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THE PROPERTY

An outstanding period detached family house tucked away in an idyllic location which has recently been cleverly extended and updated. A delightful garden and grounds and sea views (approximately 13.5 acres / 5.4 hectares). Tucked away in a magical and peaceful location, first glimpses of Small Coombe Farm are most impressive with its incredibly pretty faade built of local quarried stone under a pitched slate roof. The property has recently undergone a fastidious program of works and has been both improved and extended. It is now a perfect juxtaposition of old and new with many period features still in place but incorporating many of the modern conveniences such as underfloor heating throughout the ground floor, wood burning stoves and mains gas. On first entering the property there is a real sense of light, space and charm with a lovely and light hall with black slate flooring. There are many rooms in the house worth a special mention including the dining room boasting a very pretty fireplace, wood burning stove and period alcoves. There are double doors leading out to the paved terrace which would be ideal for 'al fresco' dining. The family kitchen is simply 'as good as it gets' being open plan with a large central granite island and plenty of room to sit and relax. From the kitchen are steps leading up to a lovely conservatory which works very well as a breakfast/dining area overlooking the kitchen. The kitchen itself incorporates a wide range of wall and base units including a Rangemaster oven and sink. The large sitting room is a spectacular room with perfect proportions and a wood burning stove. Alongside the sitting room is a study/TV snug room which could easily be used as a ground floor bedroom with the use of the ground floor wet room on this floor as well as the utility room. The first floor bedrooms are spectacular with four of them having vaulted ceilings and like many rooms in the house a lot of these bedrooms offer spectacular views of the gardens and grounds. There are two staircases which makes it possible to divide the house for multi-generational use. OUTSIDE The garden and grounds are a particular feature of the property and leave a lasting impression. Immediately surrounding the house is gravelled parking for lots of vehicles and just alongside the breakfast room is a paved terrace currently with a hot tub and striking stone steps leading up to an outside dining area surrounded by pretty stone walls. The garden forms part of one of the many quarries in the area and much of the exposed quarry can still be seen. The garden and grounds can safely be described as a 'utopia' for children and animals, ideal for setting up camps and exploring! In the top level of the garden is a beautiful elder orchard with stunning far reaching views of the sea only two miles away. There is also a flat lawned area at the top which could be put to a number of uses and is one of the most magical spots in Dorset. OUTBUILDINGS & FURTHER POTENTIAL (STPP) All three out buildings are wired for lighting and power Building 1 - 30'6" (9.3m) x 15'10" (4.8m) This is a recently fully refurbished timber framed barn on a concrete base clad in waney edge larch. It was originally designed as a double length tandem garage, but is currently a workshop and only requires a large door(s) to instate it as a garage. Building 2 - 30'4" (9.25) x16'1" (4.9) is an old half-block/half- timber framed cow byre on a concrete base with the 4 original cattle stalls and mangers in place. This building requires significant repairs to be useable Building 3 -10'4" (3.15) x 8'6" (2.6m) This was a block-built freezer room with concrete base. An independent Planning Consultant has assessed that buildings 2 and 3 could be combined and rebuilt into one single story ''L' shaped studio or annex building, with a combined floor area of approx. 59 sq metres or 635 sq feet, STPP. As a farm in excess of five hectares it has agricultural permitted development rights https://www.gov.uk/planning-permissions-for-farms/permitted-development As a residential farm it's status for SDLT could be classed as ''mixed use' if purchased as a second home.