Crown Hall Farm, Dozens Bank, West Pinchbeck PE11 3ND

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1 SPALDING RESIDENTIAL: Crown Hall Farm, Dozens Bank, West Pinchbeck PE11 3ND An Exceptional Residential Country Property Set in Grounds of 4.7 Acres Dual Commercial Opportunities 4 Bedrooms, 3 Reception Rooms Award Winning Gardens Stocked Lake 845,000 Freehold Crown Hall offers one of those rare opportunities to acquire an exceptional residential property set in magnificent grounds of some 4.7 acres (1.90 hectares), together with commercial opportunities.

2 PARTICULARS Crown Hall Farm offers one of those rare opportunities to acquire an exceptional residential property set in magnificent grounds of some 4.7 acres (1.90 hectares), together with commercial opportunities which can be utilised for a variety of uses, either on a personal and private basis or for more extensive commercial activities, subject to any additional planning consents. Potential car/caravan storage facility. It is located some 3 miles west of Spalding just off the A151 but also providing convenient access to Bourne (8 miles) and the neighbouring towns of Boston, Sleaford, Grantham and Stamford. The expansion City of Peterborough is some 20 miles to the south west and both Spalding and Peterborough offer rail connections to the main east coast line (Peterborough to Kings Cross only about 45 minutes). The A1 is easily accessed at Peterborough, Stamford, Colsterworth or Grantham. The Vendors, Mr and Mrs Pat Thomas, have spent a considerable time sympathetically restoring and refurbishing Crown Hall Farm which now provides very well appointed 4 bedroom accommodation with 3 reception rooms and additional well appointed kitchen - all of the accommodation has been finished to a very high standard with natural materials used extensively so that it now provides a wonderful family home. It is set in private award winning gardens which have been established over the last 15 years and now provide great interest with different compartments and themes, each of which tells its own story. Designed in conjunction/together with Adam Frost 7 times gold medal Chelsea winner. The grounds of Crown Hall Farm have been magnificently landscaped and now provide an oasis of calm and seclusion in a rural location yet conveniently situated for the amenities of Spalding and nearby areas.

3 The additional features of extensive garaging, stores, workshop and premises offer the opportunity to combine the use of Crown Hall Farm not only as a private family home, but also with business opportunities or extensive storage and other facilities to pursue private interests. Presently, the premises are being used in connection with specialist automobile services but there are many other purposes to which the premises could be put. Viewing of this very individual property is highly recommended to provide the opportunity of appreciating the standard of accommodation offered and the opportunity for diverse interests. RESIDENTIAL ACCOMMODATION ENTRANCE 7' 11" x 6' 0" (2.42m x 1.85m) Coloured Victorian tiled floor with inset mat, traditional style radiator, dwarf brick and Oak construction with vaulted ceiling and exposed beams, pendant light fitment, part glazed and stripped large entrance door, giving access to: MAIN RECEPTION HALL 17' 11" x 6' 9" (5.47m x 2.08m) maximum Victorian floor tiles, dado with lincrusta frieze and picture rails, moulded cornice, traditional radiator, stripped door, door to: SECOND SITTING ROOM/SNUG/STUDY 11' 9" x 11' 3" (3.59m x 3.45m) recessed ceiling lights, traditional style radiator, decorative sash window, part glazed door opening into: GARDEN ROOM 12' 5" x 15' 5" (3.81m x 4.72m) Natural polished floorboards laid in a diagonal pattern, 2 part glazed external entrance doors, 3 upvc windows, natural exposed brickwork, timber panelled ceiling and exposed beam. PANTRY 11' 1" x 6' 2" (3.39m x 1.88m) maximum UPVC sash window, extensive shelving, quarry tiled floor, stripped door. UNDERSTAIRS STUDY 5' 10" x 4' 3" (1.80m x 1.32m) minimum Victorian coloured tiled floor, upvc sash window, 2 recessed lights, restricted head height, Beam Serenity Plus central filtration vacuum system, stripped door. FORMAL DINING ROOM 13' 3" x 13' 11" (4.05m x 4.26m) Painted floorboards, central ceiling rose, traditional papered ceiling, picture rail, moulded coved cornice, Victorian cast iron fireplace with original slate surround. Square archway with display ledge opening into: ORANGERY 26' 2" x 10' 9" (8.0m x 3.30m) A bespoke structure of Green Oak sourced from Alsace with 1 3 picture windows, each with wooden venetian blinds and a large glazed exterior entrance door leading onto the patio, natural wood flooring, 2 traditional style radiators, Clearview log burner with flagstone hearth, shaped brick chimney breast and natural timber mantel. Corresponding square archway with display ledge leading back into: SITTING/MUSIC ROOM 13' 3" x 13' 11" (4.04m x 4.26m) Natural wooden floorboards, central ceiling rose, traditional papered ceiling, moulded coved cornice picture rail, Victorian style cast iron fireplace with decorative timber surround, traditional style radiator. COUNTRY KITCHEN 21' 2" x 14' 0" (6.47m x 4.29m) Range of traditional units comprising extensive base cupboards and drawers, natural timber Iroko worktops with twin bowl sink unit and mixer tap, further base units with sliding doors, further drawers and cupboards set around the Rangemaster electric oven, Rangemaster ceramic hob with concealed multi-speed cooker hood, display shelves, 4 oven AGA Classic (oil fired) with brick chimney breast, natural timber mantel and inset country style tiling. The kitchen has a dual aspect with upvc windows to the south and west facing aspects. Part glazed door opening into: SECOND GARDEN ROOM 15' 10" x 10' 7" (4.83m x 3.25m) Part glazed external entrance door, west facing upvc window, varnished floorboards, exposed brickwork, timber panelling, door to: INNER LOBBY/CLOAKS 8' 0" x 3' 4" (2.44m x 1.04m) Polished floorboards laid in a diagonal pattern, natural timber ceiling, range of coat hooks, door to:

