HIGHER WATERSTON FARM PUDDLETOWN • NEAR DORCHESTER • DORSET

HIGHER WATERSTON FARM PUDDLETOWN • NEAR DORCHESTER • DORSET

Puddletown 2 miles • Dorchester 4 miles • Weymouth 13 miles • Sherborne 16 miles Blandford Forum 16 miles • Poole 20 miles • Bournemouth Airport 27 miles • Salisbury 36 miles (All distances and times are approximate)

A superb family house in the Piddle Valley with tennis court, swimming pool, income-generating secondary accommodation, stabling and land

Ground floor: Entrance hall • Drawing room • Sitting room • Dining room • Study • Conservatory • Playroom Kitchen / breakfast room • Laundry room • Utility room • Cloakroom

First and second floor: 2 bedrooms with en suite bathrooms • 6 Further bedrooms 3 Further bathrooms • Separate WC

Traditional brick and flint courtyard: 4 cottages • Annexe • Barn • Stables • Tack room • Stores

Workshop • Wood store • Pump house • Apple store / garden equipment store • Potting shed

Heated swimming pool with pool house • Hard tennis court

Formal garden • Kitchen garden • Lawns • Paddocks

In all about 8.03 acres (3.25 hectares)

Knight Frank LLP Knight Frank LLP 15 Cheap Street 55 Baker Street Sherborne, Dorset DT9 3PU London, W1U 8AN

+44 1935 812236 +44 20 7861 1528 [email protected] knightfrank.co.uk [email protected]

These particulars are intended only as a guide and must not be relied upon as statements of fact. Your attention is drawn to the Important Notice on the last page of the text. Situation and Amenities Higher Waterston Farm is situated about 2 miles west of the small town of Puddletown which has local facilities. The county town of Dorchester is about 4 miles to the south providing an extensive range of shopping, business and recreational facilities. Other towns nearby include the coastal town of Weymouth (13 miles), Sherborne and Blandford Forum (both are about 16 miles away).

Communications in the area include a regular train service from Dorchester to London Waterloo (from 2 hours 45 minutes). The A35 can be joined easily to the south providing a route to the A31, M27 and M3 eastwards or A30 west. The A354 provides a quick link north towards Salisbury. Bournemouth Airport provides scheduled domestic and international flights and there are ferry links from Poole or Weymouth to the Channel Islands and France.

Sporting pursuits in the area include National Hunt racing at Wincanton and Taunton; hunting with the South Dorset, Cattistock or Portman; flat racing at Bath and Salisbury; water sports, sailing and sea fishing are at Weymouth Bay (the 2012 Olympic sailing venue) or along the Dorset Jurassic coastline and golf is at Dorchester (Came Down), Yeovil and Sherborne.

Independent schools in Dorset include Bryanston, the Sherborne Schools for Boys and Girls, Leweston, Canford, Clayesmore, Milton Abbey, Knighton House, Hanford, Sandroyd and Port Regis. Higher Waterston Farm Higher Waterston Farm sits in the centre of its land and The house is well laid out and is a perfect family home with On the first floor, the dual aspect master bedroom faces is approached by a gravelled drive to a wide parking and large reception rooms including a drawing room, sitting south and west with an en-suite bathroom and the guest turning area in front of the house. This attractive period room, dining room and playroom on the ground floor, bedroom also has an en-suite bathroom. A door link to house is not listed, constructed of brick and part-brick suitable for both formal entertaining and family living. A the adjoining bedroom means this could be an excellent and flint coursed elevations under a slate roof with brick cloakroom and butler’s pantry are conveniently located nanny’s room. There are four further bedrooms, two chimneys. The principal elevation incorporates numerous in the heart of the house. The kitchen / breakfast room, bathrooms and two linen stores. Two bedrooms on the sash windows with views over the surrounding gardens second floor share a bathroom and a separate WC. and grounds. The property has many period features larder, laundry and utility rooms are all arranged around a including elegant and well-proportioned principal rear hall with a private study at the far end of the house. A The accommodation is shown in further detail on the floor reception rooms with attractive open fireplaces, cornicing garden room provides an excellent area for relaxed dining plans. and some flagstone floors. and provides a link to the gardens in front of the house.

