6 Bedrooms, House - Link Detached

Westgate, Southwell

  • No Chain
  • Of Local Historical Significance
  • Formerly Shoulder of Mutton Inn & Adjacent Cottage (40/42 Westgate)
  • Delightful, Large Rear Garden, With Outbuildings
  • Driveway & Off Street Parking
  • Currently 5 Bedrooms Potential for Six or More
  • 6 Existing Reception Areas inc. Two to 1st Floor
  • Grade II Listed (Both Parts)
  • Fine Period Home Of Immense Charm & Character with Development Potential *


AN AN EXCITING & RARE opportunity to purchase a Fine Period Home of Immense Charm and Character. Formerly the Shoulder of Mutton Inn & adjacent cottage. Currently 5/6 beds & 5/6 reception rooms. Large Garden & Driveway. Development potential*
Occasionally a property will come to the market that will excite and delight all those who see it, one that even the most experienced of agents would be truly flattered to bring to the market. The Old Shoulder of Mutton (40/42 Westgate) is Just such a property.
As the blue plaque on the front of the property proclaims from 1780 – 1975 this was the Shoulder of Mutton Public House. Many local residents will therefore remember the place as such. Whilst the bar, barrels & optics have gone, clues to its heritage can be found within. Split opening doors with counter tops for serving between rooms can be found. The spacious barrel vaulted cellar has the original barrel shoot ladder & doors above. In the garden the metal landing mat and the diamond metal template for the skittle alley also remain. The property also has wonderful old exposed heavy beams and ornate period fireplaces. Indeed the property exudes immense charm & character throughout, if only there were a button on the wall to tell you all that it had seen!
The property also had a secondary use! As the name might suggest there was also a butchery on site with a small brick projection to the front elevation, which is still there and from where meat including the occasional Shoulder of Mutton one presumes was sold to the people of Southwell. The brick and pantile outbuildings to the rear still have raised meat hooks and the remnants of a pulley system for hoisting carcasses.
This is wonderful home with spacious period accommodation, generous garden, off street parking and tremendous potential and we would respectfully advise arranging an early inspection to appreciate all that it offers.

Summary Continued....

Formerly two properties now linked to be used as one dwelling this is a rare opportunity to acquire
ot only an extremely spacious period “gem” of local historic significance but also possibly to develop the property *. It is our belief that the once two properties could again be separated, thus creating both a fine four/five bedroom, three storey Georgian dwelling in 40 Westgate, as well as an attached cottage with at least two bedrooms in 42 Westgate. It is also thought possible that brick and pan tile outbuildings within the rear garden could also be considered for development, if part of a sympathetic scheme they could potentially have an ancillary use, or even possibly be incorporated to from part of an extension to the cottage section of the property. (* This potential is strictly subject to the obtaining of the necessary consents and permissions. Prospective purchasers are advised to make enquiries of the relevant bodies/authorities as to the likelihood of gaining such permission, prior to any commitment to purchase.) The potential split is aided by there being separate access to both properties each having their own front door. Each property is also separately accessible from their side elevations. There is a pedestrian right of way to the Cottage from an alleyway off Westgate between in and number 38 Westgate. There is vehicle parking and pedestrian access from a driveway to the right hand side of the former Inn leading to the lovely, large rear garden with lawn fruit trees and period brick and pan tile outbuildings.


Period, panelled pine entrance door opening to the Living/Dining Room of the Main House. The attached cottage 42 Westgate can be reached separately from Westgate or through the main house.

On entering the property you cannot fail to be impressed by the immense inherent charm and character of the property. With echos of its former life as the Shoulder of Mutton public house the property has numerous period features and is a rare gem indeed.

Dining Room 3.86m x 7.19m

Secondary glazed slash window to front with window seat and tiled floor. Gorgeous feature fireplace comprising rustic brick background with inset log burner, carved period surround and fronted by a tiled hearth. Original rustic, heavily beamed ceiling. Second fireplace to far corner of the room with exposed rustic brick chimney breast, stone lintel and recess for fire. Radiator. Secondary glazed sash window to rear. Door to rear lobby and cottage beyond.
Door to Cellar and arch to Kitchen.

