SPALDING RESIDENTIAL: 01775 766766 www.longstaff.com

Manor House, Broadgate, Gedney, PE12 0DE

Elegant detached Manor House Grade 2 Listed IN NEED OF SIGNIFICANT REFURBISHMENT INCLUDING POTENTIALLY SOME STRUCTURAL WORK. Spacious accommodation providing vast potential. Overall grounds of approximately 3.05 acres (STS). Also available, by separate negotiation, is a significant neighbouring barn with a further 3.65 acres and planning consent for conversion into a residential dwelling – separate details also available from Longstaff.

Guide Price: £295,000 Freehold, Subject to Contract

Manor House offers the potential to create a stunning family home in a period property with extensive accommodation. The grounds extend in total to approximately 3.05 acres suitable for equestrian uses with a Coach House providing stabling.

ACCOMMODATION

GROUND FLOOR

FRONT PORCH ENTRANCE

RECEPTION HALL 8' 5" x 26' 2" (2.57m x 8.00m) overall. Staircase off.

DINING ROOM 16' 0" x 17' 10" (4.9m x 5.45m) maximum.

SITTING ROOM 16' 3" x 17' 11" (4.97m x 5.47m) maximum.

INNER HALLWAY Understairs store.

CLOAKROOM 7' 4" x 3' 9" (2.25m x 1.15m) WC.

SIDE ENTRANCE (NORTH SIDE)

ENTRANCE LOBBY (SOUTH SIDE) 4' 3" x 7' 10" (1.31m x 2.41m)

BREAKAST ROOM 16' 0" x 14' 9" (4.88m x 4.5m) plus doorway.

UTILITY ROOM 18' 11" x 8' 3" (5.77m x 2.54m)

KITCHEN

15' 5" x 14' 6" (4.72m x 4.44m)

From the Main Reception Hall the staircase rises to:

FIRST FLOOR LANDING 15' 4" x 12' 7" (4.69m x 3.85m) overall including stairwell.

BEDROOM 1 (NORTH WEST) 18' 1" x 16' 2" (5.52m x 4.93m)

BEDROOM 2 (SOUTH WEST) 18' 4" x 12' 0" (5.6m x 3.68m)

BEDROOM 3 (FRONT CENTRE) 14' 7" x 8' 9" (4.45m x 2.69m) plus recess.

BEDROOM 4 (REAR) 16' 8" x 15' 3" (5.1m x 4.66m) maximum

SIDE LANDING Leading to secondary staircase.

SEPARATE WC 4' 11" x 4' 8" (1.52m x 1.44m)

WALK-IN FORMER AIRING CUPBOARD 5' 0" x 4' 2" (1.54m x 1.28m)

BATHROOM 9' 4" x 6' 10" (2.87m x 2.1m) Bath and pedestal wash hand basin.

A further staircase rises to:

SECOND FLOOR LANDING 8' 1" x 15' 3" (2.47m x 4.67m) overall. Roof light.

BEDROOM 5 18' 1" x 15' 2" (5.53m x 4.64m) Restricted ceiling height. Roof light.

INNER LANDING 6' 2" x 11' 4" (1.88m x 3.47m) Access to:-

BEDROOM 6 14' 0" x 18' 4" (4.27m x 5.61m) Dormer window, restricted ceiling height.

BEDROOM 7 11' 9" x 11' 4" (3.59m x 3.47m) Dormer window, restricted ceiling height.

BEDROOM 8 16' 3" x 18' 4" (4.96m x 5.61m) Dormer window, restricted ceiling height.

The accommodation on a gross external floor area basis to the ground and first floor accommodation extends to approximately 3800sq.ft. In addition the second floor extends to a further 1160sq.ft approximately.

DOMESTIC OUTOFFICES/STORES Approximately 386sq.ft. on a gross external basis.

COACH HOUSE The Main Coach House accommodation provides approximately 883sq.ft. of accommodation which includes the original horse stalls and the Coach House section provides the potential to create additional stabling, tack room, garage or further domestic accommodation (subject to planning).

The Coach House was re-roofed in 2014 and the chimney has been re-lined. In addition are further lean-tos on the east side of the Coach House which provide a further 520sq.ft. of space and lend themselves to be dog kennels or garden sheds.

GARDENS AND POTENTIAL PADDOCK The extent of the property is as shown in red on the attached plan and extends to approximately 3.05 acres (1.23 hectares).

The gardens to the west and south side of the Manor House are mainly laid to gravel and require work to re-establish borders and lawns. New fencing will be required by an incoming buyer to define the extent of the gardens and driveway.

The potential paddock is laid to grass with the benefit of mature trees to the north and west sides and newly planted hedges to the east and south sides. The paddock will require fencing by an incoming buyer and will also require Planning Consent to be used for Equestrian purposes. An orchard has been established on the North side of the paddock.

DIRECTIONS From Spalding proceed in an easterly direction along the A151 continuing towards taking the first exit at the mini roundabout approaching Holbeach and then continuing up to the A17. Join the A17 and proceed in an easterly direction bypassing the town and continuing on to the next roundabout turning right signposted Gedney Broadgate. The property is situated after approximately half a mile on the left hand side.

AMENITIES The nearby villages of Gedney, Fleet Hargate and Fleet have combined facilities including primary schools, Church etc. The small market towns of Long Sutton and Holbeach are approximately 2 and 4 miles distant respectively offering a range of local facilities. The property is conveniently situated for access to Peterborough, Kings Lynn, Spalding and the north and west Norfolk Coast.

PLANNING CONSENTS The existing owners of the property have obtained the Planning Consents to alter the layout of the house and to refurbish it. These can be viewed online at www.planning.sholland.gov.uk/ocellaweb/planningsearch. The Reference Numbers for the Planning Consents are as follows: H06-0714-13 H06-0713-13 H06-0464-13 These applications highlight the significant potential to alter the layout to suit modern family living.

AGENTS NOTE The main photographs were taken in May 2016. Interior photographs taken

TENURE Freehold

SERVICES Mains electricity and water. Private drainage.

COUNCIL TAX Band F

VIEWING Viewing is strictly by appointment only. Whilst the Selling Agents make every effort to protect the safety of interested parties, enter the property at their own risk. At any reasonable time with a copy of these Particulars to hand with regard to the exterior of the property. Those wishing to view the interior of the buildings must make prior appointment with the Agents – 01775 765536 / 01775 766766 [email protected]

LOCAL AUTHORITIES South Holland District Council 01775 761161 Anglian Water Services Ltd. 0800 919155 Lincolnshire County Council 01522 552222

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 nea rest 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: 11842 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: 01775 766766 F: 01775 762289 E: [email protected] www.longstaff.com