Reception HIGHER WATERSTON FARM

Bedroom Bathroom Kitchen/Utility Storage Terrace Recreation

Ground Floor

First Floor Second Floor Approximate Gross Internal Floor Area Main House - 622 sq m / 6695sq ft

This plan is for guidance only and must not be relied upon as a statement of fact. Attention is drawn to the Important Notice on the last page of the brochure.

Romney Cottage Lleyn Cottage

First Floor

texel cottage

Romney Cottage Lleyn Cottage

Ground Floor

Barn cottage Barn cottage

Please note the cottages are not shown in actual location/orientation Ground Floor First Floor

Outbuildings The principal outbuildings are set well apart from the main house and lie to the south, comprising a traditional former stable courtyard of brick and flint elevations under slate roofs, which has been part-converted to provide four cottages and an annexe all let on Assured Shorthold Tenancies, with a barn, stabling, tack room, stores and a workshop. There is potential to develop this further, subject to planning consent. The attractive courtyard is laid out around a communal lawn for use by the tenants occupying the cottages and annexe.

Romney Cottage Open plan living room with kitchen, three bedrooms, shower room and a family bathroom.

Lleyn Cottage Open plan living room with kitchen, two bedrooms and a Romney Cottage and Lleyn Cottage family bathroom.

Barn Cottage Open plan living room with kitchen / dining area, three bedrooms, WC and a family bathroom. Adjoining store room.

Texel Cottage Sitting room with kitchen, two bedrooms and a family bathroom.

The Annexe Open plan kitchen / living room, bedroom and bathroom. Please see the floor plans for further details of the cottages (the Annexe is not shown).

There are 3 stables and a tack room with Belfast sink. The barn has been arranged internally to provide 5 further stables with an adjoining workshop and wood store. At the rear of the main barn is the pump house for the private water supply. A garden equipment store with apple store and loft above adjoins.

Texel Cottage

Gardens and Grounds The west facing elevation of the house has box hedge hedge borders and an established soft fruit cage. There borders and climbing roses. The main area of formal is also a large brick built potting shed. gardens lie to the front (SE) with a flagstone path and The hard tennis court lies to the south east of the tiered lawns linked by a flight of flagstone steps and house, as does the outdoor heated swimming pool divided by traditional brick and flint walling, with well- which is enclosed by high rendered brick walls adorned stocked herbaceous borders below and clipped yew hedging. with climbing roses. There is an adjacent pool house housing the filtration and heating equipment. The lower lawn is surrounded by mature yew hedging and mellow brick walls. There are a number of mature The grazing land lies predominantly to the north trees including some fine walnut and beech trees and east of the house and incorporates a number of adjacent to the drive. In the main garden is a small paddocks enclosed by post and rail fencing and divided brick gazebo with an old stone water trough beside. A by traditional estate fencing. There are a number of garden gate leads to further gardens with crab apple mature horse chestnut and walnut trees. Two paddocks trees, a mature fig tree and espaliered apple and pear have double timber field shelters. All the paddocks have trees. There is a well laid-out kitchen garden with box a private water supply to water troughs. GENERAL REMARKS & STIPULATIONS Method of Sale Higher Waterston Farm is offered for sale freehold with vacant possession by private treaty, subject to the tenancies of the cottages as set out in the table below. The total passing rent on the cottages is £36,840pa and the tenants contribute to the utility costs on a monthly basis.

Property Bedrooms Tenancy Romney Cottage 3 AST Lleyn Cottage 2 AST Texel Cottage 2 AST Barn Cottage 3 AST The Annexe 1 AST

Fixtures and Fittings These together with the fitted carpets and curtains and garden ornaments are excluded from the sale but could be made available by separate negotiation. The fixtures and equipment within the cottages are available for purchase by separate negotiation.

