Extended and modernised farmhouse set in private grounds. 8 x brick and pantile holiday cottages with feature courtyard and patios to each cottage. Approx. 17 acres of agricultural farmland offering potential development/intensification (STP). Established rural lifestyle business on the outskirts of a Lincolnshire village with good access to the local market town, regional shopping centre, the east coast resorts, local industry and the cities of Lincoln and Kingston upon Hull. Overall site approx. 19.45 acres/7.78 ha (STSS). EPC Rating – E (main residence).
Beech Farm has been developed by the current occupiers over some 25 years and now offers a tranquil, rural lifestyle business in a Lincolnshire village including a period Lincolnshire farmhouse of good proportion with separate grounds, a business with beautifully developed rural cottages with their own outside space including a tiered outside leisure area in the original courtyard and substantial potential to develop further the business over the remaining 17 acres of grassland, all accessed via a leafy tree-lined driveway from the highway.
The cottages range from country cottages to the very contemporary with many individual, unusual features, including some historical notes where fixtures and fittings have been sourced from properties of local interest. The cottages offer fully equipped accommodation suitable for, either, a short or, a long stay, they are set in tranquil surroundings with outside space, good road access and are ideal as a base to explore Lincolnshire landmarks from The Lincolnshire Wolds, an Area of Outstanding Natural Beauty, the east coast and resorts and a wide cross-section of facilities and amenities in between.
Wide Entrance Hall -
With glazed front door and side screens and staircase to first floor.
Living Room -
Approx. 4.28m x 4.3m plus deep bay window approx. 0.9m x 2.2m (14’1” x 14’2”, plus 2’9” x 7’2”) including an open fireplace with log burner and attractive granite surround and hearth.
Day Room/dining Room -
Approx. 3.8m x 4.00, plus 2.75 x 3.6m (12’5” x 13’2” + 9’00” x 11’10”), being some 7.08m (23’3”) overall extending into the dining area, with uPVC double glazing to two elevations at the front of the house. The original living room includes a fireplace with a Victorian style interior, attractive wooden over mantel and marble hearth.
Approx. 4.3m x 7.9m (14’2” x 25’10”) having been recently extended including a range of kitchen base units, worktops and wall cupboards, an island preparation unit, a Rangemaster oven and hob and an oak style laminate floor with full width double glazed French doors and side screens overlooking the garden at the rear and 4 Velux roof lights in the raised ceiling.
Rear Porch -
Approx. 1.8m x 2.6m (5’9” x 8’6”) with ceramic tiled floor and back door.
Utility Room -
Approx. 1.83m x 1.9m (6’00 x 6’3”) with base units, worktops and spaces for white goods.
Attached Outside Store -
Approx. 2.4m x 3.6m and currently used as a garden store.
Bedroom 1 -
Approx. 4.23m x 4.26m (19’9” x 14’00”), to front elevation with windows to front and easterly side elevation.
Bedroom 2 -
Approx. 4.0m x 4.00m (13’2” x 13’2”) to front elevation with French door onto wide balcony and fitted floor to ceiling wardrobes.
Bedroom 3 -
Approx. 3.07m x 4.04m (10’10” x 13’29”) to rear elevation with a range of fitted floor to ceiling wardrobes.
Approx. 2.09m x 2.76m (6’9” x 9’1”) including a recessed bath, pedestal handbasin, w/c and separate corner shower cubicle.
The property is set well back from the road in gardens laid to lawn, with many “outdoor room” features including, a patio to the rear of the kitchen, a sunken garden with feature round timber cabin, a vegetable garden with fruit trees, and a large commercial sized glass house, all of which are screened by mature hedge and trees giving the house a good degree of privacy.
The Cottages -
Originally a 19th century dairy farm with crew yard and now a landscaped outside space with ornamental features including seating areas, tiered areas, a barbeque, covered communal area with a pool table, ample space for seating and a log burner. The cottages are arranged as follows:-
Approx. 84m2/904ft2 (GIA) arranged over 2 floors and comprising separate lounge with French door onto rear patio and staircase off. Including a fitted Kitchen/Diner, Bedroom 1, and 2 bedrooms and a shower room on the first floor.
Approx. 58.3m2/627ft2 (GIA) and arranged over 2 floors including, Entrance hall, Lounge, fitted Kitchen/Diner, and 1 bedroom and a shower room on the first floor.
