Development Site For Sale

Bluebell & Barnowl Barns, Bluebell Barn & Barn Owl Barn, Greatford, Stamford

Guide price £425,000 Sold

The potential to create a superb detached rural dwelling with delightful views and an adjacent plot of land extending to circa 3 acres (STP)

• Two attractive, stone barns offering fantastic potential to convert into one single detached dwelling (subject to obtaining the relevant planning consents)
• The barns enjoy circa 3 acres of adjacent land, (circa 148,104 sq ft).
• Located in the delightful Lincolnshire conservation village of Greatford
• The barns are situated about 6 miles from the historic town of Stamford
• The combined floor area comprises about 3152 square feet.
• Barn B - Bluebell Barn has a nominal internal floor area of 120m² (1291 sq ft) on the ground floor and a further 64m² (688 sq ft) at first floor in two unequal areas. Total internal nominal area for barn B 184m² (1979 sq ft) over two floors.
Barn C - Barn Owl Barn has a nominal internal floor area of 109m² (1173 sq ft). this barn only has a ground floor.
• To the rear are glorious rural views towards the village of Barholm
• Most purchasers will not wish to buy these barns without relevant planning permission. Thus, a purchase conditional upon planning is suggested.
• Additional nearby land of up to 10 acres is available by separate negotiation
• Additional but distant parcels of arable land are available elsewhere on the estate

The barns lie within the penumbra of the beautiful and Grade II listed residence known as “Manor Farmhouse, Greatford”. As the name of this heritage quality Farmhouse implies, Bluebell Barn and Barn Owl Barn lie in the village of Greatford, a village about 6 miles east of Stamford and about 12.9 miles from the Cathedral City and transport hub of Peterborough.

Bluebell Barn and Barn Owl Barn benefited from planning consents to create residential dwellings. However, following the sale of Manor Farmhouse (details of which are included), the alteration to boundaries and other factors, this permission is no longer valid, therfore the attached architects drawings and for illustrative purposes only. We would envisage that an incoming purchaser would be able to thus reapply for a consent to join the two barns and thus create one delightful detached dwelling. The barns currently create an ‘L ‘shape with a small courtyard between them. By extending the barns (subject to consents) they could be connected. Although Grade II listed this does not preclude expansion. Indeed, extensions in a modern design are often seen favourably by the planning authority. Combining the barns of circa 3152 sq ft should enable the creation of a splendid single residence. One may even be able to obtain permission for a larger foot print. The Collyweston roof of Bluebell Barn was largely replaced in circa 1993 (details available on request).

The vendor desires the creation of one large residence rather than two small dwellings. The vendor will entertain offers that are subject to obtaining planning permission within a reasonable timeframe. Manor Farmhouse was sold last year by the selling agents, Fisher German and Bumble Bee Barn which also forms part of the yard is currently under offer.


As mentioned, Manor Farmhouse, Greatford is a splendid Grade II Listed structure and the barns lie in the adjacent farmyard. Please note that the Barns are also Grade II Listed. The Manor House and farmyard enjoy separate accesses. Beyond the farmyard lie two Grain Stores that are still in use by the farm tenant. Thus, access across the farmyard is shared with the farm tenant, but use tends to be seasonal and mainly involves grain deliveries at harvest and grain collection at intervals during grain selling season.


• A drawing room
• A dining room
• A sitting room
• A kitchen with three pantries and one scullery!
• An office
• A Cellar
• 6/7 bedrooms and one bathroom
• Grounds and gardens extending to approximately some two acres (87,120 sq ft)


This handsome residence offers circa 4600 sq ft of accommodation over two floors. A central entrance hall provides access to the two formal reception rooms each enjoying a large bay window. Beyond these reception rooms is the sitting room again replete with bay window. To the rear of the property is a farmhouse style kitchen with three pantries and one scullery! On the first floor there are six bedrooms and a seventh room which could also be used as a study. There is at present just one bathroom!! The boiler is conspicuous by its absence!

