| INTRODUCTION Designed by J Hutton and built for local businessman Lawrence Airey in 1891, Bowling Fell also known as Airey Cliffe is one of Kendals most iconic properties with an imposing position and panoramic views. Many of the period features are retained with most rooms having the ornate stained glass windows and there is a beautiful Westmorland style window in the stairwell. The accommodation is well proportioned with two reception rooms and a dining kitchen to the ground floor, three bedrooms and bathroom to the first floor plus attic rooms. The gardens have been landscaped to make the most of the plot with seating areas, lawn and hidden walkways. The historic Summerhouse still survives and is connected to the house via a covered link. Completing the picture is a detached garage and underhouse store. A truly unique opportunity to acquire an outstanding property with fantastic scope to modernise and update.

Kendal is known as the Gateway to the Lakes and is easily reached from Junction 36 and 37 of the M6 motorway. Kendal train station links to Windermere station and Oxenholme station services London Euston and Glasgow via the West Coast Mainline.

This historic area of Kendal has a community spirit and easy access into the town centre. There is the popular Kirkland Hall for keep fit, talks and socialising and Abbott Hall Park for relaxing walks, both close by. The Brewery Arts Centre is on the doorstep and primary and secondary schools easily reached on foot.

Frosted glass front door with ornate stained glass panes over leading into:

ENTRANCE HALL Pitch pine stair case leading to the first floor with understairs cupboard, ceiling light and radiator. Beautiful retained stained glass window featuring mistletoe and flowers.

CLOAKROOM/WC Sash window to the front aspect with secondary glazing. Period wash hand basin with cupboards under, WC and wall cupboards. Radiator and ceiling light.

SITTING ROOM 18' 8"/14' x 18' 3"/14' (5.68m/4.27m x 5.58m/4.27m) Good sized room with pentagonal bay window to the side aspect with spectacular view over Kendal to the fells beyond. Ornate stained glass panes. Parquet flooring, radiator, ceiling light and wooden fire surround with fossilised stone inset and gas fire. Further sash window to the front with stained glass panes.

DINING ROOM 17' 4"/14' x 16' 10"/12' 4" (5.29m/4.28m x 5.14m/3.77m) Rectangular bay window with ornate stained glass upper panes along with a further window all facing the side aspect with open views. Varnished wooden floor, ceiling light, radiator and tiled inset for gas fire.

BREAKFAST KITCHEN 16' 5"/7' 6" x 13'/8' 8" (5.01m/2.30m x 3.98m/2.64m) Facing the side and rear aspects, the kitchen has been fitted with cream shaker style base, wall and drawer units with wood block effect worktops over and tiled splash backs. Sink with drainer, integrated dishwasher, plumbing for washing machine and space for cooker if required. White gas fired Aga, ceiling light and downlights, under unit lighting and radiator.

REAR HALL Door leading to the front aspect and two ceiling lights. The hallway provides a covered link to the summerhouse with an exposed stone wall and sliding patio doors leading to the rear. Cupboard housing the Baxi boiler and steps lead to the Summerhouse.

FIRST FLOOR LANDING Impressive stained glass Westmorland style window floods the landing with light. Doorway and stairs lead to the second floor and ceiling light.

BEDROOM 18' 5"/13' 11" x 18' 3"/13' 11" (5.61m/4.25m x 5.58m/4.26m) Pentagonal window with ornate stained glass upper panes and further window facing the side aspect. The views from the bedroom are outstanding and far reaching. Built in cupboard, ceiling light and radiator.

BEDROOM 17' 4"/14' x 16' 9"/12' 10" (5.28m/4.29m x 5.11m/3.94m) Sash windows face the side aspect, again with fantastic views and ornate stained glass panes. Fire place with tiled inset and recess for gas fire, ceiling light and radiator. Built in cupboards with one cupboard housing a wash hand basin.

BEDROOM 16' 4" x 9' 4" (4.98m x 2.84m) Sash window facing the rear with outlook over Bowling Fell towards Castle Howe, a further window faces the side. Ornate stained glass panes. Built in cupboard with shelving and hot water cylinder and further walk in style wardrobe.

BATHROOM 11' 10" x 5' 11" (3.61m x 1.8m) Window to the side aspect with ornate stained glass upper pane with outlook to Gillinggate and Captain French Lane. A coloured suite comprising bath, wc and vanity wash hand basin. Ceiling light and a radiator.

SECOND FLOOR LANDING Skylight facing the rear and ceiling light.

BEDROOM 12' 2" x 9' 3" (3.71m x 2.82m) excluding eaves Window with secondary glazing faces the side aspect. Radiator, ceiling light and eaves storage.

BEDROOM 10' 7" x 10' 5" (3.23m x 3.18m) excluding eaves Window to the front looking towards Gillinggate and Captain French Lane. Radiator, ceiling light and eaves storage.

BEDROOM/STUDY 11' 10" x 6' 1" (3.61m x 1.85m) excluding eaves Ceiling light, eaves storage and skylight. Some restricted head height.

SHOWER ROOM Accessed via a smaller door is a shower room with a wash hand basin and shower cubicle. Ceiling light, built in cupboard and door to further undeveloped loft area with a skylight. Some restricted head height.

SUMMERHOUSE 10' 4" x 10' 3" (3.15m x 3.12m) Unique building dating back to the 1750's with store area to the ground floor with window and water supply. Stairwell leading to the first floor and via an original arched door, into the Summerhouse itself. Octagonal in design, there are three sash windows overlooking Kendal to the fells beyond. Radiator and telephone point making this an ideal place for an office or hobby room.

EXTERNAL The gardens extend to three sides of the property and have been established and landscaped over many years. The sloping plot has been developed to offer lower lawn area, winding pathways and terraced seating areas. There are many species plants including mature acers, an aged contorted hazel and fruit trees. Enclosed by walling the garden offers a sense of privacy whilst the terrace offers open views across the vista.

Under the house is a garden room store which is semi divided into two spaces with power and light and a separate gardeners WC.

The detached garage has an up and over door, light and power and internal measurement of 19' 11" x 10' 5". There is ample parking and turning.

GENERAL INFORMATION Mains Services: Water, Gas, Electric and Drainage.

Tenure: Freehold

Council Tax Band: G

EPC Grading: F

Please note: There is a small access fee payable to South Lakeland District Council for crossing the park. This is paid yearly and pays for the upkeep of the track.