarm and saddle/equipment racks.

The stables stretch away in L-shaped configuration with a deep canopy at the front over a concrete apron and the canopy incorporates LED lights as are clearly visible in the night-time photographs.  

Stable 1 This stable presently doubles as a solarium with a Drimie three-panel solarium unit suspended with timer control, dimmer switch and fans, together with a wash-down area having an 18 litre LPG shower unit, LED strip light, high-level power points and as throughout the remaining stables, there is rubber matting and the lower walls are lined with rubber sheet having welded seams.  

Stable 2 Presently used as a feed store with LED strip light.  

Stable 3/Foaling Stable  

LED strip light and hatch to the rear.  

Stables 4, 5 and 6 Positioned along the projecting left wing of the building and fitted with LED strip lighting and rear hatch.  

Brick and Pan tiled Barn A useful additional building which has potential for possible conversion into an annexe or holiday cottage if required, subject to obtaining planning or building regulation consent from the local authority. At present, this building is divided internally to provide the following: 

Workshop With double door access, occupancy sensor lighting by LEDs, power points and opening to a loft storage space over.  

Toilet and Shower facilities Approached through a part-glazed uPVC door with tilted glazed upper panel into a lobby with a modern electric heater and pine four-panel doors into a central shower room with textured Altro non-slip flooring, LED spotlights on occupancy sensor and ceramic-tiled shower cubicle with screen curtain, mixer unit, fan heater and hooks to wall plaque.

On each side of the shower room there are toilets with white low-level WC, slender pedestal wash hand basin, shaver light, light-operated extractor fan and LED lights operating on occupancy sensor. The approach to this area is illuminated by an outside security light.  

Laundry Room With base, cupboard and drawer units, roll-edge work surface, single drainer stainless steel sink unit and open-shelf wall unit. Built-in range with double door access to a shelved storage cupboard and enclosure for the copper hot water cylinder with lagging jacket and immersion heater providing hot water to this outbuilding. Electric Economy wall heater and mains power distribution units for the barn, stables and cottage, together with water manifolds directing water to the cottage, caravan site, barn and stables with automatic feeders to the drinkers and troughs. Part-glazed door with bevelled panes from outside. 

General Store With lighting, power points, side part-glazed door and a log storage area.  

Outside The farmhouse is approached through a timber 5-bar gated entrance set into a deep bay from the lane and opening onto a wide gravelled driveway leading past the main elevation to a spacious parking and turning area. By the barn there is a log-store and close to the side wall of the farmhouse is the Vaillant air source heat pump. A metal framed greenhouse is positioned nearby.

The formal garden area is an excellent size and laid to lawn in the main, enclosed by beech and hawthorn hedges with established ornamental trees. The French doors and bi-folding French doors open onto a large patio, perfectly positioned for afternoon and evening sun. A second vehicular entrance branches away left to the CL site along the lane-side or continues ahead through a fenced and gated inner entrance over a compacted stone driveway to the equestrian building and manege.

A walk past the manege along the side of the rear hedge leads on to the larger paddock and around to the lake, surrounded by woodland and with a smaller pond at the side.

Comprehensive exterior lighting, water points and weatherproof power points together with a 7Kw Pod Point electric car charger. 

Viewing: Strictly by prior appointment through the selling agent.  

General Information The particulars of this property are intended to give a fair and substantially correct overall description for the guidance of intending purchasers. No responsibility is to be assumed for individual items. No appliances have been tested. Fixtures, fittings, carpets and curtains are excluded unless otherwise stated. Plans/Maps are not to specific scale, are based on information supplied and subject to verification by a solicitor at sale stage. The red-lined aerial image shows the approximate position of the boundaries and these should be verified on the contract plan at sale stage. We are advised that the property is connected to mains electricity and water whilst drainage is to a private system but no utility searches have been carried out to confirm at this stage. The property is in Council Tax band E. EQST RUPR

Marketed by: Masons, Louth