4 bedroom house

Positioned in the heart of the scenic Lincolnshire Wolds area of outstanding natural beauty with no near neighbouring homes, this unique detached character farmhouse has grounds of approximately 9.5 acres (STS) and an extensive range of outbuildings, most recently operated as a racehorse stable with multiple looseboxes but providing scope for a variety of other uses (STP)  

Directions From St. James' church in Louth travel south along Upgate, carry straight on at the traffic lights and proceed to the roundabout on the town outskirts. Take the second exit and after a short distance turn right. Follow the lane through the village of Tathwell to the eventual T-junction on a long bend and bear left along the A153 road.

Follow the road, go down Cawkwell Hill and on arriving in Scamblesby ignore the first left turn but then take the second left turn. Just after the primary school turn right along South Street which then becomes Mill Lane and follow the lane. At the sharp left bend, bear right keeping along Mill Lane and continue until the driveway leading to the property is found on the left side, sweeping left immediately after the large garden of a bungalow called The Meadows which stands well back from the Lane. This drive provides access via a right of way along the side of The Meadows' garden as far as the tree-lined boundary of Highfield Farm where the driveway continues through a dip, over a stream and then past the grass paddocks which belong to the property on each side. A motorized heavy timber braced gate then gives access into the courtyard by the property.  

The Property Thought to be one of the earliest properties in the village and estimated to date back up to 200 years. The farmhouse has mainly rendered, brick walls beneath a pitched timber roof structure covered in concrete tiles. The windows have been replaced with uPVC double-glazed units in white frames with mostly multi-pane effect panes.

Heating is by an oil central heating system via a back-boiler to the Rayburn Range in the kitchen, supplemented by a log-burning glass-fronted stove in the lounge, and an enamelled Efel oil-fired stove in the snug. In addition, the very impressive and spacious conservatory has two high-level air-conditioning units with twin air source heat pumps for heating or cooling as the seasons prescribe.

The extensive range of outbuildings is described in greater detail below and these are currently equipped for equestrian purposes to an exceptional standard and degree, having operated for some time as successful racehorse stables, taking advantage of the quiet Wolds setting and location, with many bridleways and lanes for hacking within easy reach. The larger buildings have been subdivided to create loose boxes and in addition to the stable blocks and American barn, there is stabling for 39 horses in total. Partition-work and external stable doors are of high quality galvanised and timber construction from the likes of Monarch and Lodden, but the larger buildings could readily be opened out into larger units and the partitions sold on if the buyer has alternative uses in mind, such as storage, workshops, agriculture/horticulture or leisure related activities, the latter either with or without an ongoing equestrian theme (subject to planning permission).

The property represents a unique opportunity within a quiet scenic location with some superb views over the surrounding Wolds Countryside and enviable country walks straight from the doorstep.  

NB For the purposes of this description, the front elevation of the property is deemed to be the west-facing elevation. 

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 Entrance on the north-facing elevation with a part-glazed (double-glazed) door into the: 

Entrance Lobby With decorative coving and white four-panel doors leading off to the utility room and study, together with a six-pane, part-glazed door to the kitchen. Italian handmade Terracotta floor tiling extends from the lobby into the utility room, kitchen, conservatory and study. The lobby area has attractive inlaid leaf pattern border tiles, also in terracotta.  

Dining Kitchen A spacious and superbly appointed farmhouse kitchen fitted with a bespoke, high-quality hand-made range of units finished in mellow oak with ornate metal scroll handles and door knobs, polished granite work surfaces and upstands with a shaped walk-through archway to the conservatory beyond. The in-frame units comprise base cupboards with an extensive variety of built-in drawers ranging in size with decorative fretwork, turned pillars and display/storage shelving. There are complementary wall cupboard units with corner shelves on spindles, wine-rack, illuminated glazed corner display cabinet, drawers and lattice-work doors all fitted with under and over concealed lighting. The base units extend to form a peninsula which culminates in a heavy polished hardwood dining bar and food preparation area.

Wide brick arched recess with centrally positioned, green, enamelled Rayburn cooking range on a painted brick plinth flanked by base cupboard and drawer units with granite work surfaces and upstands. White ceramic one and a half bowl sink unit fitted with a water filtration system and an impressive Quooker instant hot water/cold water mixer tap. To one side there are tall built-in kitchen units comprising cupboards to each side of a built-in larder unit with part lattice-work double doors and ample shelving within

Coved ceiling with roses to two ceiling light points, solid oak arched glazed double doors with bevelled panes to the lounge and white four-panel door to: 

Utility Room With a roll-edge work surface having two oak wall shelves over, space with plumbing for dishwasher, space with plumbing and filtration for an American fridge/freezer and space with plumbing for stacked washing machine and dryer over. Six ceiling spotlights and internal window to the study.  

Conservatory An amazing and exceptionally spacious conservatory with a pitched double-glazed roof fitted with tinted self-cleaning panes and shaped to form a rear gable and projecting gable bay to the side elevation with French doors to the patio beyond.

