Hill Farm, Stoke Ash, Nr Eye, Suffolk Hill Farm Location Hill Farm Is Located in Mid Suffolk in a Stoke Ash, Eye, Suffolk Predominantly Rural Area

Hill Farm, Stoke Ash, Nr Eye, Suffolk Hill Farm Location Hill Farm is located in mid Suffolk in a Stoke Ash, Eye, Suffolk predominantly rural area. The A140 is IP23 7ER approximately 1 mile to the west and provides excellent access to the north and south. The former market town of Eye is 4 miles to the A charming and private residential farm north and has most everyday retail and local with Grade II listed farmhouse. services. Diss is 8 miles to the north and has a mainline station to London Kings Cross as does Stowmarket (11½ miles) with regular 4-bedroom refurbished Grade II farmhouse services to London taking approximately 1 One-bedroom annex/ holiday cottage | One hour 20 minutes. The county towns of Ipswich bedroom converted holiday cottage | Large (18 miles) and Norwich (28 miles) both traditional timber frame barn | Extensive provide regional level retail and commercial range of farm buildings | attractive arable and services as well as excellent leisure and grassland | Mixed parcels of woodland | Sporting sporting facilities. potential Local schools are numerous with preparatory In all about 154.24 acres (62.42 Ha) schools including Framlingham Junior School, Ipswich School, Old Buckenham Hall For Sale as a whole and Moreton Hall Prep in Bury St Edmunds and among the available Senior schools are Framlingham College, Ipswich School, Ipswich Situation Girls High School and St Joseph’s School. Hill Farm is situated in a rural part of mid Suffolk and is readily accessible from the A140. It History sits in a private and sheltered setting and is The Grade II listed farmhouse dates from the approached over a quiet country lane leading mid-seventeenth century although the rear to a long drive. The period farmhouse is Grade portion is believed to be slightly later. It was II listed and situated at the centre of the farm renovated and further extended during the and has been sympathetically refurbished with mid-twentieth century. The farm was originally an extended kitchen and newly fitted bathroom part of the Thornham Estate and was sold to and provides comfortable accommodation, well the Metropolitan Railway Company in 1948. equipped for modern living. It was then an arable and dairy farm with 75 cows being milked on the farm by the Next to the farmhouse are two holiday 1970s. Dairying ceased in the 1980s and the cottages that are successfully let year round. farm became predominantly arable although Adjacent are two traditional timber frame some of the grass meadows were retained. barns and a traditional cart shed and beyond The current owners bought the farm in the these an extensive range of farm buildings that early 2000s and have further extended and are used for cereal storage, housing livestock, refurbished the farmhouse. and equipment storage.

The farmland is a compact and contiguous block of farmland interspersed by mature hedgerows with well-established woodland and tree belts that creates not only an attractive landscape but also provides valuable amenity and sporting potential.

Hill Farmhouse The farmhouse is situated in a sheltered setting at the culmination of the 400 metre drive alongside the traditional farm buildings. The house has been sympathetically extended and refurbished by the current owners.

The house is a classical traditional Suffolk farmhouse and is constructed of timber frame with rendered elevations under a steep pitched tiled roof. The windows are a variety of small pane, timber casement windows, some of which are double glazed.

The accommodation is well laid out and suitable for modern living. The front door on the eastern elevation leads to an Entrance Hall with stairs to the first floor. Off the hall are two offices and an area for coats and boots. There is a good sized and well equipped kitchen, with modern oak fronted kitchen units and a large window looking over a pond that sits adjacent to the traditional farm buildings. There are two well- appointed reception rooms, a sitting room with large glazed patio doors, and a dining room, with both having brick inglenook fireplaces and benefitting from westerly views over the lawned gardens. Next to the kitchen is a good size utility room with plumbing for a washing machine and tumble dryer.

The first floor has four well-appointed double bedrooms for the most part with large built in cupboards and wardrobes. The bathroom has recently been refitted and has a large walk-in shower and contemporary bath, basin and WC.

From the landing, a flight of stairs leads to a large open attic which benefits from windows at each gable.

