Keen Ground Hawkshead Lake District Cumbria LA22 0NW

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1 Keen Ground Hawkshead Lake District Cumbria LA22 0NW

2 Keen Ground Distinctive period homes of such calibre rarely come to the market in the Lake District. With its interesting history and some fine neo-georgian architectural features, Keen Ground has undergone an extensive and sympathetic works of improvement. This elegant property offers spacious reception rooms, good domestic offices together with up to seven bedrooms and two bathrooms, with plans for a third bathroom en-suite to the attic suite having been conceived for future development. The principal rooms are very well proportioned and enjoy a southerly aspect looking across formal gardens, statuary and parklands. The drawing room in particular is a fine room with ornate cornice moulding, quality built in glazed cabinets by Gillow, carved marble fireplace believed to be by Robert Adam and teak flooring. Systematic restoration over a number of years has brought this fine residence back to its former glory whilst planning consents exist for the discerning purchaser to continue and complete this journey to an even grander scale. Situation Keen Ground is gently elevated, enjoying a beautiful southerly view over the Mawson designed gardens and parkland scenery to the painted houses and cottages of the conservation village of Hawkshead with the church steeple on the skyline. Positioned just a couple of miles or so out of the village to the north the larger market town of Ambleside is within a few minutes drive and there is good road connections across South Lakeland. There are several country and fell walks right from the doorstep and the higher peaks of the central Lake District are within easy striking distance. There is a good range of local amenities in Hawkshead village which also has a vibrant community and there are more services, shops, an excellent choice of cinemas and restaurants in nearby Ambleside. Accommodation Fine Pillared Entrance Porch: With flagged floor and double panelled entrance doors above which there is sandstone pressing of the crest of Thomas Cowper-Essex. The main entrance hall is a lovely feature of the property, 40 ft long overall with polished teak hardwood floor, arch window, ornate coved ceilings and polished mahogany doors leading to various reception rooms. Throughout the ground floor there are some fine ceiling mouldings and detailing. Drawing Room: 27 7 x (8.40m x 6.98m): This is an elegant room with teak hardwood flooring and twin built in mahogany book cabinets by Gillows of Lancaster and a double set of French windows leading on to the front terrace and gardens. A particular feature of the room is the chimney piece from c1780, believed to be by Robert Adam.

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4 Spacious Cloakroom: With quarry tiled floor, boiler cupboard, vanity washbasin in mahogany cabinet, shelved boot and shoe cupboard and separate WC. Dining Room: 18 5 x 18 3 into deep, wide bay (5.61m x 5.56m) Teak hardwood flooring. A particular feature of the room is the chimney piece from c1780, again believed to be by Robert Adam. Study: 12 x 10 (3.66m x 3.06m) French windows to front and separate window to the side and elegant cornice moulding. Telephone and broadband connections and a lovely aspect across Mawson s gardens. Rear Entrance Hall or Boot Room : Separate side entrance off the driveway 12 5 x 8 5 (3.78m x 2.57m) A useful wet entrance with tiled floor and built in corner cloak cupboard and boot store. Cloakroom: Pedestal wash basin and WC. Laundry Room: Worktop fitted with stainless steel sink unit and wall cupboards, plumbing for a washing machine and a tumble dryer. Large family Kitchen and Dining area: 27 x 13 average (8.22m x 3. 98m) An excellent fitted kitchen with range of maple fronted cabinets incorporating a wide range of equipment including four oven gas fired AGA, good work tops, double stainless steel sink unit with waste disposal, integral dishwasher, tall larder fridge and microwave. Dining Area: Ample space for tables or easy chairs and separate door to a sheltered courtyard. Steps up to: Family Room/Cinema Room: 22 x 9 6 (6. 7m x 2. 9m) T V and telephone point. A versatile room next to the Kitchen which could also make an ideal playroom for younger children. FIRST FLOOR From the main Hall there is an attractive staircase with polished mahogany hand rail and balusters, panelling to dado and tall feature window with impressive mahogany shutters on the half landing. Master Suite: Dressing Room: Panelled arched double doors lead off the landing into a comfortable sitting/dressing area with fitted wardrobes and shuttered windows onto a small decked balcony enjoying morning sun and a view to Latterbarrow. Master bedroom: 18 5 x 12 5 (5. 62m x 3. 79m) Shuttered windows to two sides with splendid views of the garden and Latterbarrow. Feature fireplace: cast iron period chimney piece incorporating Georgian motifs. Bathroom Suite with under floor heating and quality suite of double ended panelled bath, pedestal wash basin, WC and excellent wide shower cubicle with chrome fittings, built in cupboards and shelving, heated towel rail and under floor heating. Bedroom Two 18 7 x 13 4 (5.67m x 4.06m) Deep built in wardrobe closet and wide feature window with excellent view over the formal garden and beyond. A wonderful feature fireplace c1860 Victorian fantasy chimney piece in white marble. Bedroom Three 18 x13 4 (5.47m x 4.08m) Lovely southerly views over the formal garden and croquet lawn. Feature fireplace: c1900 Arts & Crafts Jacobean oak chimney piece. House Bathroom fully tiled walls and floor. Under floor heating and heated towel rail. Fitted out with four piece white suite including WC, pedestal wash basin, wide panelled bath and large shower cubicle. Bedroom four 12 3 x 10 7 (3.74m x 3.22m) Shuttered windows, built in wardrobe with shelf. Small local Kemble stone chimney piece in early Georgian style. SECOND FLOOR A recent restoration project providing a range of three attic bedrooms partially developed to form a second principal suite incorporating bedroom with sitting area (completed to a high specification) and intended to be further developed to include separate dressing room and bathroom:

5 Bedroom Five Beautiful oak flooring to the lower level sitting area and balustrading in hand-carved English oak from the workshops of Robert Mouseman Thompson of Kilburn with fabulous views from the upper level down the Esthwaite valley through new architectural Serlian dormer windows. Two fitted eaves cupboards. Shutters to Serlian windows. Ladder to recently renewed and double-glazed skylight and rooftop access. Dressing Room/Bedroom x 13 2 part restricted head room (7.87m x4.01m max). Beautiful oak flooring to the lower level. Substantial eaves storage cupboard. Bathroom (intended)/bedroom Seven 13 5 x 9 7 average (4.09m x 2.94m) Leading to significant eaves storage room. OUTSIDE: With the exception of a short section of drive in front of the lodge house the carriage drive approach and side areas are owned by Keen Ground (three cottages and farm have a right of way over the lower section). This leads to a gated private approach drive to the house with front levelled gravel areas and separate drive leading to garaging and Cowper s Barn. The garden and grounds in total extend to approximately 5 acres and they are a delightful feature of the property. The formal garden areas were laid out by the internationally regarded landscape gardener Thomas Mawson in the 1920s and comprise of a sunken garden with a lily pond, flag and gravel pathways and lawned areas together with well stocked herbaceous borders and ha-ha which is joined to open meadow parkland. To the side of the main garden there is a level croquet lawn with colourful borders of mature rhododendrons and azaleas and a Japanese garden. To the south west of the house there is mature mixed woodland that borders farmland, a secure dog run and kennel, orchard and an extensive walled vegetable garden including a new bespoke Gabriel Ash greenhouse and separate wooden potting/tool shed Outbuildings comprise of stone built machinery store, wood store and Garage beneath Cowper s Barn with separate up and over doors (27 x 24 ) (8.23m x 7.31m) with adjoining general store and workshop. A fabulous and totally unique wine cellar has also been created with stone steps illuminated with contemporary LED lighting which leads down to the storage area, partially hewn from the slate bedrock of the area and finished with great detailing and imagination. An interesting opportunity also exists to further develop and extend the house at the rear with a current planning consent which includes the renovation of a traditional stone building into a beautifully positioned garden room or summer house. Above the garaging approached by stone steps and paved sitting area is; COWPERS BARN Presently an extra amenity and games room to the main house, Cowpers Barn has historically been a panelled billiard room and more recently between 2004 and 2013 a successful two bedroom holiday let. This highly versatile space could easily, subject to any necessary consents, be returned to former uses, utilised as staff accommodation or indeed provide an impressive home office suite. The barn enjoys superb views to the northeast over farmland towards Kirkstone Pass, Red Screes and Wansfell Pike with the Fairfield Horseshoe and Helvellyn in the distance. The space currently comprises of three rooms with the following dimensions and a well appointed bathroom with WC; Room 1; 19 7 x 12 6 max /9 7 min (5. 97m x 3. 83/2. 92m); Room 2; 12 5 x 10 6 (3. 77m x 3. 02m); Room 3; 13 7 x 7 9 max (4. 16m x 2. 37m); Bathroom; three piece suite providing pedestal wash basin, WC and shaped panelled bath with power shower over. Services Tenure: Freehold Mains water Mains electricity Mains gas Drainage: septic tank and bio digester Gas fired central heating with independent systems for the house and Cowpers Barn.

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7 Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. Printed

8 Tel Fine & Country Lakes & North Lancs 97 Stricklandgate, Kendal, LA9 4RA