The conservatory has under floor heating and two Toshiba wall-mounted air conditioning units provide heat in the winter and cold air in the summer via twin Toshiba air source heat pumps positioned just beyond the conservatory outside. There are two chandelier points from the ridge, sockets for wall-mounted TV, two wall light points and a small internal window through to the reading area of the lounge.

Hand-made solid oak-framed, glazed double doors with bevelled panes lead through to the: 

Sitting Room/Snug A cosy room with a brick fireplace arched over an inset enamelled Efel oil-fired stove set on a raised quarry-tiled hearth and back-lit, ceiling light point, wall light points, decorative coved ceiling and hardwood flooring. Plumbing is in place for a radiator and there is a multi-pane effect window to the main front elevation.  

Lounge A spacious room with double-glazed French doors onto the main garden and an impressive hand-made oak staircase with turned spindles and newel posts, enclosing an under stairs cupboard beneath with oak door; complementary built-in range of oak bookshelves with spotlight above.

To the far side of the room there is an arched brick surround to a recessed fireplace with brick and quarry-tiled hearth and an inset cast iron stove with folding glazed doors for an open fire option.

Multi-pane effect window on the main front elevation, moulded coving to the ceiling with rose, ceiling light point, picture light point and three wall light points on dimmer switches. Double radiator and internal window by the reading area adjoining the staircase to the conservatory as previously mentioned.  

Study With coved ceiling, radiator and window to the side elevation facing the stable courtyard; internal window to the utility room adjacent.  

Boot Room Fitted with a range of built-in, wood-grain effect units with roll-edge, textured work surfaces incorporating a wide double bowl, single drainer stainless steel sink unit, space with plumbing for washing machine, tall cupboard unit and radiator. Nine directable ceiling spotlights to coved ceiling, large window on the side elevation facing the stables and smaller window to the rear elevation. Coat hooks to two wall plaques and internal window to the kitchen. Door off to the: 

Cloakroom/WC White low-level WC, ledge shelf, wall light and rear window. Recess with shelf under and built-in airing cupboard with double doors housing the copper hot water cylinder with lagging jacket.  

Office An L-shaped office accessed externally from the pathway between the house and garages via a part-glazed, (double-glazed) door with leaf pattern glazing. Pine wall panelling and plinth, pine-panelled Welsh ceiling and built-in curved desk with wall shelves. Radiator, wall light point, ceiling light point and dimmer switch.  

First Floor  

Landing With picture light point at high level on dimmer switch above the staircase, three ceiling spotlight downlighters, ornamental coving and mains smoke alarm. Six-panel doors lead off to the bedrooms and bathroom.  

Bedroom 1 A double bedroom with window facing the stable courtyard, coved ceiling with access to the roof void, sockets for a wall-mounted TV and double radiator. Vanity unit comprising a cottage-style wash basin set into a pine double base cupboard unit with splayed pine surround.  

Bedroom 2 With window to the front and side elevations providing fine views. Radiator, coved ceiling with four spotlights and dimmer switch.  

Bedroom 3 A double bedroom with bed switch, coved ceiling, double radiator and attractive views from the window on the front elevation.  

Bedroom 4 A single bedroom presently used as an art studio with three spotlights to ceiling fitting, coved ceiling, radiator and attractive views over the lawned gardens. 

Bathroom An elegant bathroom with a white, free-standing, cast iron enamelled double-ended bath on ornate shaped feet with a Victorian-style mixer tap and shower handset. White suite of low-level, dual-flush WC, bidet and vanity wash hand basin with mixer tap over and cupboard beneath; arched wall mirror and two globe lights above. Five directable ceiling spotlights, coved ceiling, double radiator and louvre door to a built-in linen/store cupboard. Ceramic-tiled walls with a decorative, inlaid tiled border and extractor fan.  

Outbuildings (Approximate dimensions and overall floor areas are shown on the floorplans which are indicative of the layouts and not to scale)

The extensive range of outbuildings is positioned to the north of the farmhouse with access from the courtyard area and a secondary access via 2 x five-bar double-gated entrances from the unmade lane (Ings Lane) along the west boundary.

At present, there are 39 loose boxes of generous proportions with lighting, water supply to drinkers, feed racks and quality stable doors/partitions, many of the stables having windows or window openings and those within the large barn are centrally accessed over wide passageways leading to two wash-down enclosures at the far side. There are ample exterior light points and outside water points with paved forecourts, canopies over part and turn-out grassland leading to the main paddocks.

Close to the farmhouse there is an L-shaped range comprising four brick-built stables and feed room with covered drive-through passageway linking a timber-built range of four further stables and tack room, all beneath pitched or mono-pitched roof structures with a corrugated covering and feature clock tower. The timber boxes have a deep canopy at the front and a wide paved forecourt sweeping around with steps down to a galvanised enclosed exercise or lunge ring.

