Breckey Ley • •

Breckey Ley Nowton, Bury St Edmunds, Suffolk, IP29 5LT Superbly positioned house and cottage set in mature gardens and parkland

8 bedroom red brick house Range of outbuildings and stables Tennis court and former swimming pool Well maintained gardens 2 bedroom Lodge Mature parkland enclosed by woodland About 78 acres (32 hectares) Available as a whole or in three lots

1.5 miles Bury St Edmunds centre • 1.5 miles A14 (Junction 44) 32 miles • 80 miles London (distances are approximate)

Savills Cambridge Unex House, 132-134 Hills Road, Cambridge CB2 8PA Contact: Adrian Wilson or Oliver Carr [email protected] or [email protected] 01223 347 231 or 01223 347 274 www.savills.co.uk History Breckey Ley (formerly called Brakeley House) forms part of the wider Nowton Estate. This was in the ownership of the Oakes family for over 150 years. Breckey Ley was built around 1880 as the dower house for Nowton Court and occupied by the family ever since.

Situation Breckey Ley occupies a very attractive and private parkland setting on the outskirts of Bury St Edmunds within the of Nowton in . Approximately 1.5 miles to the north is the centre of the historic town of Bury St Edmunds, a popular which offers excellent shopping, and recreational facilities including the Theatre Royal, Gardens & Art Gallery. The town has convenient communications being just off the A14 with easy connections to the west for Newmarket and Cambridge and to the east for and . Sporting amenities include racing at Newmarket. There are golf courses at Worlington, , and Bury St Edmunds. Lying approximately 4 miles to the west is the historic House, Park and Gardens which are now owned by the . The City of Cambridge, which is well known for its educational excellence, cultural heritage and scientific advancement lies 32 miles west and offers a wider range of shops and restaurants. Main line trains can be found at Stowmarket with a journey time to London Street of 1 hour 30 minutes, while trains from Cambridge to London Kings Cross take 50 minutes. Bury St Edmunds also has a train station with the line running between Cambridge and Ipswich. Stansted airport lies 50 miles to the south west.

LOT 1 – Breckey Ley Coloured red on the plan and extending to 12.146 hectares (30.01 acres) Main House Breckey Ley is a substantial house extending to over 5,700 sqft and thought to date from around 1880. The house is approached via a drive leading from Nowton Road. The drive continues into a gravel sweep to the front of the house. The front door leads into a vestibule and then a lobby and into Beyond the garden is an area of parkland which is bordered by the hall with block wooden flooring, a wood burner and attractive mature woodland giving the property as a whole a secluded and archways. The hall provides the principal focal point of the house private feel. The parkland is let to a local grazier on a short term with a door through to the drawing room featuring an ornate basis whilst the woodland has been continuously managed on an timber fireplace with a marble surround. French doors lead out ad-hoc basis. to the garden to the south-east. Also leading from the hall is a Outbuildings cloakroom with a hand basin. To the south-west of the house is a brick-built range of buildings The sitting room or study features a bay window and a brick under a slate roof with 2 loose boxes, a tack room and a carriage fireplace. Across the hall is the dining room, again with a bay store, above which is a storage loft. There is a separate garage for window facing south-east and a service hatch through to the one car. Adjoining the house is a fuel store and garden shed with kitchen. an outside WC.

Off the hall leading towards the kitchen is a useful storage LOT 2 – The Lodge cupboard which houses the alarm system. The kitchen features Coloured blue on the plan and extending to 0.059 hectares original service bells, fitted cupboards and a disused fireplace. (0.15 acres) Leading from the kitchen is a utility room housing the boiler, electricity meter and back door to the courtyard and outbuildings. Located on the driveway before reaching the main house is a Tenure & Possession A butler’s pantry with a sink and a larder with fitted shelving and brick and flint cottage under a slate roof known as The Lodge and The property is offered for sale freehold. Breckey Ley is available a meat locker lead off the utility room. thought to have been built as a staff cottage at a similar time to Breckey Ley. with immediate vacant possession. The Lodge is subject to an From the hall is a door to the garden, a WC and the stairs down to Assured Shorthold Tenancy. The parkland within lots 1 and 3 the well maintained dry cellars which divide into 3 storage areas. The accommodation on the ground floor comprises a kitchen, is let on a Farm Business Tenancy. Further details are available dining room, sitting room and a bathroom. Upstairs there are from the selling agents. The staircase leads to the central landing giving access to the 2 bedrooms. master bedroom with a dressing room and a bathroom. The Sporting, Minerals and Timber Rights adjacent bedroom also has a dressing room and currently shares a Outside is a garden and a parking area. If The Lodge is sold The sporting, minerals and timber, in so far as they are owned bathroom with the master bedroom. separately to Breckey Ley, a right of access will be granted along the will be included in the sale. drive. There are a further 2 bedrooms which lead from the landing and a Energy Performance Certificates family bathroom. LOT 3 - The Paddock Full copies of the EPC’s can be found in the data room. Coloured Green on the plan and extending to 19.374 hectares A door gives access to the stairs up to the second floor where there (47.84 acres) Services are a further 4 bedrooms accessed from a central landing with Both Breckey Ley and The Lodge are connected to mains a further storage room with a housemaid’s sink and a cold water Located to the south of Breckey Ley Park and comprising fenced electricity supplies and share a mains water supply. Heating is oil storage tank. grassland interspersed by numerous specimen parkland trees fired. Each have their own septic tanks. The parkland is serviced bordered by woodland and with access from Nowton Road and Fox by water troughs fed from the same mains supply. Gardens and Grounds Pin Lane. To the rear of the house is an area laid mainly to lawn surrounded Planning by well-maintained flowerbeds and mature trees and shrubs The land is let under the same short term agreement to the same The property is offered for sale subject to any current or past including magnificent cedars and other conifers and hardwoods. grazier as the parkland in Lot 1. development plans, Tree Preservation Orders, town planning Leading further from the house is a tennis lawn which was used as schedule, applications, permissions and resolutions which may General Remarks and Stipulations such until about 6 years ago. or may not come into force. Method of Sale The tennis lawn is partially bordered by a Beech hedge There is a The property is offered for sale by private treaty as a whole or in Breckey Ley is not Listed although it is located in a Special covered swimming pool in need of restoration, a large vegetable 2 Lots. Landscape Area. garden and a hard tennis court. W

