Shiningford LaneCarsington, Matlock, Derbyshire, DE4 4PS

Shiningford Farm is a delightful, former farmhouse, set in a plot of over five acres with superb views over to Carsington Water. Enjoying a secluded position, Shiningford Farm boasts almost 6000sq ft of high quality accommodation, comprising the main house, a small annexe and a large, 2000sq ft, five bedroom holiday cottage, with a potential income of between £91,000 & £136,500 per annum. The gardens of Shiningford Farm total some 1.9 acres, with the remaining 3.2 acres made up of grazing land. There is potential for ‘at home' equestrian facilities, with the small, timber built stable block providing one stable and a tack room. More stabling could be feasible, providing the necessary planning consents are sought.

ACCOMMODATION
Access to the front of the farmhouse leads into a spacious, impressive entrance hall with original wood strip flooring, exposed oak beams and a focal point stone built fireplace with oak mantle. Off the entrance hall to the right hand side sits the generous, triple aspect sitting room, featuring French doors out to the garden, alcove shelving and a focal point open fireplace with a marble surround and mantle.

Positioned to the rear elevation there is a study with beamed ceilings and original wood strip flooring, enjoying a pleasant view over the rear gardens. There is a ground floor shower room off the entrance hall, traditionally styled with a Victorian wash hand basin, a high flush WC and a shower enclosure. Also situated to the rear elevation is a well-proportioned snug/play room, also with a beamed ceiling and views over the garden.

The traditional farmhouse style kitchen is laid with a tiled floor and allows for a central dining space, incorporating solid wood base units with granite work surfaces, displaying a feature S Walker & Sons range oven in addition to a four oven Aga with two stoves and a separate electric two stove hob. There is a Fisher & Paykel two drawer dishwasher within the kitchen, a double Belfast sink and a large dresser unit with glass fronted display units, shelving, and drawer space.

A secondary entrance to the front of the property leads directly into a utility room, providing further low level cabinetry with a secondary sink and space for a washer dryer and fridge freezer. The utility room leads on to a secondary entrance hall and further into the impressive, dual aspect dining room, boasting a vaulted ceiling with exposed truss beams, a parquet floor and a focal point brick built fireplace with oak mantle and large inset log burner.

FIRST FLOOR
Stairs ascend from the principal entrance hall to the first floor landing and on to the four bedrooms and two bathrooms at this level. The main bedroom sits to the front of the property, a character room with exposed oak beams, a brick and stone feature fireplace and a three piece ensuite shower room, holding a pedestal wash hand basin, low level WC and a large shower enclosure. The second bedroom is also full of character, again featuring exposed beams, a feature fireplace and a view out to the front of the property reaching over to Carsington Water. The third bedroom is also a generous double, boasting a dual aspect view to the south east corner of the property, stretching over the garden to the east and with views to Carsington Water to the south. A fourth double bedroom to the east elevation completes the bedrooms at first floor level. There is a traditional three piece bathroom which neighbours bedroom four, fitted with a pedestal wash hand basin, low level WC, chrome heated towel rail and a bath with shower over. Off the main landing there is a useful laundry room and a contemporary three piece shower room, holding a vanity wash hand basin with LED backlit mirror above, low level WC and a large shower enclosure.

SECOND FLOOR
The principal staircase continues to the second floor level where there are three further bedrooms. All of the bedrooms at this level display striking vaulted ceilings with exposed rafters and purlins. There is a generous double bedroom to the east aspect with a three piece ensuite shower room, a further generous double bedroom to the front aspect and a final, dual aspect double bedroom to the south east elevation. A separate three piece shower room completes the accommodation at second floor level.

OUTSIDE
The property is approached off Shiningford Lane and is positioned to the end of a long, tree lined private road, set within a delightful five acre plot, enjoying views over Carsington Water. Formal garden spaces are strategically placed throughout the five acre plot, with a generous lawn to the left hand side of the drive and a further garden space to the east aspect which is laid to lawn with a stone walled boundary and planted border. An opening from this space leads into the principal garden area, comprising a large expanse of lawn, an orchard and a pond, both of the latter being fenced off in estate style fencing. The main entertaining area is accessible from the secondary entrance hall and comprises a large patio seating area with hot tub, overlooking the garden. There is a superb, south facing garden area to the rear of The Stables, boasting a lovely view over Carsington Water. Within this space there is a swimming pool, a lawned area of garden and a full width patio.

HOLIDAY ACCOMMODATION

THE TACK ROOM
The Tack Room is a two bedroom holiday cottage, arranged over two storeys with an ensuite twin bedroom to the ground floor and a double bedroom to the first floor, featuring a window seat with pleasant countryside views and a vaulted ceiling, displaying exposed truss and purlin beams. There is also a three piece ensuite shower room to the first floor bedroom. With some minor reconfiguration, the Tack Room accommodation could be used as annexe to the main house, with living accommodation at ground floor and an ensuite bedroom to the first floor.

THE STABLES
The Stables is an extensive holiday cottage, providing an excellent income stream to the main house and extends to 2067sq ft of accommodation. Based on the current owners calculations, it is expected that The Stables could achieve between £91,000 and £136,500 turnover per annum based on a 70% occupancy rate. Upon entry to The Stables, there is a sizeable lounge diner which is dual aspect laid with a wood strip floor and has exposed purlins and truss beams. There is a wide opening from the lounge diner into the modern open plan kitchen diner, incorporating high gloss base and wall units with black granite work surfaces and a door out to the rear patio. Appliances within the kitchen include an integral dishwasher, a Belfast sink, fridge freezer, a range style oven with five burner electric hob and extractor above and a washing machine.

There are two wings of bedrooms off the main living space, the west wing accommodation includes a useful store cupboard off the hallway, a double bedroom with a modern ensuite three piece shower room and a large dual aspect double bedroom to the end of the property, also benefiting an ensuite shower room. The east wing accommodation is made up of a double bedroom with ensuite shower room, a further double bedroom with ensuite shower room and lastly, a fifth double bedroom with a three piece ensuite bathroom with shower over the bath.

The Stables enjoys its own private garden space, including a large patio with hot tub off the kitchen diner and a generous expanse of lawn with a mature tree lined boundary. A farm gate from the garden to The Stables leads to a parking area and a timber built stable block which is made up of one stable and a store/tack room.

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