Positioned to the side of this initial range is a detached American barn with corrugated external walls and roof, sliding door on each side to a central passage and Monarch galvanised and timber partitions and doors creating five loose boxes, together with a tack-room, having strip light, power points and saddle racks; door off to a toilet with low-level WC and washbasin.

The large barn comprises a main area and lean-to of equal floor area, constructed in concrete block with upper corrugated walls on steel frames beneath a corrugated roof, the main area separated to form a wide passageway giving access through quality partitions and stable doors to ten loose boxes and culminating in a wash-down area at the rear. The lean-to section of this building is similarly divided to provide a centre access passageway with quality partitions and stable doors to nine loose boxes with a second wash-down area at the rear and a solidly partitioned veterinary room.

Beyond this unit is the walker barn which has block-built walls together with profile sheet cladding on a steel and timber frame beneath corrugated roofing and is separated internally to form a main large L-shaped open area within which the walker unit is located. There is an enclosed timber panelled run to one side with long gates and the remainder of the building has been separated by solid blockwork partitions to create three large loose boxes with stable doors on the south side.

Beyond this building there is a further double stable unit of very generous proportions with a deep canopy at the front, stable doors and windows of louvre style.

Finally, there is a useful single storey implement store close to the north boundary with two openings and this is constructed in timber, covered in profile sheet cladding and corrugated roofing.

Between the two larger outbuildings above, there is an enclosure within which there are presently four static caravans.

Close to the farmhouse is the: 

Garage Block An extremely useful size as shown on the floor plans and constructed with concrete block and sectional walls. Strip lighting, consumer unit having MCB's, power points and exterior light switches and sockets to the front.  

The Grounds The farmhouse faces west with windows overlooking a lawned and tree-lined garden with an initial post-and-rail fenced paddock and tall screen hedges to the main paddocks beyond.

There are formal private garden areas orientated for the sun throughout the day and a superb spacious summerhouse in the upper garden facing the house and patio. Timber built. This outbuilding has light and power, plumbing and a front veranda with led uplighters. The gardens are largely lawned with established trees, ornamental pond, shrubberies and flower borders.

An impressive walled and tiled patio wraps around the conservatory with steps up to the garden and provides a sheltered and private area for al fresco dining and sunbathing with exterior lighting and screen door through to the office and courtyard.

The lawns extend around the front elevation with post and rail fencing to an initial paddock and a motorised remote-controlled gate adjacent from the courtyard onto the driveway which leads through the tall screen hedges to the two main grass paddocks on either side.

The two 5-bar gated entrances from the unmade "Ings Lane" to the west, open onto a spacious driveway and forecourt with extensive parking and turning space around the buildings and by the house, for parking and manoeuvring vehicles. Generally, there are ample exterior lights and external water points. 

Planning Planning permission was granted on 16th September 2020 by the East Lindsey District Council "for the erection of four workers cottages in connection with the existing race horse business to include the removal of existing mobile homes and amendment to re-siting of semi-detached workers cottages rear of existing stables."

Applicants with an alternative use in mind for the property could explore the possibility of applying for such buildings to be developed for holiday accommodation as tourism is generally encouraged in the area by the local authority. 

Location Most of the Lincolnshire Wolds was designated as an Area of Outstanding Natural Beauty (AONB) in 1973 following considerable local campaigning.

This designation means the landscape is some of Britain's finest countryside. It is a living, working landscape, with woodland, grassland and abandoned chalk pits providing important habitats for rare flowers and wildlife.

The Lincolnshire Wolds lie in the north-eastern quarter of the county of Lincolnshire, mid-way between Lincoln and the coast, surrounded by the relatively flat fens, coastal marsh and the Lincoln Clay Vale. The Wolds is the highest land in eastern England between Kent and Yorkshire - there are fine views to the Pennines in the west, and the coast to the east. The AONB comprises an area of 558 km² (216 miles²), while the wider Lincolnshire Wolds Character/Natural Area incorporates the two neighbouring areas of the 'Spilsby Crescent' to the south and the remaining chalk uplands to the north.

Scamblesby is positioned in the heart of the Wolds, approximately equidistant at 8 miles from the market towns of Louth and Horncastle, whilst Market Rasen is around 18 miles. Lincoln is about 25 miles away. The village has a primary school of excellent repute and a village pub which has been refurbished in recent times incorporating a small local shop. The market towns above provide a diverse range of shopping, leisure and sporting facilities and a choice of school including highly regarded grammar schools and academies.

National Hunt Racing takes place at Market Rasen and the area is generally popular with equestrians, tourists, motor sports and vintage car fanatics drawn to nearby Cadwell Park. The coast is around 18 miles from the village at its nearest point. 

Viewing: Strictly by prior appointment through the selling agents.  

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 are not to specific scale and red-lined aerial images show approximate boundaries, are based on information supplied and subject to verification by a solicitor 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 D. EQST RUPR

Marketed by: Masons, Louth