Cellar 7.06m x 3.05m (max through dimensions)

Hatch to side to under stairs storage space. From here stone steps descend into a double compartment cellar each with barrel vaulted ceiling. Barrel shoot with ladder. Raised brick thrall.

Kitchen (1st Section) 5.94m x 2.77m

The kitchen is formed in two distinct sections. The first and larger of the two is well fitted with a range of both base and eye level storage units. A Granite worktop. Timber effect rolled edge work surface. Two period "Yorkshire" sliding sash windows looking onto the patio and delightful rear garden beyond. Radiator. Tiled floor, radiator. Space for range style cooker, stainless steel splash back and integrated extraction hood.

Kitchen (2nd Section) 1.88m x 2.62m

Doorway to further kitchen area. Again fitted with units matching the first section. Range of base and eye level storage units and matching rolled edge work surface. Sash window and 2nd window to side. Stainless steel splash back, one and a half bowls sink unit with specialist mixer tap. Door from secondary kitchen to Utility.

Utility 1.88m x 1.47m

Obscured glazed window. Base and eye level storage units and rolled edged work surface. Place for a washing machine and place for a dish washer. Tiled floor. Splash back tiling.

Returning through the kitchen a split door with serving top to the lower half, opens to the sitting room.

Sitting Room

Period fireplace comprising inset solid fuel fire with dog grate. green glazed tiling and decorative cast iron surround. This being fronted by a green glazed tile health and brass fender. Exposed boarded floor. Dado and picture rails. Radiator. Sash window to front. TV Ariel point. Beautiful fitted period corner cabinet. Wall lighting points. Central beam to ceiling.


A saloon style door with upper and lower opening sections. The upper section having a stylish frost glazed light opening into 'The Cottage' section of the property.

This section of the property is in need of modernisation and improvement. It would be possible, subject to achieving the necessary consent, and some structural alteration, to once again make this into a separate dwelling or would make a great annex.

Cottage Hall 2.44m x 1.55m

Quarry tiled floor (part in red and black tiles). Doors off to the store (15'2" x 3'0")

Cottage Front Room 4.67m (ave) x 4.11m

Door to Westgate, sash window to front elevation also. Built-in cupboard. Chimney breast with fireplace having inset open fire, cast iron surround with floral patterned inset painted tiles. Stone surround, glazed tile heath and brass fender. Rustic, heavily beamed ceiling.

Cottage Rear Room 3.61m x 3.76m (2.95m x 2.92m to chimney breast)

Door to side. With window to side.

Rear Porch/Wallk In Store 3.81m x 0.91m

Accessed from outside or from the rear room of the cottage. Door to side.

Returning once more through the living/dining room then stairs rise to the first floor of the main house 40 Westgate.

Landing & Inner Landing (House 1st Floor)

Built-in large airing cupboard, housing wall mounted gas boiler with slatted shelving. Exposed roof timbers, carved newel post and spindles to stairs to second floor. Part timber panelling to walls. Secondary glazed window to rear. Door to Bathroom.

Bedroom 2 4.72m x 4.19m

Exposed beams and boarding to ceiling. Wall lighting points. Secondary glazed window to front elevation. Radiator. Rustic brick chimney breast. Former window recess.

Bedroom 3 4.19m x 3.76m

Exposed beams to ceiling. Two secondary glazed windows to front. Radiator. Decorative timber panelling to stair wall. Feature fireplace. Inset open fire with dog grate, decorative cast iron surround, tiled hearth + background and pine timber surround.

Bathroom 2.74m x 2.34m max

Chequer board pattern tiled floor. Stained glass lights to window to the rear. W.C. wash hand basin and bath. Period style rool top bath with ball and claw feet, and shower/mixer taps. Wash hand basin with cast iron and tiled splash back. Radiator. Exposedroof timbers.