Main House Romney Cottage Lleyn Cottage Barn Cottage Texel Cottage The Annexe A120 M11 A131 A5 A1 (M) A120 NOTE: DROP GOOGLE MAP SNAPSHOT IN AT 100% A44 M1 A6 A120 Leighton A120 Bicester Stevenage A120 Buzzard A10 A120 A120 A505 B1256 A120 A418 Luton A602 A120 A34 M11 Braintree A120 A41 A5 A44 M40 A1 (M) A41 A131 A12 A34 A1184 M1 A1184 A5 A602 A133 A44 Aylesbury Witham A40 A414 A12 A414 A10 A40 A41 M11 Witney Hemel Hempstead M40 A4010 A130 St Albans Harlow Thame Hoddesdon A40 M1 Oxford A413 Chelmsford A41 A414 A420 A414 A114 M40 M25 A34 M11 A12 M1 A413 A1 (M) M25 M25 A12 A130 A420 M25 A4010 Abingdon Amersham South Woodham Ferrers Enfield M25 A12 Faringdon High Wycombe Watford A404 M1 Barnet M11 A130 A419 A34 M40 Billericay A413 M25 M48 A12 A429 Wickford M5 A433 Didcot M25 A130 M4 A404 M40 M11 M4 M48 A420 Pinner A127 Wantage A12 A12 Newport M4 Swindon A41 Basildon Ruislip A12 A46 A429 A329 Ilford M4 M4 A13 M49 A40 Stratford Maidenhead Dagenham Leigh-on-Sea Henley-on-Thames A40 A13 M4 A404 M25 A5 A11 A1020 A34 M4 Rainham M25 Bristol Airport M4 A406 London A117 A13 M4 Cardiff M32 A350 A201 A308 M4 A4 A4 A102 A102 A346 A3212 A2 A4 Chippenham A361 A4 Heathrow Brentford A203 A1089 Bristol M4 Windsor Airport A217 A3216 A2213 M5 M4 A308 A3 A282 Reading A316 A205 M4 A329M A30 A21 A210 A2 Caln A205 A4 A4 A332 A20 Dartford A3 Gravesend Hampton A214 M5 Marlborough M25 A308 A46 Hungerford M4 M4 Ascot A20 A2 A4 Newbury A329 Wentworth A4 A308 M25 Wokingham Ascot Bromley A38 Kingston-upon-Thames Bath A361 A33 A321 Sunningdale M3 M3 Margate A346 A37 A322A322 A232 Gillingham Bagshot M3 M20 M2 Melksham A345 A21 A228 A249 A299 A28 A3095 M25 Weybridge Esher A3 A240 A339 A20 Devizes A3095 A253 M3 M25 A361 M2 A243 A299 Ramsgate Weston Super-Mare Trowbridge Kingsclere A33 A322 A36 A30 A3 M2 A360 Epsom A38 A229 A249 M26 M20 Faversham A350 A34 A339 Woking M25 M2 A256 M5 A338 A23 A22 M26 A361 A342 Farnborough M2 A28 Fleet Farnborough A25 A228 Leatherhead M25 A217 Airport M25 A37 A331 Canterbury M3 A3 Sevenoaks M20 A38 A342 M25 Maidstone Westbury A345 A24 M23 Oxted A21 A26 Frome A360 Basingstoke A287 Guildford A2 A350 Andover Aldershot A31 M20 Dorking A36 Warminster M3 Farnham Reigate A229 A361 A26 M20 A339 A31 A217 A228 M5 Amesbury A303 A303 Tonbridge A28 A24 A22 A21 A256 Shepton Mallet A36 Godalming A2014 A229 A303 Alton A3 Gatwick A228 M20 Exmoor A361 A350 A287 A343 A325 Airport A22 National Park A39 A338 A34 A264 Bridgewater A37 A36 A30 A283 Ashford A2 Glastonbury A31 Royal Tunbridge Wells M3 East Grinstead A303 Stockbridge A22 A21 A229 Dover A30 A286 Crawley Barnstaple Alresford A3 M20 A32 A264 Local Authority A303 Haslemere Felixstowe M5 Salisbury A31 A23 A361 Winchester West Dorset District Council A350 A3057 Horsham Crowborough A37 A272 A286 A283 A21 Tel: 01305 251010 Taunton A22 A3 A229 A377 A272 A354 A3090 M3 A26 Shaftesbury A272 Billinghurst Romsey A36 A32 Petersfield A272 A272 A272Haywards A361 A303 A338 Services Petworth Heath A272 M5 A37 Midhurst A22 A358 A283 A272 A21 Services to the property comprise: mains electricity, Southampton A3 Pulborough Heathfield A36 M27 Uckfield Yeovil Airport A285 A24 M5 Bishops Waltham private water and drainage, oil-fired central heating and Sherborne A350 M27 A286 Southampton A354 Aga. Electric heatingA361 in the cottages. The swimmingA303 poolIlminster Totton M27 A32 A21 A377 Tiverton New Forest is heated by a Calorex heat exchanger. The private water A35 A259 A31 A3M A26 A22 A338 Lyndhurst A23 M5 A326 A37 M27 A3 Havant A27 reservoir is located on the North West boundary of the Blandford Forum A27 Lewes A27 A27 Arundel A27 A35 M27 Chichester A24 A259 A30 Fareham Brighton Hastings property and supplies Higher Waterston Farm, the cottages A337 A27 Bexhill-on-Sea A31 Ringwood A26 A259 Wimborne A27 Beaulieu Worthing A27 and four further cottages nearby. A32 M275 A377 A354 Minster A326 Bournemouth Brockenhurst A22 Crediton A31 Airport A386 Honiton A35 M5 A31 Portsmouth Newhaven Litlington HIGHER WATERSTON FARM A35 Directions (DT2 7SW) A350 Lymington Cowes A377 Exeter Airport Eastbourne From London and the east: proceed on the M3 towards A35 A30 A35 A35 A37 Bournemouth Ryde A30 Exeter Southampton. Turn off the M3 at Junction 14 onto the A35 Dorchester A3020 A3054 A30 A35 Poole M27 towardsA30 M5 Ringwood and Bournemouth. The M27 turns A3054 Newport into the A31 dual carriageway, stay on this road towards Wareham A376 A386 Dartmoor Dorchester. At the Bere Regis roundabout, turn right A3056 A395 Launceston National Park A3020 A39 Weymouth Shanklin ontoA38 the A35. Take theExmouth second turning off the A35 dual A3055 A380 A30 carriageway signed Puddletown. At the mini roundabout Swanage A388 as you come off the dual carriageway, turn right, go over

