Lutton Garnsgate

Villa Farm presents a rare and exciting opportunity for an incoming purchaser to acquire not only a charming period, non-listed farmhouse, but also a yard with a number of sizeable barns — ideal for storage or those seeking a development opportunity, all set within approximately 2 acres (stms). The site benefits from Class Q planning permission for the demolition and conversion of the barns into five residential dwellings, comprising four semi-detached units and one detached barn.

Positioned along a tree-lined lane, less than a mile from the centre of the attractive Georgian market town of Long Sutton, the property enjoys a delightful rural setting. Surrounded by open field views and bordered by mature hedging and trees, the farmhouse offers a wonderful sense of privacy, whilst a neighbouring property to one side ensures it does not feel isolated.

The rear of the property dates back to the 1600s, with the front later enhanced by an elegant Georgian façade. Villa Farm—formerly known as Garnsgate Villa—retains a wealth of character features, including exposed beams and original fireplaces. The impressive inglenook fireplace still features its original metal stay for hanging cooking pots, offering a rare glimpse into the property’s heritage. Importantly, despite its historic significance, the property is not listed, providing greater flexibility for future enhancement.

The property is entered via a welcoming entrance hall, showcasing attractive original floor tiling, with a staircase rising to the first floor. To the left, the front sitting room is full of charm, featuring an exposed beam and an open fireplace. Directly ahead from the entrance hall, a generously proportioned reception room enjoys a dual aspect, allowing for an abundance of natural light, with a large window to one side and a door leading out to the rear garden. A striking inglenook fireplace with open fire forms a focal point, creating a warm and inviting atmosphere.

From here, the accommodation flows into a spacious farmhouse-style kitchen, fitted with a range of base and wall units complemented by wooden worktops. There is ample space for a large central dining table, making it an ideal setting for family living. Integrated appliances include an electric hob, double eye-level oven, fridge/freezer, and dishwasher. A utility room is conveniently located off the kitchen, providing additional storage and space for laundry appliances, while a generously proportioned pantry is situated just beyond the sitting room. In addition, the property benefits from a small cellar.

A bright and airy garden room connects the kitchen with the front reception rooms, offering lovely views over the garden and creating a pleasant additional reception space. Further ground floor accommodation includes a versatile study or gym, along with a downstairs WC.

The first floor accommodates four well-proportioned double bedrooms. To the front, there are two particularly spacious bedrooms, one of which benefits from an en suite bathroom. To the rear, two further bedrooms are served by a family bathroom.

Outside, adjacent to the farmhouse, an outbuilding provides useful ancillary space, including a log store, garden storage, and an external WC. Historically, these outbuildings were used for storing milk in the milk churns, adding a further layer of charm and heritage to the property.

The gardens are situated predominantly to the side of the property and are mainly laid to lawn, featuring a beautiful mature magnolia tree alongside a variety of established planting. A patio area, positioned immediately outside the garden room and enjoying a south-westerly aspect, provides an ideal space for outdoor seating and entertaining, perfect for enjoying the afternoon and evening sun.

While the property is undeniably charming, it would now benefit from a programme of modernisation, offering an excellent opportunity for a purchaser to update and personalise the home.

The property is accessed via a driveway which leads not only to the rear of the house but also to the yard located directly behind. This is a significant asset, comprising a range of barns of varying sizes. The site benefits from Class Q planning permission for the demolition and conversion of the barns into five residential dwellings, including four semi-detached units and one detached barn conversion. The yard also enjoys a separate vehicular access, allowing for the potential to be developed independently from the main house, should a purchaser wish to create a small, high-quality residential development.

* Consented Planning Permission for Change of Use of Agricultural Buildings to 5 Dwellings Via South Holland District Council, Reference: H12-0623-25

** Viewings are strictly by prior appointment only. Please contact Fine & Country to arrange a viewing.

Disclaimer:

These property details, whilst believed to be accurate, are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact but must satisfy themselves by inspection, or through their legal and other professional advisers or otherwise as to their accuracy. The responsibility for verifying aspects such as flood risk, easements, covenants and other property related details rests with the buyer. It should not be assumed that the property has all the necessary planning permissions, building regulation certificates or other consents.

No person in the employment of Fine & Country has the authority to make or give any representation or warranty in respect of the property. 

The floorplans are for illustration purposes only. All measurements: walls, doors, window fittings and appliances and their sizes and locations are shown conventionally and are approximate only and cannot be regarded as being a representation by the agent. Similarly, any areas, measurements or distances are approximate. Text, photographs and plans are for guidance only and are not necessarily comprehensive. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. 

We have not tested any of the appliances. Purchasers should make their own enquiries to the relevant authorities regarding the connection of any services.