Plough Cottage

This unique rural equestrian property stands in grounds of 7.8 acres (STS) and comprises a characterful country home with 4/5-bedroom accommodation, a separate attached 2-bedroom cottage, useful garage, workshop and studio, lovely mature typically English gardens and courtyard, grass paddocks, 40m x 20m Combi-Ride manege, pole barn and field shelters. A wonderful opportunity with potential for business use, leisure, B and B, horticultural, hobby farm, camping/caravans etc. (STP) and all within easy travelling distance of the Lincolnshire Coast and the Wolds. 

Directions Approaching Spilsby from the south on the A16 from East Keal, continue to the crossroads and turn right here along the B1195 into the town centre. Follow the road through Spilsby to Halton Holegate and immediately after the 30mph speed restriction signs, turn right onto Station Road. Follow the road for about 1 mile - it will reduce in size to a country lane through the fields and after this distance, The Old Plough and Plough Cottage will be found on the right by a crossroads with Steeping Lane to the east and Toynton Lane to the west, the latter leading to the field gate access to the land and equestrian facilities. 

The Property This fascinating rural home is thought to date back to the 1700's with Plough Cottage possibly added to the main building in the 1800's. During the last 6/7 years many improvements have been carried out including a new clay pan tiled roof to the complex timber structures and which is clearly visible in the aerial images. The property is brick built and presently, the two dwellings are heated by a single oil central heating system. Most of the windows have just been renewed with olive green and white uPVC framed double-glazed units.

Formerly a Batemans Pub for the local rural community, the rooms of The Old Plough retain a welcoming and cosy atmosphere enhanced by a multitude of character feature to include low beamed ceilings, ledged latch doors, wall pillars and braces, fireplaces with open grates and stoves, shaped internal doors and windows, a small bar and a fine garden room with flagstone floor opening onto a sheltered picturesque courtyard.

The projecting rear wing provides another versatile spacious room which can be a 5th large bedroom with ensuite shower room or as at present a home-working room with a separate preparation room beyond.

Plough Cottage is equally full of character with an open-plan kitchen and dining area and a beamed sitting room with stove.

Both properties enjoy views across the lane to the open fields and to the rear, over the extensive gardens towards the mature trees which separate the formal gardens from the equestrian facilities beyond.

Just 11 miles from Skegness on the coast and a short drive from the scenic Lincolnshire Wolds, this property has great potential for business or leisure use (STP) with 7.8-acre grounds (STS), and accommodation which lends itself to Bed and Breakfast or holiday cottage rental. Alternatively, this is a readymade equestrian home with a difference, enjoying excellent facilities in a quiet rural location. More and more families are seeking annexed accommodation for relatives, whether old or young and this home has great such potential in the attached cottage and the scope to create a self-contained annexe within the rear wing, subject to planning/building regulation consent. 

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

The Old Plough  

Ground Floor The main entrance to the property is on the left side of the building adjacent to the gravel driveway where a part-glazed door with diamond lattice pane opens into the: 

Entrance Lobby Heavy beams to the ceiling, side window, quarry tiled floor and pine latch, ledged door to the study. Further wide stripped pine door with lion's mask knocker, large lock, finger plate and bolt together with latch handle and wide strap hinges opening into an inner lobby which in turn opens to the dining room/snug and the sitting room at the rear.  

Study An attractive bright and airy room from which to work from home, also having heavy beams to the ceiling and a pine boarded floor. Window to the side and rear elevations and internal multi-pane Yorkshire sash window to the sitting room adjacent. 3-branch ceiling light fitting and deep pine dado rail to one side.  

The Inner Lobby Has a quarry tiled floor which extends through to the dining room/snug and also has a smoke alarm and ceiling light. Painted ledged door with finger plate and latch handle to the: 

Lounge A spacious yet cosy room with a low cross beamed ceiling and a wide inglenook fireplace having alcoves to each side of a brick arched inset fire surround with a Morso cast iron log burning stove positioned on a brick lined and quarry tiled hearth, all having beam over. There are power points to the alcove at the side with quarry tile base and ledge. Three wall light points, Yorkshire sash window to the study as previously mentioned, side window and rear walk-in bay with French doors onto the garden. Radiator, smoke alarm and inner stripped pine glazed double doors with feature, stained-glass windows on each side and step up into the: 

Hallway With low ceiling, radiator, rear window providing attractive views over the garden and staircase with pine spindle balustrade and turned newel post leading up to the first floor. Pine door with latch handle to the: 

Shower Room White suite with white ceramic tiled splashbacks in contrasting coloured grout and comprising low-level, dual-flush WC, pedestal wash hand basin and a corner splash-boarded and glazed shower cubicle with a wall mixer unit, handset and rail together with curved glazed doors. Ceramic tiled floor, chrome ladder style radiator/towel rail, glass wall shelf and small side window. Ceiling downlighters and extractor fan.  