The Gardens: The gardens are attractive and lie mainly to the south and west. They feature an expanse of lawn interspersed by occasional flower beds and some mature specimen trees. By the house is a sheltered courtyard for outdoor dining which overlooks a recently cleared pond. W

S Main House N House internal area 3,334 sq ft (310 sq m) For identification purposes only. E

Sitting Room Bedroom 4 Dining Room 9.18 x 4.77 Bedroom 2 Bedroom 3 3.75 x 2.82 4.62 x 4.40 30'1" x 15'8" 4.74 x 4.38 4.87 x 3.84 12'4" x 9'3" 15'2" x 14'5" (Maximum) 15'7" x 14'4" 16'0" x 12'7"

S Boot Room Utility Office 1 First Floor N 2.42 x 2.41 E 7'11" x 7'11"

Kitchen/ A/C Master Bedroom Ground Floor Breakfast Room Office 2 4.79 x 3.44 5.97 x 4.65 Sitting Room Bedroom 4 Dining Room 2.46 x 2.12 3.75 x 2.82 15'9" x 11'3" Hall 9.18 x 4.77 Bedroom 2 Bedroom 3 19'7" x 15'3" 4.62 x 4.40 8'1" x 6'11"30'1" x 15'8" 4.74 x 4.38 4.87 x 3.84 12'4" x 9'3" 15'2" x 3.8614'5" x 2.05 (Maximum) 15'7" x 14'4" 16'0" x 12'7" 12'8" x 6'9"

Cloak Room Boot Room Utility Office 1 First Floor 2.42 x 2.41 7'11" x 7'11"

Kitchen/ A/C Master Bedroom Ground Floor Breakfast Room Office 2 4.79 x 3.44 5.97 x 4.65 2.46 x 2.12 15'9" x 11'3" 19'7" x 15'3" Hall 3.86 x 2.05 8'1" x 6'11" 12'8" x 6'9"

Cloak Room W Attic Rooms 14.84 x 8.48 48'8" x 27'10" S Attic Rooms N 14.84 x 8.48 48'8" x 27'10" E

SecondSecond Floor Floor

Sitting Room Bedroom 4 Dining Room 9.18 x 4.77 Bedroom 2 The positionBedroom & 3size of doors,3.75 x windows, 2.82 appliances and other features are approximate only. 4.62 x 4.40 30'1" x 15'8" 12'4" x 9'3" 4.74 x 4.38 4.87 x 3.84 Denotes restricted head height 15'2" x 14'5" (Maximum) 15'7" x 14'4" 16'0" x 12'7" © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8358499/JRD The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height

Boot Room © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8358499/JRD Utility Office 1 First Floor 2.42 x 2.41 7'11" x 7'11"

Kitchen/ A/C Master Bedroom Ground Floor Breakfast Room Office 2 4.79 x 3.44 5.97 x 4.65 2.46 x 2.12 15'9" x 11'3" 19'7" x 15'3" Hall 3.86 x 2.05 8'1" x 6'11" 12'8" x 6'9"

Cloak Room

Attic Rooms 14.84 x 8.48 48'8" x 27'10"

Second Floor

The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8358499/JRD Holiday Cottages The current owners have established a successful holiday cottage business that enjoys about 90% occupancy rates. The two 1- bedroom cottages feature on the well-known website- www.sykescottages.co.uk. Currently they turnover in excess of £20,000 annually and with a low level of cost produce a good net income. The cottages comprise:

The Bothy A former annex that is constructed in a similar style to the farmhouse. The Bothy has a hall leading to a large sitting room alongside which is a good sized kitchen/breakfast room with pantry and a cloakroom. Upstairs there is a large landing with well-appointed double bedroom and a bathroom.

Hill Farm, Grasshopper Lane, Eye The Bothy internal area 1,097 sq ft (102 sq m)

Hill Farm, Grasshopper Lane, Eye The Bothy The Bothy internal area 1,097 sq ft (102 sq m) House internal area 1,097 sq ft (102 sq m) For identification purposes only.

