Chartered Surveyors / Estate Agents

Guide Price A substantial Edwardian house £1.65 million Freehold standing in the most superb position Ref: C727(D) West Hill Farm with nearly 60 acres of highly attractive Riggle Street land, on the edge of the ever popular Brandeston village of Brandeston. IP13 7AS

Kitchen, breakfast room, dining room, sitting room, drawing room, Contact Us Clarke and Simpson utility room, kitchenette, office, freezer room and downstairs Well Close Square bathroom. Suffolk IP13 9DU Eight first floor bedrooms and two bathrooms. T: 01728 724200 F: 01728 724667 Attic rooms. And The London Office Lovely gardens with domestic outbuildings and garaging. 40 St James’ Place London SW1A 1NS Substantial agricultural buildings extending to over 17,000 sq ft. [email protected] 58.6 acres (23.7 hectares) of ring fenced land. www.clarkeandsimpson.co.uk Location West Hill Farm stands in one of the area’s most idyllic settings amongst undulating countryside on the edge of the delightful village of Brandeston. The property is approached off its own private drive and the village itself is within easy walking distance. Brandeston is an extremely popular and pretty village, benefitting from a public house, The Queens Head, as well as Brandeston Hall, which is the prep school to . Close by is Golf Club, and the historic town of Framlingham is just 6 miles to the north -east offering a comprehensive range of services and facilities including a Co-op supermarket, doctors, dentists, veterinary practice, garages, cafes, restaurants and pubs as well as excellent local schools.

Within 10 miles is Woodbridge, and , the county town, is just 15 miles. From here there are main line rail services to London's Liverpool Street station, which take just over the hour. The Heritage Coastline at is within about 20 miles with the other coastal resorts of , , and Orford all within easy reach.

Description West Hill Farm is an impressive Edwardian house of predominantly brick construction under a tiled roof, extending to nearly 5,000 square feet plus attic space. It has the great advantage of not being Listed. The house has two particularly impressive reception rooms, the drawing room and dining room. In addition are a sitting room, breakfast room, utility room, office, additional kitchenette as well as a freezer room, bathroom and useful stores. On the first floor are eight bedrooms and two bathrooms. The house offers excellent scope to be altered and modernised to form six bedrooms with four bathrooms. The dwelling stands proudly within its grounds of some 58.6 acres (23.7 hectares) and to the front are landscaped gardens with lovely views. There are a multitude of domestic outbuildings to the west of the house, and to the rear is the farmyard where there are an abundance of modern and period buildings extending to over 17,000 square feet. Grassland and productive arable land surround the property and this could continue to be farmed or would be excellent for livestock and equestrian purposes.

Independent Survey For the benefit of interested parties, the vendors have commissioned an independent survey by James Aldridge Chartered Surveyors. A copy of the survey is available via email from the agent. Please note that the purchaser will be required to pay the vendors for the survey (£1,200 inclusive of VAT) at completion whereupon the benefit and any liability will be passed by James Aldridge to the new owner. The Accommodation The House

Ground Floor A glazed porch with fitted bench leads to the front door and to the

Hallway South facing leadlight windows. Oak staircase to the first floor landing. Door leading to the rear hallway. Doors to the

Butlers Pantry 9’4 x 6’4 (2.84m x 1.93m) Fully fitted with shelves and drawers and an ideal store/drinks cupboard. South facing window.

Drawing Room 18’ x 17’ (5.49m x 5.18m) An impressive room with decorative moulded ceiling in an oak leaf and acorn style. South and west facing bay windows overlooking the gardens. Stone effect fireplace. Wall light points. Sitting Room 15’6 x 13’ (4.72m x 3.96m) A comfortable snug with internal south facing window. Fitted cupboards and display shelves. Door to understairs store cupboard. Opening to the rear hallway and doors leading off to a

Kitchenette 11’3 x 6’9 (3.43m x 2.03m Comprising low level wall units with stainless steel sink and drainer. Space and plumbing for fridge and electric oven. North facing window. Night storage heater. Understairs cupboard.

From the front hallway, a further door leads off to the

Dining Room 18’6 x 18’ (5.64m x 5.49m) A most impressive dual aspect room with east facing leadlight window overlooking the garden. South facing sliding doors with shutters. Decorative moulded ceiling in a fleur-de-lys style. Shelved alcove. Brick fireplace. Radiator. A door leads to the Breakfast Room 18’5 x 11’11 (5.61m x 3.63m) East facing leadlight window and north facing porthole window. Stone effect fireplace. A door leads to the

Kitchen 16’7 x 10’4 (5.05m x 3.15m) Fitted with a range of high and low level wall units, as well as fitted shelved cupboards. Stainless steel sink. Rayburn stove serving the hot water tank in Bathroom One. Space and plumbing for a dishwasher. Space for fridge. Tiled flooring. North facing leadlight window. Secondary staircase to Bedroom Seven. A door leads to the

Rear Porch West facing window and north facing door to the exterior.

From the front hall, a door opens to the

Rear Hall Radiator. Doors off to the

Pantry 8’ x 6’6 (2.44m x 1.98m) Fitted shelving and cupboard. Internal window to the kitchenette. Tiled flooring.