4 CLOAKROOM Two piece suite comprising WC with high level cistern and traditional chain pull, corner bracket hand basin with hot and cold taps and store cupboard under, ceramic floor tiles, heated towel rail, exposed brickwork, ceiling light, obscure glazed window. Access from the Second Garden Room via a part glazed door leads to: UTILITY/LAUNDRY 7' 11" x 8' 6" (2.43m x 2.61m) Boulter oil fired central heating boiler, Permutit water softener, sink unit with Belfast sink on brick pillars, hot and cold taps, ceramic floor tiles, plumbing and space for washing machine, shelving and store crates depicting "R Allen & Co of Northampton and Leicester". From the Reception Hall the carpeted staircase with exposed sanded spindles, bannisters and newel posts rising to: FIRST FLOOR LANDING Access to large boarded loft space, large north facing window, dado rail, picture rail, pendant light fitting, decorative coved cornice, central archway, further light fitting and doors arranged off. MASTER BEDROOM 16' 6" x 13' 3" (5.04m x 4.04m) plus recess A superbly appointed room with natural exposed timbers, exposed coach bolts, co-ordinated décor, traditional style radiator, recess with small north facing window, windows to the south and westerly aspects and a door leading onto the external terrace. EN-SUITE SHOWER ROOM 4' 1" x 8' 5" (1.26m x 2.59m) Large walk-in shower cabinet, pedestal wash hand basin, corner fitted WC with push button flush, tiled walls and floor, vertical radiator / towel rail, upvc window, recessed ceiling lights, underfloor heating. EXTERNAL TERRACE To the south and west sides of the property with access gained from a door on the south side of the master bedroom. The Terrace measures approximately 5.70m x 1.22m plus 6.60m x 1.34m and is part covered to the southerly aspect with natural timber railings providing a lovely vantage point with views over the formal south and west facing gardens. BEDROOM 2 13' 3" x 13' 3" (4.06m x 4.05m) Picture rail, ceiling lights, 2 large fitted double wardrobes, radiator, Victorian fireplace, window to the south elevation, natural floorboards. BEDROOM 3 11' 3" x 11' 1" (3.45m x 3.39m) Exposed floor boards, upvc sash window to north elevation, picture rail, radiator, ceiling light. BEDROOM 4 13' 3" x 9' 5" (4.04m x 2.88m) UPVC sash window to south elevation, exposed floorboards, radiator, Victorian fireplace. MAIN BATHROOM 11' 5" x 10' 11" (3.48m x 3.35m) maximum Four piece suite comprising roll top bath with ball and claw feet, side mounted mixer tap and shower attachment, corner shower cabinet, traditional wash hand basin with decorative mirrored back and courtesy lights, high level WC with traditional chain pull, Oak flooring laid in a diagonal pattern, half panelled walls with dado rail, 2 pendant light fittings, large built-in Airing Cupboard, upvc sash window. OUTSIDE All measurements of the Buildings are on a gross internal basis. PRIVATE DOUBLE GARAGE 16' 4" x 18' 4" (5.0m x 5.6m) Separate double manual doors, concrete floor, power point, light point COAL/LOG SHED brick and pantile.

