Evans Hall, Evans Heath, Polstead, Suffolk, IP7 5NX

Evans Hall PolsteadOffices at: Leavenheath, Suffolk 01206 26300 7 - Long Melford 01787 883144 - Clare 01787 277811 – Castle Hedingham 01787 463404 – Woolpit 01359 245245 – Newmarket 01638 669035 Bury St Edmunds 01284 725525 - London 0207 8390888 - Linton & Villages 01440 784346

Long Mel

Evans Hall, Evans Heath, Polstead, Suffolk, IP7 5NX

Offices at: Leavenheath 01206 263007 - Long Melford 01787 883144 - Clare 01787 277811 – Castle Hedingham 01787 463404 – Woolpit 01359 245245 – Newmarket 01638 669035 Bury St Edmunds 01284 725525 - London 0207 8390888 - Linton & Villages 01440 784346

Evans Hall, Evans Heath, Polstead, Suffolk, IP7 5NX

Polstead is located in a particularly sought-after area along the Essex/Suffolk borders, on the north side of the Stour Valley and surrounded by gently sloping countryside. The nearby market towns of Hadleigh 2.5 miles and Sudbury 9 miles provide a wide range of recreational, educational and shopping amenities and the village itself benefits from a village shop and public house. There is ready access to Colchester (9 miles) which provides direct to London Liverpool Street Station.

Enjoying a discrete yet accessible location with no immediate neighbours, set in approximately 7.5 acres is this sympathetically restored Grade II listed farmhouse, situated between the picturesque South Suffolk villages of Polstead and Kersey. Boasting an array of versatile outbuildings, the farmhouse has been subject to a comprehensive programme of adaption and enhancement by the current owners retaining a wealth of individual period features throughout including an array of exposed timbers and studwork, exposed fireplaces, timber framed conservation style windows, picture rails, a walnut topped farmhouse kitchen, mullion windows and doors complete with Suffolk hinges and latches. Arranged via three versatile reception rooms, the property is understood to have been previously granted planning permission (now lapsed) for a two-storey rear extension. Offering an accommodation schedule of approximately 2,250 sq ft, four first-floor double bedrooms are complemented by en-suite facilities to the principal bedroom and substantial loft space offering scope for conversion if so required (subject to the necessary planning and listed consents). Further benefits to the property include an extensive range of outbuildings offering scope for conversion into annexe/ancillary accommodation, stabling or further external stores in addition to post-and-rail bordered paddocks.

A four-bedroom (one en-suite) detached Grade II listed farmhouse having undergone a comprehensive programme of restoration comprising three reception rooms, an array of outbuildings and total grounds of approximately 7.5 acres.

Heavy timbered door with Suffolk hinges and glass viewing screen viewing screen to rear and wealth of exposed timbers and studwork with opening to: central ceiling beam, stripped wooden flooring and skirting. Door to:

ENTRANCE HALL: 6' 4" x 4' 4" (1.94m x 1.33m) With stripped timber INNER HALL: Currently utilised as a useful cloaks storage with recessed flooring, staircase rising to first-floor and panelled door to: fitted storage and door with Suffolk latch opening to secondary staircase rising to first-floor. Further door with Suffolk latch opening to: SITTING ROOM: 18' 10" x 16' 0" (5.75m x 4.89m) A traditionally styled reception room with timber framed casement window range to KITCHEN/BREAKFAST ROOM: 15' 9" x 12' 4" (4.81m x 3.77m) front, picture rails, wall lighting and central Victorian style fireplace with Fitted with a matching range of bespoke, farmhouse style base units with tiled hearth, wooden surround and mantle over. walnut preparation surfaces over. Ceramic double butler sink unit with mixer tap above, window to side and a four-door Thornhill oil-fired stove. DINING ROOM: 17' 4" x 15' 4" (5.29m x 4.68m) Afforded a dual Terracotta tiled flooring, eight-foot ceiling heights and range of Jim aspect with timber framed casement window range to front, further Lawrence lighting. Further window range to rear, hatch to loft and stable door to outside. Door with Suffolk latch opening to:

Evans Hall, Evans Heath, Polstead, Suffolk, IP7 5NX

UTILITY ROOM: 11' 5" x 5' 2" (3.50m x 1.58m) With terracotta tiled handbasin, bidet and bath with tiling above. Substantial timber flooring, flooring, three windows to rear and providing space and plumbing for window to front and exposed chimney breast. washing machine/dryer and fridge/freezer. Also housing pressurised water cylinder, oil-fired boiler and door with Suffolk latch to pantry store with BEDROOM 2: 11' 6" x 11' 2" (3.53m x 3.41m) With window to front, useful fitted shelving. fitted wardrobe with shelving above. Exposed timber flooring.