Glass Cupboard 7’2 x 6’7 (2.18m x 2.01m) Fully fitted with shelves and drawers. Pretty leadlight internal window to the front hallway. Tiled flooring.

Office 9’3 x 8’8 (2.82m x 2.64m) Timber clad walls and tiled flooring. North facing leadlight window. Hand wash basin. Fitted shelving.

Downstairs Bathroom Comprising bath, shower, hand wash basin and WC. Two north facing windows.

Utility Room 18’ x 10’7 (5.49m x 3.23m) An excellent sized utility room cum boot room with sinks, plumbing for a washing machine, boiler and hot water tank serving the kitchenette and downstairs bathroom. West facing leadlight window. Stable style door to the exterior. A further door opens to the

Freezer Room 10’5 x 10’ (3.18m x 3.05m) North facing window. The oak staircase in the ground floor front hallway leads up to the

First Floor Landing North facing leadlight windows. Understairs cupboard and stairs to the attic room. Doors lead off to

Bedroom One 20’11 x 18’ (6.38m x 5.49m) An extremely large dual aspect double bedroom with east and south facing leadlight windows with wonderful views over the gardens and land beyond. Radiators. Door to wardrobe with hanging rail, and further door to Bedroom Four. A further door from Bedroom One leads to

Bathroom One Comprising bath with high level shower unit, hand wash basin and WC. Fitted airing cupboard with hot water cylinder and slatted shelving. Door To Bedroom Seven.

Further doors from the landing lead to

Bedroom Two 18’ x 17’9 (5.49m x 5.41m) A very spacious double bedroom with south and west facing window with fine views. Cast iron fireplace with tiled and timber surround. Radiator. Bedroom Three 11’7 x 9’5 (3.53m x 2.87m) A small double or large single bedroom with south facing leadlight window with views over the front garden and land. Radiator. A door opens to a Jack and Jill wardrobe with hanging rails and shelving above. From here, a further door opens into

Bedroom Four 14’11 x 13’7 (4.55m x 4.14m) A good-sized double bedroom with south facing leadlight window to the front of the property Cast iron fireplace with tiled and timber surround. Radiator. Door returning to the main landing and further door to Bedroom One.

From the landing, additional doors open to

Bedroom Five 18’ x 10’11 (5.49m x 3.33m) A double bedroom with west facing window. Fireplace with tiled surround. Radiator.

Bedroom Six 18’2 x 10’4 (5.54m x 3.15m) A dual aspect double bedroom with west and north facing windows overlooking the farm buildings and land. Radiator. Hand wash basin. Cloakroom Comprising high level WC and north facing leadlight window.

Bathroom Two Bath, WC and north facing leadlight window.

Linen Cupboard 8’4 x 6’5 (2.54m x 1.96m) A spacious room with slatted shelving and east facing leadlight window.

From Bathroom One, a door opens to

Bedroom Seven 16’8 x 13’10 (5.08m x 4.22m) A double bedroom with north facing window overlooking the farm buildings. Secondary staircase down to the ground floor kitchen. Subject to the normal consents, there is scope to add an additional door to the landing. Radiator. A door opens to

Bedroom Eight 12’9 x 10’11 (3.89m x 3.33m) A small double or large single bedroom with north and east facing leadlight windows with views over the farm buildings and gardens. The room has the potential to be used as a bathroom for the adjacent Bedroom Seven.

From the landing, stairs lead up to the

Second Floor

Attic Rooms This fantastic store space offers scope for further expansion if required. It is fully fitted with floorboards and has north, east and south facing windows.

Outside The property sits in a truly spectacular and secluded position at the end of a no through road. A concrete and hardcode private driveway leads through the undulating farmland and up to the farmstead. From here, a sweeping shingle drive leads up to the front of the farmhouse, which is flanked either side by the extensive front gardens; these are laid predominantly to lawn but are interspersed by attractive floral and herbaceous borders and a number of mature specimen trees. A raised former grass tennis court lies immediately east of the house and beyond this is an attractive pond surrounded by willow trees. To the west, the entrance driveway sweeps round to the traditional timber barn, which is used as a garage, general store and potting shed. Adjoining this are a number of other useful wooden and brick outbuildings to include the coal store, wood store, etc. Immediately beyond the traditional barn is a grassed orchard area, which houses a raised vegetable garden and greenhouse. Immediately beyond the farmhouse are the farm buildings, which are also accessed from the main farm driveway:

The Buildings and Yard

Cattle Building 85’ x 60’ (26m x 18.5m) (including lean-tos) A wooden framed building partly enclosed with 2 metre block walls with Yorkshire boarding and asbestos cladding above. Asbestos roof, dirt floor and divided into four separate cattle yards.

Grain Store 60’ x 28’ (18.3m x 8.6m) Steel portal frame with block work to 1.5 metres and cement fibre sheeting above. Cement fibre roof and concrete floor. 4.4m x 4.3m sliding doors on eastern elevation. Stable Block and Cart Shed 82’ x 20’ (25m x 6.3m) Block construction with pitched tin roof incorporating five individual stables, feed store and two open fronted cart bays. Concrete floor.