Dining Room/Snug A cosy room retaining a small bar with a serving opening, framed with timber brackets and pine ledge. Large feature brick inglenook fireplace with an inset brick-domed open grate, Yorkstone hearth and small door adjacent, (now sealed).

Cross-beamed ceiling, exposed wall pillar and bracket, radiator, side window and two wall light points. Painted ledged door with latch handle and finger plate opening onto the second steep staircase with lower kite-winder steps leading up to the bedroom above.

A further painted ledged door with latch handle and finger plate opens into the small bar serving area which has a part-sloping ceiling beneath the staircase. Window to the front elevation. 

Inner Lobby Quarry tiled floor, painted ledged, latch doors to the snug/dining room, kitchen and bathroom. Cross-beamed ceiling with two downlighter spotlights and front window.  

Bathroom White suite of wood-panelled bath having two grips and a glazed side screen, low-level WC and pedestal wash hand basin with old fashioned chrome taps. Painted dado panelling, beamed ceiling and two downlighter spotlights. Light-operated extractor fan, chrome ladder-style radiator/towel rail, ceramic tiled floor and two glass shelves.  

Dining Kitchen A spacious and deep room which is L-shaped overall comprising kitchen area to the rear and a dining area at the front adjoining the raised, recessed fireplace with beam over a flagstone hearth and a cast iron log burning stove inset. The kitchen area has a range of units finished in cream with metal door handles and comprising base cupboards, corner shelves and drawers, roll-edge work surfaces with brick and ceramic tiled splashbacks, wall cupboards on each side of a plate rack and a white enamel one and a half bowl, single drainer sink unit with chrome mixer tap. Space with plumbing for dishwasher, Hotpoint ceramic hob with cooker hood over having light inset; Beko double oven incorporating grill and set into a feature brick wall on one side. Cross-beamed ceiling, rear window providing fine views over the attractive courtyard at the rear and feature brick wall with two shaped brick openings enclosing an internal window and two-way swinging glazed door to the garden room adjacent. Adjoining the fireplace there is a large door giving access to the airing cupboard which contains a Heatrae Sadia large capacity insulated hot water cylinder with immersion heater operating via a programmer.  

Larder Combining space for storage and creating an additional preparation area, this room has base and wall cupboard units in cream, beech-effect roll-edge work surfaces, ceramic tiled floor and light.  

Pantry/Utility A further additional storage and preparation area adjacent to the kitchen and L-shaped overall with a deep wall alcove ideal for an upright fridge/freezer and having a power point. Ceramic tiled floor, rebated electricity consumer unit with MCBs, small side window and part-sloping ceiling.  

Garden Room A charming seating area from which to enjoy the fine views through the wide double-glazed, double patio door with side panels on the rear elevation which can be opened during the summer months to combine this area with the attractive courtyard beyond. Yorkstone paved floor, cross-beamed ceiling, brick pillars and a built-in brick shoe cupboard with hinged lid. Radiator and shaped, arched door into the ground floor bedroom. Walk-through opening into the: 

Boot Room With coat hooks to wall plaques, ceramic tiled floor and beamed ceiling with two downlighters. Sealed connecting doorway to the cottage adjacent with exposed brickwork at the side. 

Ground Floor Bedroom 1 A spacious double bedroom with oak-effect floor covering, crossed beams to the ceiling, two front windows and a tall anthracite grey designer radiator. The doorway from the garden room is arch-shaped with studs and has a large lock. Built-in wardrobe with part-glazed double doors and three wall uplighters. Views to the front of the property, across the lane to the open fields beyond.  

Ensuite Shower Room White suite of low-level WC, pedestal wash hand basin and wide ceramic tiled and glazed shower cubicle with chrome shower mixer unit, handset and rail. Part ceramic-tiled walls with decorative border tiles, ceramic tiled floor, extractor fan and internal window to the garden room at the rear. Radiator and towel rail. Trap access to the wing roof void. Door off to a walk-in wardrobe with clothes rails, light and shelving.  