Approx. 37.5m2/404ft2 (GIA) and arranged over 2 floors including, Lounge, fitted Kitchen/Diner, with 2 bedrooms and a shower room on the first floor.
Past Times -
approx. 45.0m2/450ft2 (GIA) and comprising, Living fitted Kitchen, bedroom and separate bathroom.
Approx. 41.3m2/444ft2 (GIA) and comprising, Living fitted kitchen, bedroom and shower room.
External Laundry Room -
Approx. 2.4m x 3.6m with plaster emulsion finishes, ceramic tile floor and plumbing and 4 commercial sized washing machines.
Outside Boiler Room -
With oil-fired central heating boiler.
Oak Cottage -
Approx. 33m2/355ft2 (GIA) and comprising Living fitted kitchen and bedroom with en suite Shower room and patio area.
Lavender Cottage -
Approx. 43m2/463ft2 (GIA) comprising a Living kitchen opening onto a patio area, a raised plinth for a double bed and a shower room.
Red Room -
Approx. 47.32m2/509ft2 (GIA) and comprising a Living/Kitchen area with themed notes in “red” including a raised plinth bedroom area, bathroom off and patio area.
The Grounds -
The farmhouse and cottages are set in grounds of approximately 2.4 acres /0.96 ha, (subject to site Survey) and accessed via a tree-lined leafy driveway from the highway with mature trees, gravelled parking and circulation space, surrounded by open farmland.
General Remarks -
This is a superb opportunity to acquire a business in a mature rural setting with an established following and substantial potential to enhance and develop further, both the ample areas to the rear of the Garden Block backing onto open farm land, and the 17 acres currently laid to grass. The business offers self-catering facilities for short or long stays and is open all year round, with cottages to cater for the single person or large/family groups, all with individual patios, the courtyard with BBQ area and outside seating in a tranquil rural Lincolnshire setting. Business information will be made available to bona fide parties, once they have inspected the properties, subject to client approval.
This is a destination location, found on the East Coast and thereby commutable to most parts of the county, be it for leisure, work, visiting the area, or for a special occasion. The Wolds is an area of outstanding beauty with many walks within a short distance, the seaside resorts include, Skegness, Mablethorpe, Sutton on Sea and many more, the historic city of Lincoln has many tourist areas and a large student population, and there is established commerce on both sides of the river Humber, which is one of the largest port clusters in the UK, with a wide range of industry, renewables, etc.
There is potential, we believe, to further develop the leisure offer, which could include additional log cabins, a fishing lake, or possibly additional residential development, subject to appropriate consents and approvals, etc.
All mains services are connected or available with separate connections to the house and cottages, in addition to solar panels providing electricity to the cottages, there is a water bore hole for the supply of water to the cottages and separate oil fired central heating systems to the house and cottages.
Assessments & Council Tax -
Enquiries of the Valuation Office Agency website indicate the following:-
Council Tax -
Beech Farmhouse is currently assessed under Band D.
Rateable Values -
Buttermilk cottage RV £3900.00
Daisy cottage RV £2000.00
Clover cottage RV £2800.00
Pastimes cottage RV £2800.00
Milkmaid cottage RV £2000.00
Lavender/Red room RV £4000.00
Oak cottage RV £2000.00
Rates payable are based an adjusted poundage of approx. £0.37p/£1 RV.
Further enquiries should be made of East Lindsey District Council on 01507 601111.
We are advised that the properties are all held on several freehold titles and that the Cottages and immediate land are held on separate titles.
We are advised that the agricultural land is laid to grass and let informally.
We are advised that VAT may be payable on part, depending upon how the purchase is structured and further advice should be sought.
Strictly by appointment with the agent’s Grimsby office on 01472 362020.
Measurements are approximate with the metric conversion shown in brackets, taken wall to wall unless otherwise indicated.
Notice is hereby given that these particulars are set out for the guidance of proposed purchasers and, although due care is taken in their preparation and they are believed to be correct, proposed purchasers must not rely on them as statements of fact and must satisfy themselves by inspection or otherwise as to their correctness. These particulars are issued on the understanding that all negotiations are carried out through the agents Turner Evans Stevens but they do not constitute an offer or contract. Any price quoted in these particulars is subject to contract. No person employed by Turner Evans Stevens Limited has any authority to make or give any representation or warranty whatsoever in relation to this property.