Traditional Suffolk Barn 28’ x 57’ (8.8m x 17.5m) Red brick and timber frame construction with pitched pantile roof. Concrete floor. Although the barn is in need of repair, it contains a wonderful range of original features including some exposed timbers. The barn currently contains two feed bins and a mill and mix unit - used in connection with the cattle rearing. Immediately south and connected to the traditional barn are four traditional brick and timber buildings, each with a pitched roof. These were formally used as livestock buildings, but are now used for general storage.

Open Fronted Machinery Store 44’ x 19’ (3.5m x 5.9m) Timber framed building with part block and wooden clad sides and with three open fronted bays.

Barn 60’ x 51’ (18.5m x 15.6m) Steel frame construction with 2 metre block walls and Yorkshire boarding above. Asbestos roof. Concrete floor. 4m x 4m central door opening on the northern elevation. Formally used as a livestock building, but currently used for grain storage.

Former Pig Building 65’ x 22’ (20m x 7m) Asbestos walls and roof. Concrete floor and gate opening on the eastern elevation. This building is now redundant.

Dutch Barn 62’ x 22’ (19m x 7m) (including lean-to) Steel frame construction open on three sides. The lean-to has block work to 2 metres on either side with one wall having asbestos cladding above. Open at either end. Asbestos roof. Concrete floor. The main building is used as a straw barn and the lean-to is used as a livestock building with double gate sections at either end.

The farm buildings are very well served by an excellent concrete roadway, which runs round the buildings and connects to the main farm driveway.

The Land The land lies in a most attractive area of gently undulating countryside within the Deben Valley and forms a highly productive ring fenced block of grassland and arable land surrounding West Hill Farm. The land extends to approximately 58.6 acres (23.7 hectares). It is medium to heavy in texture and the Land Classification Series of and Wales shows the land as being mainly Grade III. It consists of two fields of arable land, which are cropped with winter wheat with the remaining land consisting of permanent pasture. There is good access into all of the fields directly from the farmyard or main farm drive and the fields are well defined by ditches or mature trees and hedgerows. In particular, the three smaller paddocks to the north of the farm are very nicely screened with the boundaries containing some fine traditional oak trees. To the north- eastern corner of the land there is an attractive small wooded area.

The largest field (field number 4835) is partially grass, but, until recently, was part of the arable rotation and can be returned to arable production if required by the purchaser.

Rights of Way, Wayleaves, Easements, Etc The property is sold subject to and with the benefit of all rights of way, wayleaves and easements that may affect the land. There is a public right of way crossing the land. Please refer to the OS Explorer plan within these particulars or the Definitive plan which is available from the agents. Timber, Sporting and Minerals All standing timber and minerals are included in the sale of the freehold.

Boundaries All boundaries shall be as previously and the vendor shall not be required to define the sale. These are shown for identification purposes only outlined in red on the detailed site plan. Purchasers should satisfy themselves with regard to these and no error, omission or misstatement will allow the purchaser to either rescind the contract or entitle either party to compensation thereof.

Town and Country Planning The property is sold subject to any development plans, tree preservation order, ancient monument orders and Town and Country schedules or other similar matters that may be or come into force. The property is not Listed.

Outgoings The property is sold subject to any drainage rates and other outgoings that may be relevant.

Quotas and Basic Payment Scheme The land is registered under the Basic Payment Scheme and the vendor will transfer the eligible Entitlements to the purchaser upon completion. The vendor will retain the Basic Payment income from the 2015 claim. There are no other quotas available with the land.

Environmental Stewardship Scheme The land was previously registered under an Entry Level Stewardship Scheme, but the vendor and Natural England have agreed to terminate the scheme. There will be no obligation on the purchaser in this regard.

Tenure The farm is available for sale freehold with vacant possession.

Completion and Holdover Completion will be by arrangement, but the vendors will require holdover on the land to take the 2015 harvest, and the land will be left to stubble and the straw either chopped or baled and removed. Holdover will also be reserved on the grain store and associated yard and access route until 21st December 2015.

Site Plans (Indicative Only)

Viewing Strictly by appointment with the agent. Services Mains water and electricity. Private drainage system. Oil fired Rayburn serving the hot water system. Council Tax Band G; £2,433.72 payable per annum 2015/2016. EPC - F Local Authority District Council; Melton Hill, Woodbridge, Suffolk IP12 1AU; Tel: 01394 383789.

NOTE 1. These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn. No warranty can be given for any of the services or equipment at the property and no tests have been carried out to ensure that heating, electrical or plumbing systems and equipment are fully operational. Any distances, room aspects and measurements which are given are approximate only. No guarantee can be given that any planning permissions or building regulations have been applied for or approved.

2. The central heating system cannot currently be used. Please refer to the agents for further details.

3. Survey - please see details in the Description with regard to the independent structural survey which has been undertaken.

May 2015

Directions Heading south out of Framlingham, take the third turning on the right towards and follow this road through to the centre of the village. Turn right signposted Brandeston. Proceed into the village passing the public house on the right hand side and Mill Lane until reaching Riggle Street on the right. Turn down the lane, which leads to the private drive for West Hill Farm.

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