higher waterston farmtreaty, subject to the tenancies of the cottages as set out in the table below....
TRANSCRIPT
HIGHER WATERSTON FARMPUDDLETOWN • NEAR DORCHESTER • DORSET
HIGHER WATERSTON FARMPUDDLETOWN • 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)
These particulars are intended only as a guide and must not be relied upon as statementsof fact. Your attention is drawn to the Important Notice on the last page of the text.
Knight Frank LLP15 Cheap Street
Sherborne, Dorset DT9 3PU
+44 1935 [email protected]
Knight Frank LLP 55 Baker Street
London, W1U 8AN
+44 20 7861 [email protected]
Situation and AmenitiesHigher 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 FarmHigher Waterston Farm sits in the centre of its land and is approached by a gravelled drive to a wide parking and turning area in front of the house. This attractive period house is not listed, constructed of brick and part-brick and flint coursed elevations under a slate roof with brick chimneys. The principal elevation incorporates numerous sash windows with views over the surrounding gardens and grounds. The property has many period features including elegant and well-proportioned principal reception rooms with attractive open fireplaces, cornicing and some flagstone floors.
The house is well laid out and is a perfect family home with large reception rooms including a drawing room, sitting room, dining room and playroom on the ground floor, suitable for both formal entertaining and family living. A cloakroom and butler’s pantry are conveniently located in the heart of the house. The kitchen / breakfast room, larder, laundry and utility rooms are all arranged around a rear hall with a private study at the far end of the house. A garden room provides an excellent area for relaxed dining and provides a link to the gardens in front of the house.
On the first floor, the dual aspect master bedroom faces south and west with an en-suite bathroom and the guest bedroom also has an en-suite bathroom. A door link to the adjoining bedroom means this could be an excellent nanny’s room. There are four further bedrooms, two bathrooms and two linen stores. Two bedrooms on the second floor share a bathroom and a separate WC.
The accommodation is shown in further detail on the floor plans.
Reception
Bedroom
Bathroom
Kitchen/Utility
Storage
Terrace
Recreation
HIGHER WATERSTON FARM
First Floor
Ground Floor
Second Floor
Approximate Gross Internal Floor AreaMain 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.
Ground Floor
Ground Floor First Floor
ROMNEy COTTAGE
BARN COTTAGE BARN COTTAGE
TExEL COTTAGE
ROMNEy COTTAGE
LLEyN COTTAGE
LLEyN COTTAGE
First Floor
Please note the cottages are not shown in actual location/orientation
OutbuildingsThe 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 CottageOpen plan living room with kitchen, three bedrooms, shower room and a family bathroom.
Lleyn CottageOpen plan living room with kitchen, two bedrooms and a family bathroom.
Barn CottageOpen plan living room with kitchen / dining area, three bedrooms, WC and a family bathroom. Adjoining store room.
Texel CottageSitting room with kitchen, two bedrooms and a family bathroom.
The AnnexeOpen 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.
Romney Cottage and Lleyn Cottage
Texel Cottage
Gardens and GroundsThe west facing elevation of the house has box hedge borders and climbing roses. The main area of formal gardens lie to the front (SE) with a flagstone path and tiered lawns linked by a flight of flagstone steps and divided by traditional brick and flint walling, with well-stocked herbaceous borders below and clipped yew hedging.
The lower lawn is surrounded by mature yew hedging and mellow brick walls. There are a number of mature trees including some fine walnut and beech trees adjacent to the drive. In the main garden is a small brick gazebo with an old stone water trough beside. A garden gate leads to further gardens with crab apple trees, a mature fig tree and espaliered apple and pear trees. There is a well laid-out kitchen garden with box
hedge borders and an established soft fruit cage. There is also a large brick built potting shed.
The hard tennis court lies to the south east of the house, as does the outdoor heated swimming pool which is enclosed by high rendered brick walls adorned with climbing roses. There is an adjacent pool house housing the filtration and heating equipment.
The grazing land lies predominantly to the north and east of the house and incorporates a number of paddocks enclosed by post and rail fencing and divided by traditional estate fencing. There are a number of mature horse chestnut and walnut trees. Two paddocks have double timber field shelters. All the paddocks have a private water supply to water troughs.
GENERAL REMARKS & STIPULATIONS
Method of SaleHigher 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.
Main House Romney Cottage Lleyn Cottage Barn Cottage The AnnexeTexel Cottage
Property Bedrooms TenancyRomney Cottage 3 AST Lleyn Cottage 2 AST Texel Cottage 2 AST Barn Cottage 3 AST The Annexe 1 AST
Fixtures and FittingsThese 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.
Important notice1. Particulars: These particulars are not an offer or contract, nor part of one. You should not rely on statements by Knight Frank LLP in the particulars or by word of mouth or in writing (“information”) as being factually accurate about the property, its condition or its value. Neither Knight Frank LLP nor any joint agent has any authority to make any representations about the property, and accordingly any information given is entirely without responsibility on the part of the agents, seller(s) or lessor(s).
2. Photos etc: The photographs show only certain parts of the property as they appeared at the time they were taken. Areas, measurements and distances given are approximate only.
3. Regulations etc: Any reference to alterations to, or use of, any part of the property does not mean that any necessary
planning, building regulations or other consent has been obtained. A buyer or lessee must find out by inspection or in other ways that these matters have been properly dealt with and that all information is correct.
4. VAT: The VAT position relating to the property may change without notice.
Particulars: April 2014. Photographs: Spring and Summer 2011. Property Number JKL/LPC/339331
Knight Frank LLP is a limited liability partnership registered in England with registered number OC305934. Our registered office is 55 Baker Street, London, W1U 8AN, where you may look at a list of members’ names.
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Local AuthorityWest Dorset District CouncilTel: 01305 251010
ServicesServices to the property comprise: mains electricity, private water and drainage, oil-fired central heating and Aga. Electric heating in the cottages. The swimming pool is heated by a Calorex heat exchanger. The private water reservoir is located on the North West boundary of the property and supplies Higher Waterston Farm, the cottages and four further cottages nearby.
Directions (DT2 7SW)From London and the east: proceed on the M3 towards Southampton. Turn off the M3 at Junction 14 onto the M27 towards Ringwood and Bournemouth. The M27 turns into the A31 dual carriageway, stay on this road towards Dorchester. At the Bere Regis roundabout, turn right onto the A35. Take the second turning off the A35 dual carriageway signed Puddletown. At the mini roundabout as you come off the dual carriageway, turn right, go over the dual carriageway and there is another mini roundabout. Take the second left (B3142) signed to Piddlehinton. Follow this road for approximately 2 miles to the T-junction with the B3143. Turn left and after 500 yards the gates to Higher Waterston Farm will be found on the right.
From Dorchester and the west: proceed east out of Dorchester and continue over Gray’s Bridge by the traffic lights at the bottom of High West Street. Before the Kingston Maurward roundabout, turn left onto the B3143 towards Sturminster Newton and Piddlehinton. Proceed for approximately 3 miles and Higher Waterston Farm will be found on the left about 500 yards before the turning to Puddletown (B3142).
ViewingAll appointments to view are by prior arrangement only through Knight Frank LLP
HIGHER WATERSTON FARM
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