Halstock, Yeovil, Dorset, BA22

A versatile family home, together with adjoining outbuildings that provide scope for redevelopment, subject to the requisite consents. Set within attractive grounds extending to approximately 7.71 acres (3.12 hectares), with a further 34.71 acres (14.05 hectares) of land and a traditional stone barn available by separate negotiation.

INTRODUCTION
Hickory Lodge presents an impressive and highly versatile country residence, ideally suited to multi-generational living and offering excellent scope for income generation. Originally a former golf club, the property has been thoughtfully converted to provide a substantial four-bedroom house, an adjoining one-bedroomapartment, a detached three-bedroom cottage and versatile
outbuildings. The adjoining outbuilding , being a former kennels and cattery, benefit from a separate heating system and underfloor heating throughout, present outstanding redevelopment potential, subject to planning. Set within approximately 7.71 acres (3.12ha) of paddocks and grounds, a further 34.71 acres (14.05ha) and a traditional stone barn are available, by separate negotiation.

HICKORY LODGE
The property is entered via an impressive reception hall featuring a wide staircase. The ground floor provides a useful store room, cloakroom, study and boot room, together with a superb open plan kitchen and dining room fixed with integrated appliances and opening west through French doors. Adjoining is a utility room and sitting room centred around a wood-burning stove, also enjoying French doors. A generously proportioned ground-floor bedroom with en-suite bathroom and French doors completes the accommodation. The first floor is arranged around a spacious galleried landing and comprises three double bedrooms, each benefiting from ensuite facilities. An internal door connects to a self-contained flat, offering a stylish open-plan kitchen, dining and living space with French doors opening onto a balcony, together with a double bedroom, bathroom and utility room. With its own external staircase, the apartment provides excellent flexibility and could readily be reincorporated into the principal house if desired.

HOLLY COTTAGE
The detached cottage provides charming and versatile accommodation, comprising a galley kitchen, store room and inviting sitting room, complemented by two ground-floor bedrooms. On the first floor are a generous principal bedroom, a further bedroom and a bathroom. Currently let on an Assured horthold Tenancy, the cottage presents an attractive income generating asset.

OUTBULDINGS
To the east of the principal residence lies a range of converted outbuildings, formerly operated as kennels and a cattery. Benefiting from a separate heating system and underfloor heating throughout, these buildings offer considerable potential for alternative uses, including conversion to self-contained holiday cottages or ancillary accommodation, subject to the necessary planning consents. Beyond the kennels is a further covered area, and close to the entrance is a substantial parking area benefitting from a 60ft x 40ft steel framed commercial building.
To the north of the property is a useful range of outbuildings, including a substantial agricultural building of block and timber construction comprising a 60ft x 30ft agricultural building containing a stable block, together with a workshop.

LAND
The property enjoys an attractive outlook over its surrounding land, which is enclosed by a combination of mature hedgerows and post-and-wire fencing. Predominantly level and interspersed with mature broadleaf trees, the land formed part of the former golf course and is currently utilised for equestrian grazing. Subject to the necessary planning consents, there may be scope for alternative leisure or tourism-based uses, such as glamping pods or shepherd’s huts, offering further income-generating potential. The sale includes the front paddocks, extending in total to approximately 6.10 acres (2.47 hectares), with a further 34.71 acres (14.05 hectares) available either as a whole or by negotiation.

SERVICES & OUTGOINGS
We understand that the following services are connected to the property: Mains water and electricity. Private drainage. Oil fired central heating for Hickory Lodge and Holly cottage
Council Tax: Hickory Lodge: D, Holly Cottage: B.

FIXTURES & FITTINGS
All fixtures and fittings are to be excluded from the sale of the site, unless stated otherwise.

RIGHTS OF WAY, EASEMENTS, WAYLEAVES, ETC.
No footpaths transverse the holding. The property is offered for sale subject to and with the benefit of all matters contained in or referred to in the property charges register of the registered title together with all public and private rights of way, wayleaves, easements and other rights of way whether these are specifically referred to or not.

AGRI ENVIRONMENTAL SCHEMES
We understand that the land is not currently entered into any Countryside Stewardship Scheme or Sustainable Farming Incentive Scheme.

TENURE AND POSSESSION
Freehold tenure.

SPORTING & MINERAL RIGHTS
Sporting and mineral rights are included within the sale.

RURAL PAYMENTS AGENCY
The land is not registered with the rural payments agency.

SITUATION
Hickory Lodge is situated on the outskirts of the sought after village of Halstock, which lies close to the Dorset/Somerset border, with an excellent network of footpaths and bridleways nearby. The village offers a shop, church and village hall, with Yeovil being within 7 miles, where an excellent selection of shopping, recreational and scholastic facilities can be found, along with a mainline rail link to Exeter and London Waterloo. The A303 is also located close by providing access to London and the south west.

DIRECTIONS
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From Yeovil head south along the A37 towards Dorchester. Turn right towards Halstock. Continue past Sutton Bingham reservoir and continue on into the village of Halstock. In the centre of the village turn right by the grass triangle and after a short distance, turn left into Common Lane. After a few 100 yds the entrance to Hickory Lodge will be seen on the right hand side.

ADDITIONAL INFORMATION
Flooding: Very low risk (environment agency)
Business Rates: Hickory Lodge benefits from small business rates relief.

MEASUREMENTS & OTHER INFORMATION
All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register. Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.

ADDITIONAL INFORMATION
Flooding: Very low risk (environment agency)
Business Rates: Hickory Lodge benefits from small business rates relief.

MEASUREMENTS & OTHER INFORMATION
All measurements are approximate. Any field numbers and areas shown on the attached plan are based on the Ordnance Survey and are for identification purposes only. They do not necessarily correspond either with the National Grid plan numbers or with those produced on the Rural Land Register. Whilst we endeavour to make our sales particulars as accurate and reliable as possible, if there are any point which is of particular importance to you please contact the office, especially if you are contemplating travelling some distance to view the property. We have not tested any of the equipment, appliances, central heating or services.