At the back of the Manor House there is also a substantial garden (area of ground) of circa two acres (of circa 87,120 sq ft) and an ancillary garden “office” of about 550 sq ft. There is also an additional stone barn benefitting from planning consent to convert into a residential dwelling.

CIRCA 1830

“To begin at the beginning”, or to be somewhat more precise, circa 1830, the date of construction, as estimated by Historic England, of this imposing yet elegant residence, a dwelling replete with ashlar masonry, and hipped slate roof adorned with heavy lead dressings. Historic England capture the flavour of this “Heritage Asset” in their description of the fenestration, thus: “all windows have ashlar lintels, chamfered surrounds and mullions”. Whilst George IV died in 1830, the Georgian era is often extended to include the short reign of William IV, who died in 1837. Consequently, even if built shortly after 1830, it is still correct and logical to describe Manor Farmhouse, Greatford as “Georgian”, not least because this substantial Manor house is constructed in the Georgian style. Many aspire to the ownership of a Georgian Manor house!


It was a bright cold day in November, and the clocks were striking thirteen, and about 154 years ago a rural Squire built Manor Farm Greatford. It is the best of times – Fisher German have a splendid Georgian Manor House on their books – and it is the worst of times – with inclement weather approaching, this massive pile must be cherished and heated. Thus, Fisher German invite anyone interested in this heritage property to arrange a viewing.

“All beautiful houses are the same, all ugly houses are ugly in their own way”. Did Count Leo Tolstoy live in a dwelling comprised of light, spacious rooms, set within pleasing gardens, the prerequisites of a beautiful dwelling? Manor Farmhouse is just such a beautiful residence, enjoying all these delightful attributes, being a late Georgian masterpiece of elegant, well-proportioned rooms, set in pleasing grounds, in the charming conservation village of Greatford. Manor Farmhouse has a certain structural solidity that one might associate with some well-established squire. Nonetheless the building is also in need of considerable renovation. Whilst the structure may have aged gracefully, it is certainly in need of many of the refinements associated with a 21st century lifestyle! All the variety, all the charm, all the beauty of Manor Farmhouse is made up of light and shadow – and might also be improved by an energy efficient modern heating system! (Nonetheless, this spacious listed structure is at present habitable and has been continuously inhabited for over 50 years.)

Manor Farmhouse is on the market for the first time in many decades, having been held as a long-term income producing investment. Although Manor Farmhouse is adjacent to a farmyard, the house enjoys a separate entrance. The farmyard itself is comprised of barns, one of which has been converted to a residence (Bumble Bee Barn, also for sale, please see the Fisher German and /or Rightmove websites). The other three barns are likely to be converted to dwellings because they enjoy planning permission, (and are also available for sale via Fisher German) Indeed one purchaser may wish to acquire the site as a whole.

The decorative state of the house reflects its immediate history. A new owner could retain much of the historic ambience – and could repair and restore the property, perhaps retaining Georgian elegance, whilst enjoying 21st Century comforts.
The gardens and grounds, of circa two acres, (87,120 sq ft), offer much scope, with some beautiful mature trees providing a promising setting.

BUMBLE BEE BARN - SOLD SUBJECT TO CONTRACT (we would therefore not advise purchasers to offer)

• A Substantial and elegant barn conversion of circa 1,356 sq/ft enjoying a fine Colleyweston slate roof
• A Sitting Room
• A Kitchen
• A Dining Room
• Three bedrooms all with ensuite bathrooms
• A Solid oak flooring / doors and staircase
• A Guest Lavatory

The residence is a substantial barn conversion. Enjoying solid oak flooring to the ground floor and quality carpets to the first-floor bedrooms. Solid Oak doors with barn style latches. Natural oak door frames and skirtings. Open plan living room with feature staircase to the first floor. This property boasts three bedrooms with ensuite bathrooms. Two pairs of French doors lead to the front of the barn. Fenestration comprises sealed unit double glazed wood framed windows.