First Floor Landing Approached from the hallway at the rear of the property, the landing area is full of character with beams to the sloping ceilings, spindle balustrade and a window on the side elevation presenting an attractive view over the courtyard.

There is a small gallery to the split-level floor and pine double doors open into two under-eaves store cupboards. Pine latch doors open onto the rear and centre bedrooms.  

Bedroom 2 (rear) A spacious double bedroom enjoying a cosy cottage feel with deep, part-sloping ceilings and a gable window from which there are some fine, far-reaching views over the rear garden towards the mature trees beyond. Double radiator and double pine doors into a deep under-eaves store cupboard.  

Centre Bedroom 3 Another spacious double bedroom with a double-glazed skylight window from which there are views along the roof line of the property. Two ceiling downlighters, radiator, part-sloping ceiling with exposed beams and colour-washed brick, shaped chimney breast. Beamed plinth wall, connecting door to the fourth bedroom and small door into an: 

Ensuite Washroom White suite of low-level WC and small bracket wash hand basin positioned by the shaped chimney breast at the side. Tube light and extractor fan over.  

Bedroom 4 (front) A large double bedroom which has independent access via the steep staircase from the dining room/snug below. The 1m wide staircase has a handrail to the side and a pine pillared balustrade to the stairwell. Front window framed by wall pillars and beams, further exposed room beams, radiator and 4-spotlight ceiling fitting. Shaped chimney breast to the side of which is a built-in vanity unit comprising a white oval wash hand basin set into a tiled surround over a double base cupboard.  

Plough Cottage  

Ground Floor With an entrance at the front of the building where a ledged and framed latch door opens into the: 

Dining Room/Reception Area With oak flooring, beams to the ceiling, two wall light points and ceiling spotlight. Front window, door into the sitting room and wide opening creating a semi open plan feel with the: 

Kitchen Base and wall cupboard units finished in pale green, timber-lined work surfaces and a stainless steel one and a half bowl sink unit, together with ceramic tiled splashbacks. Built-in Neff electric oven and Samsung four-plate ceramic hob with pull-out hood over. Quarry tiled floor with modern rectangular tiles, digital controller for the underfloor heating and two oak-framed rear windows, (one being a Yorkshire sliding sash). Beams to the ceiling, spotlight ceiling fitting, wall light point and rear door with small windowpane opening onto the rear garden.  

Sitting Room With an oak floor extending through from the dining room, a beamed ceiling and brick chimney breast with arched fireplace having a raised quarry tiled hearth and a Clearview cast iron log burning stove inset. Two brick arches over wall alcoves and plinth with brick and tiled log store by the fireplace. Feature wall beams and braces, digital underfloor heating control, two front windows providing views over the lane to the open fields, wall light point and alcove lighting. 

Side Passageway With an opening from the kitchen, the passageway has a radiator, coat hooks to wall plaque, quarry tiled floor and beamed ceiling. A sealed doorway, as previously mentioned within the boot room of The Plough, which could be operated to connect the two buildings internally. Folding door to the: 

Shower Room Ceramic tiled shower cubicle with glazed screen and sliding door, together with a wall chrome mixer shower unit and handset on rail; white suite of pedestal wash hand basin with pillar tap and low-level, dual-flush WC. Two rear oak windows, quarry tiled floor, extractor fan and ceiling beams. Chrome ladder-style radiator/towel rail.  

First Floor  

Landing/Dressing Room or Study Area With pillared balustrade to the stairwell and a built-in range of single and double wardrobe/store cupboards with a deep, recessed under-eaves airing cupboard containing the Megaflow insulated hot water cylinder with immersion heater; the airing cupboard also has a light and digital programmer. Window to the front elevation and door to:  

Toilet With a white low-level WC, sloping ceiling and three inset spotlights.  

Bedroom 1 (front) A double bedroom with a part-sloping ceiling, four downlighters, radiator and front window with low sill providing views over the fields. Painted ledged latch door and low internal door. Smoke alarm and two exposed wall brace beams.  

Bedroom 2 (rear) With a rear window and a smaller low-level wooden window beneath an area of this room which has a low, restricted ceiling height. The main area has a part-sloping ceiling and there is an arched alcove with an inset, oval wash hand basin in ceramic tiled surround with tube light over. Ledged latch door, radiator and attractive view over the cottage garden.  

Ground Floor Rear Wing A long, single storey wing extends between the courtyard of The Plough and the cottage garden of Plough Cottage and this contains a versatile studio or possible annexe, presently used for homeworking as a consulting room with ensuite facilities.  