A39 Tavistock Padstow Newtonthe dual Abbot carriageway and there is another mini roundabout. Rock Take the second left (B3142) signed to Piddlehinton. Follow A30 Wadebridge this road for approximately 2 miles to the T-junction with Important notice A38 A380 Tanzarra the B3143. Turn left and after 500 yards the gates to Higher 1. Particulars: These particulars are not an offer or contract, planning, building regulations or other consent has been Bodmin A39 Torquay A38 A388 Waterston Farm will be found on the right. nor part of one. You should not rely on statements by obtained. A buyer or lessee must find out by inspection or Newquay Airport Liskeard A38 Paignton Knight Frank LLP in the particulars or by word of mouth or A386 in other ways that these matters have been properly dealt Newquay A30 A38 Totnes From Dorchester and the west: proceed east out of A390 A385 in writing (“information”) as being factually accurate about with and that all information is correct. A392 Dorchester and continue over Gray’s Bridge by the traffic Plymouth the property, its condition or its value. Neither Knight Frank A391 A38 lights at the bottom of High West Street. Before the A38 LLP nor any joint agent has any authority to make any 4. VAT: The VAT position relating to the property may Kingston Maurward roundabout, turn left onto the B3143 A30 St Austell representations about the property, and accordingly any change without notice. towards Sturminster Newton and Piddlehinton. Proceed information given is entirely without responsibility on the Particulars: April 2014. A390 for approximately 3 miles and Higher Waterston Farm will part of the agents, seller(s) or lessor(s). Photographs: Spring and Summer 2011. A30 be found on the left about 500 yards before the turning to A390 Truro Puddletown (B3142). 2. Photos etc: The photographs show only certain parts of the Property Number JKL/LPC/339331 Redruth Salcombe property as they appeared at the time they were taken. Areas, Knight Frank LLP is a limited liability partnership registered . 01803 867087 Camborne Viewing measurements and distances given are approximate only. St Ives in England with registered number OC305934. Our All appointments to view are by prior arrangement only 3. Regulations etc: Any reference to alterations to, or use of, registered office is 55 Baker Street, London, W1U 8AN, Falmouth through Knight Frank LLP any part of the property does not mean that any necessary where you may look at a list of members’ names. Penzance

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