Greatford is a village and civil parish in the South Kesteven district of Lincolnshire. It is situated approximately 6 miles north-east of Stamford. The village has won the best-kept small village competition three times. Greatford is listed in the Domesday Survey of 1086 (under the names Griteford and Greteford). The name is thought to refer to the gravel (or "grit") ford on the West Glen River and gives rise to the common local pronunciation of the name as "Gretford."

Greatford Hall originally dates back to Elizabethan times but is actually a reconstruction following a disastrous fire in 1922. The Hall was once the residence and private asylum for Dr Francis Willis, an accomplished physician who treated illustrious patients (including King George III, who was cured by Willis of his madness). The school and schoolhouse date back to 1761 and were closed in 1788.
The "Hare and Hounds" is first mentioned in 1841, and other old properties include the Old House, Manor Farm, the White House, and Old Hall Cottage. But the oldest property in the village is the barn at Greatford Hall, which probably pre-dates the old hall, and was a barn which served as a collecting centre for wool to be transported by Fenland Rivers to Kings Lynn and thence on to the continent.


Stamford is a bustling, prosperous market town with a wide range of shops, hostelries and attractions. Proclaimed by Sir Walter Scott as “the finest stone town in England”, Stamford was declared a conservation area in 1967. It has over 600 listed buildings of mellow limestone in the town centre including five medieval churches.

Stamford has a fascinating history and escaped relatively unscathed despite Oliver Cromwell’s siege of Burghley House (one of the most impressive Elizabethan houses in England) and the visit of the fugitive King Charles in May 1643. After the restoration of 1660, the town recovered as improvement to the Great North Road encouraged road trade and the river was made navigable again by a canal.

The consistency and quality of the houses and exceptional streetscapes encouraged the BBC to film 'Middlemarch' in the town and Stamford was also the setting for the 2005 film Pride & Prejudice. The town is regularly a finalist in The Sunday Times “The best places to live in Britain” survey.

There is an excellent range of private and state schools within the local area including Stamford Endowed Schools, Witham on the Hill, Oakham and Uppingham.

From Stamford – please head east on Castle Street towards St John’s St. and then continue along the A1175 / Greatford Road. On entering the village of Greatford, please continue down Main Street. Blue Bell Barn is located on the right-hand side and approached down a drive to a gravel parking area.

From Peterborough – please continue to the Lincoln Road/A15 and follow this road as it becomes “Stamford Road” and then proceed onto King Street. Please continue along King Street. On entering the village please continue along Main Street. Blue Bell Barn is on the right-hand side and is approached down a drive to a gravel parking area.


Viewing is by strict appointment through the selling agents, Fisher German LLP, Tel. no. 01858 410200, and email Mobile numbers of Sales Agents William Green: 07855 128817 and Joy Brankin-Frisby: 07918 677574. Direct dial of Louise Newton: Sales Admin Coordinator: 01858 411207. The property may be viewed on all days of the week because Managing Agents OHL Ltd (Tel: 01832 272264 Mobile: 07802 356171 and email: may conduct viewings on the instruction of Fisher German. Please also feel free to text the mobile number of Fisher German employee or OHL employee.


The subject property is part of a larger estate. (The Braceborough & Greatford Estate), and as such it is subject to several obligations, details of which should be evaluated by a professionally qualified solicitor or expert in property matters. Both the vendor and the prospective purchaser understand that there remain a number of unresolved issues, including Title issues, parking, access to utilities including oil, water, electricity, telephone, internet and drainage. Any expenses incurred with regard to all fees and charges, including professional fees, including but not limited to solicitors and surveyors’ charges are incurred at each party’s individual risk. In view of the issues outlined above, prospective purchasers may wish to delay incurring costs until they are satisfied that they do wish to proceed.

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