Sitting Room 5.18 x 4.59 17'0" x 15'1" Bedroom Sitting Room (Maximum) 4.58 x 3.96 15'0" x 13'0" 5.18 x 4.59 Kitchen/ Pantry 17'0" x 15'1" Dining Room Bedroom (Maximum) 5.82 X 3.19 4.58 x 3.96 Pantry 15'0" x 13'0" Kitchen/ 19'1" X 10'6" Back Hall Dining Room Hall Lower Level 5.82 X 3.19 Walk-In Wardrobe 19'1" X 10'6" Back Hall Hall Walk-In Lower Level The Bothy Ground FloorWardrobe The Bothy First Floor

The Bothy Ground Floor The Bothy First Floor

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height FOR ILLUSTRATIVE PURPOSES© ONLYehouse. - NOT Unauthorised TO SCALE reproduction prohibited. Drawing ref. dig/8358499/JRD The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8358499/JRD The Bullpen Converted from a farm building this The Bullpen attractive building presents timber clad House internal area 437 sq ft (41 sq m) For identification purposes only. Hill Farm, Grasshopper Lane, Eye and brick elevations under a slate roof The Bothy internal area 1,097 sq ft (102 sq m) with wooden double or secondary glazed windows. The accommodation is well laid out and provides a sitting room, kitchen, double Bedroom bedroom and bathroom. 3.21 x 3.19 10'6" x 10'6" Sitting Room 4.74 x 3.56 15'7" x 11'8"

Sitting Room 5.18 x 4.59 17'0" x 15'1" Bedroom (Maximum) 4.58 x 3.96 15'0" x 13'0" Kitchen/ ThePantry Bull Pen Dining Room 5.82 X 3.19 19'1" X 10'6" Back Hall Kitchen Hall 2.77Lower x 2.08 Level Walk-In 9'1" x 6'10" Wardrobe The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8358499/JRD The Bothy Ground Floor The Bothy First Floor

FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height © ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8358499/JRD Farm Buildings The farm buildings comprise an extensive range of traditional and modern farm buildings. The traditional buildings have the potential for further conversions (subject to planning permission) and sit near the farmhouse. Behind the traditional buildings is the extensive range of more modern farm buildings. The buildings comprise:

1. Traditional barn - (6.09m x 8.23m) a timber framed and clad barn under a pitched corrugated iron roof. 2. Cart Shed – (4.8m x 5.3m) a 4-bay timber frame cart shed with a tiled roof and concrete floor. Currently used for garaging and wood storage. 3. Traditional Suffolk barn – (17.35m x 5.8m) a Grade II listed single midstrey timber framed barn under a part corrugated asbestos and part pantile roof with part brick and part timber clad walls, and concrete floor. 4. Suffolk Barn Lean-to - (10.8m x 4.7m) providing stabling and storage. 5. Workshop/Store Room - (4.1m x 7.75m) a range of brick buildings under part pantile, part corrugated iron and part asbestos roof. 6. Spray Store – (5.1m x 7.2) a brick and part timber clad building under a corrugated asbestos roof. 7. Former Hay Barn – (14.35m x 31.5m) a 7-bay concrete frame barn under a corrugated asbestos roof now providing machinery and equipment storage. 8. Machinery Store – (24.75m x 14.1m) converted from a former cubicle building to provide open storage and constructed of timber frame under corrugated iron roof with concrete floor. 9. Grain Storage – there are three ventilated grain silos of approximately 75 tonne capacity with self-emptying floors. 10. Livestock yards – (24.4m x 18.60m + 18.5m x 9.20m) comprising a pair of steel frame 4 bay Dutch barns with a steel framed lean-to with a corrugated iron roof. 11. Water Tower – obsolete steel framed water tower. 12. Garage – (10m x 3.4m) concrete panelled single garage with corrugated iron roof and concrete floor. The Farmland The farmland comprises a single block of gently undulating mainly arable land which surrounds the farmhouse, cottages and farm buildings. Running along the eastern boundary of the farm is the River Dove and a further tributary abuts the grass meadows that sit on the northern boundary.

The land is well laid out with access to most fields from the farmstead as well as along the farm drive. Fields are generally regular in shape. The arable land extends to approximately 129.90 acres (52.27ha) and is classified mainly Grade 2 with soils belonging to the Ashley series, a clay loam capable of supporting high yielding arable crops.

Along the northern boundary are an attractive series of permanent pasture fields totalling about 15.53 acres (6.69ha) which are fenced and used for grazing mainly sheep.

The cropping has included winter wheat, oilseed rape, winter barley and winter beans. A schedule of recent cropping is available from the Vendor’s agents.