5 GROUNDS & FACILITIES The gardens and immediate grounds to the house have been extraordinarily well designed and established by the present vendors and now comprise a variety of garden compartments which offer highly individual character areas of interest and seclusion. These principally extend to the south and west of the house. Great care has been taken in planning the gardens which are a mixture of formal and informal areas with quiet seating and summer houses offering a variety of aspects, but most importantly the majority of it being on the south and west sides of the house. There are a wealth of trees and shrubs which have been established, a most attractive Victorian style greenhouse and other summer house features dotted around these spectacular gardens. POTTING SHED - brick and pantile. Seclusion and protection is provided on the west side with an established conifer tree belt and the house enjoys views both from the ground and first floor levels (including first floor balconies) over these wonderful features. The property generally is approached over a private tarmac driveway which gives easy access to the house, the domestic garages and the commercial buildings and rear yard. There are extensive landscaped grounds to the east and north of the house and buildings with a most attractive well stocked lake, boat house and other facilities which have been carefully landscaped and now provide further additional and most attractive features rarely found in this part of the country. THE COMMERCIAL PREMISES EXTENSIVE RANGE OF ADJACENT GARAGES 15' 3" x 44' 5" (4.65m x 13.55m) Providing storage for 5 Vehicles with 5 double opening doors and of brick and pantiled construction. ADJACENT STORES & OFFICES Comprising as follows:- EXTERNAL FRONT ENTRANCE PORCH RECEPTION/OFFICE 12' 9" x 12' 1" (3.9m x 3.7m) Fitted counter and desk, fitted shelves. REAR ENTRANCE HALL/KITCHEN Sink unit. STORE NO. 1 18' 4" x 24' 11" (5.6m x 7.6m) Fitted desk, power and light points. STORE NO. 2 13' 5" x 18' 4" (4.1m x 5.6m) Fitted desk, florescent light, power points. MAIN WORKSHOP 57' 4" x 38' 0" (17.5m x 11.6m) Of brick and portal framed construction with spray foam insulated roof, single and three phase electricity connected, space heater, eaves height approximately 3.5m minimum, 3 sets of doors to front and rear, 1 roller shutter door (full height), 2 sliding doors. SEPARATE RANGE OF GARAGING 23' 11" x 35' 1" (7.3m x 10.7m) and 27.26m x 5.69m Of timber and brick construction with profile roof, insulated building with extensive power and light points, 3 sets of double doors, staircase off to: FIRST FLOOR STORAGE AREA 18' 8" x 35' 1" (5.7m maximum x 10.7m restricted headroom) Providing full length storage in roof space, fluorescent light fittings. Ground floor access presently to: ADJACENT CONTAINER STORAGE UNIT FURTHER STORAGE UNITS AVAILABLE IF REQUIRED.

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12 TENURE Freehold SERVICES Mains water and electricity. Oil central heating. Private drainage. COUNCIL TAX Crown Hall Farm Band D Commercial Premises - LOCAL AUTHORITIES South Holland District Council Anglian Water Services Ltd Lincolnshire County Council PARTICULARS CONTENT We make every effort to produce accurate and reliable details but if there are any particular points you would like to discuss prior to making your inspection, please do not hesitate to contact our office. We suggest you contact our office in any case to check the availability of this property prior to travelling to the area. ROOM SIZE ACCURACY Room sizes are quoted in metric to the nearest one tenth of a metre on a wall to wall basis. The imperial measurement in brackets is approximate and only intended as a guide for those not fully conversant with metric measurements. APPARATUS AND SERVICES The apparatus and services in this property have not been tested by the agents and we cannot guarantee they are in working order. Buyers are advised to check the availability of these with their solicitor or surveyor. Ref: S9478 These particulars are issued subject to the property described not being sold, let, withdrawn, or otherwise disposed of. These particulars are believed to be correct but their accuracy cannot be guaranteed and they do not constitute an offer or a contract. ADDRESS R. Longstaff & Co. 5 New Road Spalding Lincolnshire PE11 1BS CONTACT T: F: E: spalding@longstaff.com