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Boundaries, Plans, Areas, Schedules and Disputes Postcode Pond Pond

Lodge The boundaries are based on the Ordnance Survey and are for IP29 5LT Cottage reference only. The Purchaser(s) will be deemed to have full Pond

Nowton Directions Cottage knowledge of the boundaries and any error or mistake shall not Garden When travelling along the A14, turn off at Junction 44 and onto Cottage

in Tank annul the sale or entitle any party to compensation thereof. a Dr the A134 heading into Bury St Edmunds. Continue straight over LOT 3 19.374ha El Sub Sta Nowton Park

Should any dispute arise as to the boundaries or any points arise The Grange 1 to 18 the first and second roundabouts before turning left onto Nowton The Paddock on the general remarks and stipulations, particulars, schedules, Road at the third roundabout. Continue along Nowton Road for

1 Nowton Court plan or the interpretation of any of them, such questions shall be approximately /2 a mile and the turning for Breckey Ley is on your Path referred to the selling agents whose decisions acting as an expert right immediately after South Lee School.

FB shall be final. Pond Fixtures and Fittings

Easements, Covenants, Rights of Way and Restrictions Pond All fixtures and fittings, light fittings, curtains and carpets, NOTE - Reproduced from the Ordnance Survey Map with the

Pond permission of the Controller of H.M. Stationery Office. The Sanctuary Drain © Crown copyright licence number 100024244 Savills (UK) Limited The property is sold subject to, or with the benefit of, all existing Rose Cottage garden statuary as well as other removable fittings are specifically 9 NOTE - Published for the purposes of identification only and 1 although believed to be correct its accuracy is not guaranteed.

5 Old Gardens Cottage r 24431/JOYCE OAKES_B3 Date: 05/04/2018 e MCL: lt e wayleaves, easements, quasi-easements, rights of way, covenants h excluded from the sale. S The Cartographic & Design Team, Wessex House, Wimborne, Dorset. BH21 1PB NOT TO SCALE Cooper Lane Tel: (01202) 856800 and restrictions, whether mentioned in the particulars or not. Low G All tenants’ fixtures and fittings, curtains, carpets, ornamental Overage and wall lights, garden ornaments, garden furniture are also There will be a reservation in favour of the current owners to share specifically excluded from the sale of the freehold property. from any uplift in value resulting from any future development. The proposed uplift being 30% of the net increase in value on Viewing grant of planning permission for a period of 50 years from the date Viewing is strictly by appointment with Savills. of completion. VAT Any guide price quoted or discussed is exclusive of VAT. In the event that the sale of the property or any part thereof or any right attached to it becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

This Plan is based upon the Ordnance Survey Map with the sanction of the Controller of H.M. Stationery Office. Crown Copyright reserved. (100024244). This Plan is published for the convenience of Purchasers only. Its accuracy is not guaranteed and it is expressly excluded from any contract. NOT TO SCALE. Breckey Ley The Lodge Total area: approx. 532.3 sq. metres (5729.3 sq. feet) Total area: approx. 907 sq.ft. (84.3 sq.m.) Not to scale. For identification purposes only. Not to scale. For identification purposes only.

Basement

Ground Floor

Ground Floor

First Floor

First Floor Second Floor

Energy Efficiency Rating – Breckey Ley Energy Efficiency Rating – The Lodge

Important Notice Savills together with their clients give notice that: 1: They have no authority to make or give any representations or warranties in relation to the property. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2: Any areas, measurements or distances are approximate. The text, photographs and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills has not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 3: The reference to any mechanical 59 or electrical equipment or other facilities at the property shall not constitute a representation (unless otherwise stated) as to its state or condition or that it is capable of fulfilling 42 46 its intended function and prospective Purchasers should satisfy themselves as to the fitness of such equipment for their requirements. 4: We have not made any investigations into the existence or otherwise of any issues concerning pollution of land, air or water contamination and any Purchasers are responsible for making their own enquiries in this regard. 16 Particulars of sale prepared March 2018. Photographs taken March 2018. 18/04/05 OC.