Studio A spacious and well-presented room with window to the side elevation facing the courtyard, trap access to the wing roof void, smoke alarm, power points and eight ceiling downlighters. Door to:  

Ensuite Shower Room With a white suite of low-level, dual-flush WC, pedestal wash hand basin with ceramic tiled splashback and splash-boarded/glazed ceramic tiled shower cubicle with a mains chrome shower mixer unit, handset and rail. Ceiling spotlights and extractor fan. Ceramic tiled floor and skylight window. Boiler Cupboard containing the Firebird S oil-fired central heating boiler and expansion vessel for the pressurised system.  

Rear Store With an oak door from the courtyard and having an electric wall heater, rear window, part-sloping ceiling with downlighters and a small vanity wash hand basin in white with double cupboard under. 

Implement Shed To the far end of the rear wing there is a timber double-door into a useful lawnmower/garden shed.  

Utility/Store A further useful space between the rear wing and the main buildings, this store has space with plumbing for washing machine, space for freezers and appliances, power points, a work surface and wall shelf. Electricity consumer unit with MCBs, arched double doors from The Plough courtyard and a metal door with grill to the cottage garden. Extractor fan, clothes rail and ceiling spotlight. 

Outbuildings From the lane there is a wide, gated entrance onto a gravelled forecourt from which further gates give access into the manege, outbuildings and paddocks.  

Field Shelter 1 A good size and presently used for stabling by the present owners with a 3m wide opening having a gate fitted and a lean-to area for hay storage at the side with a separate gate.  

Field Shelter 2 A further good size timber building with two openings facing the manege.  

Pole Barn An excellent useful outbuilding boarded on two sides with a profile sheet roof.  

Manege 40m x 20m with a Combi-Ride carpet fibre and sand surface, under-drained and enclosed by post and rail fencing. 

Garage/Workshop Constructed in brick under a clay pan tiled roof, the garage could be re-instated as a staggered twin garage but is presently used as a workshop on one side and as a store with subdividing partition, to the opposite side. The main front doors have therefore been temporarily sealed. There are strip lights and power points, a rear window, side pedestrian stable-type door with upper pane and an electricity consumer unit with MCB's 

Outside From Fen Road there is a wide opening onto a gravelled driveway and parking area at the side of The Old Plough, giving access to the garage building, with a screen brick wall to the side and an inset arched door to the gardens. Mature chestnut tree to the corner and cast-iron streetlamp now overtaken by birds for nesting; outside lantern by the front door.

The gardens are a delightful feature of this property to the rear of both dwellings with lawns, traditional flower borders, shrubberies and a wealth of mature trees forming a backdrop and providing some shade as the summer sun warms the garden and courtyard throughout the day. The flagstone courtyard is sheltered by the two projecting wings of the building and has climbing plants and roses to walls and trelliswork.

A pathway at the rear of the formal gardens leads through the trees and across a footbridge over water to the manege. The pathway continues around the arena to the field shelters, pole barn and turn-out paddock with water supply. There is a gated entrance to this area from Toynton Lane and a field gate closer to the main house opens into a parking paddock with hedges screening this from the gardens and double gates inset.

The grass pasture paddocks extend around the side of the dwellings and wrap around the manege and outbuildings with gated access between and mainly natural hedges to the outer boundaries.

The grounds are estimated to extend to around 7.8 acres in total (STS). 

Location The property stands on the very rural outskirts of Halton Holegate, a small village just 1 mile from the market town of Spilsby, with a Grade 2 Listed church, a primary school and the Bell Inn which is believed to date back to the 16th Century.

Spilsby is a historic market town operating since the early 1300's with a number of independent shops in addition to the usual supermarkets, petrol station, garages, motorbike specialist, doctors, dentist, opticians and pharmacy. Markets are on Mondays and sometimes include an auction.

Particularly pertinent to this property, Chandlers in Spilsby is the place for country stores and equestrian supplies for both horse and rider to include feed, supplements, equipment, clothing, footwear and accessories.

The surrounding area is home to many equestrians and provides excellent outriding, regular events, riding and pony clubs, livery yards and riding holidays. 

Viewing: Strictly by 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. Red-lined aerial images show approximate boundary positions and should be verified at sale stage against the contract plan. We understand that mains water and electricity are connected whilst drainage is to a private system. No utility searches have been carried out to confirm the services at this stage. The properties fall into Council Tax Bands C and A respectively. There is now ultra-fast broadband connected to the property.

Marketed by: Masons, Louth