Music Room/Study Area 4.01m x 2.74m

Another reception room ideal for use as a music/hobbied room. With window to the rear. Radiator. From here an arch way opens to what is the first floor of the cottage but is currently utilised as the principal reception room of the property

1st Floor Living Room 5.59m x 3.81m (ave)

Exposed vaulted ceiling and generous skylight. Two secondary glazed windows to the side. Wall lighting points. Stairs off to Cottage second floor Attic Room.

Cottage Bedroom 1 / Bedroom 4 4.60m ave x 4.17m

Two secondary glazed windows to front elevation. Exposed beams to ceiling. Feature brick fireplace with inset cast iron fire.

2nd Floor "Old Shoulder of Mutton"

Stairs from the music room/study rise to the second floor of the main house

Dressing Room/Occasional Bedroom 4.57m max x 4.17m

Exposed brick chimney breast. Vaulted ceiling with exposed roof timbers. Secondary glazed sash window. Radiator. Wall lighting points. Door to

Master Bedroom 4.98m x 4.17m (inc en-suite)

Generous double bedroom with two secondary glazed windows to the front elevation. Vaulted ceiling. Exposed floor board, rustic chimney breast and radiator. Wall lighting points. Door to en-suite shower room. Door to stairs to music room/study.

En-Suite 1.52m x 1.47m

Shower cubicle, wash hand basin and close coupled W.C.. Chequer board patterned floor, extractor fan.

The Cottage (2nd Floor

Access from the sitting room below with stairs rising into an attic room

Cottage Attic Room 4.50m x 4.17m (roof pitch restricts head room)

Window to side.

Outside Front & Sides

Shallow frontage to Westgate set behind a brick garden wall. The frontage set in part with York flag stones. Steps to front door. Mix of plants and shrubs and door to a brick built store formerly a small butchers outlet.
The properties have access to both both sides. This is a crucial feature. It creates further potential to create two separate dwellings with pedestrian access through a twitchell to the side of "The Cottage" section giving it separate access whilst to the other side there is off road access to a gated driveway with hard standing for up to 3 vehicles and this looks onto the rear garden. Potential for more parking or even garaging subject to achieving the necessary consents.

Outside Rear

The rear garden id an unexpected delight creating a charming retreat of much more generous proportions than might be expected and comprising as follows. Adjacent to the house is a large patio area. Path in blue bricks and part block paving forming a lovely sitting area with raised pond. This in turn gives way to a lawn which is inter-spaced with trees including productive fruiting verities, including apple as well as a mature walnut. Further sections of the garden include raised fruit and vegetable beds, a second pond and partly screened storage area. There is also further rear pedestrian access across a neighbouring property to the rear. Next to the Cottage section of the property there is a sheltered courtyard garden with gated pedestrian access returning via an alleyway between adjoining properties down a private driveway to Westgate.

Outbuilding One 3.66m x 2.95m

Formerly brick and pantile stables, butchery, stores and W.C. to the Inn. Door from courtyard to W.C. (5'7" x 2'6") with high flush W.C.
Stable door, brick floor. Beamed ceiling with meat hooks and pulley wheels. Down to inner store (11'10" x 7'5").

Outbuilding Two 4.57m x 3.68m

Sah Window. Both in need of some repair. But could potentially be utilised in a substantial development scheme to become additional or ancillary accommodation.

Further Information

Any fixtures and fittings not mentioned in these details are excluded from the sale price. No services or appliances which may have been included in these details have been tested and therefore cannot be guaranteed to be in good working order. Nothing therein shall be a warranty or condition and neither the Vendor nor ourselves will be liable to the Purchaser in respect of any mis-statement or misrepresentation made at or before the date hereof by the Vendor, his servants or agents or otherwise. TENURE - The property is: COUNCIL TAX BAND (C) : EPC RATING: (Grade II listed property EPC exempt). SERVICES: All mains services are connected to the property. VIEWING:By telephone appointment with Kirkland & Lane Property on 01636 813128 or sales@kirklandlaneproperty.com