SNUG: 16' 11" x 17' 7" narrowing to 13' 7" (5.17m x 5.38m narrowing BEDROOM 3: 12' 6" x 9' 10" (3.82m x 3.02m) With windows to front to 4.15m) (Accessed via both the dining room and kitchen) With three- affording views across the paddocks and stripped wooden flooring. window range to side affording views across the gardens and gently undulating farmland beyond. Extensive range of timberwork with BEDROOM 4: 12' 2" narrowing to 7' 8" x 10' 8" (3.73m narrowing to crossbeam, inglenook fireplace with tiled hearth, oak bressummer beam 2.35m x 3.27m) With window to front affording views across paddocks, over and newly installed Charnwood multi-fuel burning stove (with newly picture rail and distinctive curved wall with stained glass window. installed flue). Stripped wood-effect flooring, door to useful under stair storage recess and door to front (presently sealed). SHOWER ROOM: 9' 4" x 4' 5" (2.86m x 1.36m) Fitted with ceramic WC, pedestal wash handbasin and separately screened shower with ANTE-ROOM: 7' 4" x 5' 1" (2.24m x 1.57m) Linking the dining room mounted chrome shower attachment. Stripped timber flooring and window to bathroom, useful under stair storage recess. to rear.

BATHROOM: 7' 7" x 6' 2" (2.32m x 1.89m) Fitted with ceramic WC, Outside pedestal wash handbasin and bath with shower attachment over. The property enjoys a discrete position on a private driveway with no First floor immediate neighbours offering a treeline approach with extensive area of private parking. LANDING: 36' 2" x 3' 10" (11.03m x 1.18m) Spanning the width of the property providing access to all bedrooms with window to rear, mullion Complementing the principal residence is an array of outbuildings window and further recess to front with hatch to loft and exposed including an old dairy 46' 0" x 15' 11" (14.04m x 4.86m), dilapidated panelling. barn/stable block 38' 0" x 29' 3" (11.60m x 8.92m), tractor store 37' 0" x 18' 1" (11.29m x 5.53m), current stable block with loose box 11' 7" x 10' PRINCIPAL BEDROOM: 16' 11" x 11' 3" (5.18m x 3.43m) Afforded a 2" (3.54m x 3.11m) and tack room 11' 10" x 9' 4" (3.63m x 2.86m), dual aspect with windows to front and side, hatch to loft and wealth of wood store 46' 11" x 8' 7" narrowing to 4' 5" (14.31m x 2.64m exposed timberwork with central crossbeam. Exposed timber flooring and narrowing to 1.37m) and workshop 37' 10" x 15' 6" (11.55m x 4.74m). door with Suffolk latch to: Offering considerable scope for further development to incorporate EN-SUITE BATHROOM: 10' 3" x 7' 8" narrowing to 5' 2" (3.13m x annexe/ancillary accommodation, holiday cottage accommodation or 2.35m narrowing to 1.60m) Fitted with ceramic WC, pedestal wash

Evans Hall, Evans Heath, Polstead, Suffolk, IP7 5NX independent storage units (subject to the necessary planning and listed consents).

Ideally suited for the equestrian enthusiast, the 7.5-acre grounds are currently divided into three post-and-rail bordered paddocks with a two- bay field shelter, treeline border to the front and side of the property with low level border to rear affording views across gently undulating farmland. A fledgling orchard is set to the rear of the designated paddocks with scope for further subdivision of the land if so required.

SERVICES: Mains water and electricity are connected. Private drainage. Oil-fired heating. NOTE: None of these services have been tested by the agent.

LOCAL AUTHORITY: Babergh District Council, Endeavour House, 8 Russell Road, Ipswich, IP1 2BX (0300 1234000).

VIEWING: Strictly by prior appointment only through DAVID BURR. We value the safety of our clients and employees, please take a moment to review our health and safety guidelines for appointments and visiting offices https://davidburr.co.uk/appointments-guidelines/

NOTICE: Whilst every effort has been made to ensure the accuracy of these sales details, they are for guidance purposes only and prospective purchasers or lessees are advised to seek their own professional advice as well as to satisfy themselves by inspection or otherwise as to their correctness. No representation or warranty whatsoever is made in relation to this property by David Burr or its employees nor do such sales details form part of any offer or contract.

Evans Hall, Evans Heath, Polstead, Suffolk, IP7 5NX