There are two principal areas of woodland. Towards the centre of the farm, backing onto the garden is an area of mixed woodland which has previously housed a pheasant pen. Along the south eastern boundary is an extensive belt of mature broad leaf trees including some impressive poplars. Farming Basic Payment Scheme Fixtures and Fittings or any part of it, attached to it becomes a The farm is currently farmed in hand by the Entitlements to the Basic Payment Scheme are All items usually regarded as tenants, fixtures chargeable supply for the purposes of VAT, such vendor using additional labour when required. included in the sale. The Vendor has submitted and fittings and equipment including fitted tax will be payable in addition. a claim for the 2018 scheme year and will retain carpets and curtains, together with garden Planning the payment of this in its entirety. The Vendor ornaments and statuary are specifically Health and Safety A schedule of planning consents is available will use reasonable endeavours to transfer the excluded from the sale. Given the potential hazards of a working farm, from the Vendor’s agents. entitlements to the Purchaser as soon after we ask you to be as vigilant as possible in completion as the transfer rules allow. Employees making your inspection for your own personal Method of Sale There are not believed to be any farm safety, particularly around the farm buildings Hill Farm is offered for sale as a whole by The farm is entered into the Higher Level employees that will be transferred under and machinery. private treaty. Stewardship Scheme which has a further 4 the Transfer of Undertaking of Employment years to run and the buyer will take to the Regulations (TUPE). Solicitors Tenure scheme for the remainder of its term. Gepp Solicitors, 58 New London Road, Vacant possession with be provided on Drainage rights Chelmsford, Essex CM2 0PA completion. Further details are available from the Vendor’s The Environment Agency Anglian East Drainage Tel: 01245 658351 Fax: 01245 493940 agents. Rates are charged at 368.14p/ Ha. Services Directions Hill Farmhouse and the cottages benefit from Designations Local Authorities Please see location plan. mains electricity and water supplies as well as a The farm is situated in a Surface Water Nitrate Suffolk County Council - 0345 606 6067 private borehole water supply. There is a private Vulnerable Zone (NVZ). A small area of the Mid- Suffolk District Council – 0300 123 4000 Viewing drainage system that serves all three houses. farm is designated as being within the Broads Strictly by appointment with the Vendors’ Hot water and central heating is provided by oil Environmentally Sensitive Area. VAT agents Strutt & Parker in Ipswich on 01473 fired boiler to the farmhouse and Bothy, with Any guide price quoted or discussed is exclusive 214841 and Whirledge & Nott on 01268 783377 the Bull Pen having a bottled gas system. Ingoing valuation of VAT. In the event of the sale of a property, In addition to the purchase price, the purchaser EPC and Council Tax Property EPC Band Council Tax Band 17/18 payment Rateable Value Hill Farmhouse Listed F £2,345 - The Bothy F £2,000 The Bullpen E £2,000

Wayleaves, easements and rights of way will be required to pay an ingoing valuation for The property is being sold subject to and with all crops, cultivations and stores. Further details the benefit of all rights including; rights of way, from the Vendor’s agent. whether public or private, light, support, drainage, water and electricity supplies and other rights and Early Entry obligations, easements and quasi-easements and Early entry may be permitted for the purposes restrictive covenants and all existing and proposed of farming following an exchange of contracts wayleaves for masts, pylons, stays, cables, drains, and subject to paying an additional 10% deposit. water and gas and other pipes whether referred to in these particulars or not. Sporting, timber and mineral rights All sporting, mineral and timber rights are According to Ordnance Survey plans, there are a included in the freehold sale in so far as they number of footpaths running through the farm are owned. and a plan of these can be obtained from the Vendor’s agents. P a t h

( GP u m )

Huggins Farm

Pond

37.8m 4643 1.81 ha Thorndon Pool Pond 4.48 32.4m 32.9m

Thorndon Bridge

ANE L 2

S 3 N 1 I 1

HUGG Hill Farm Cottage T

r 2

c k 1327 3533 33.3m Pond 1

0.06 ha s 0.13 ha C 3232 0.31 0.16 6631 2129 1.20 ha 4730

8931 k

c 2.67 ha

r 4.94 ha 1.75 ha 2.96 T 3.32 ha 6.60 The Principles 4.33 8.20 House H 12.20 UG GIN S LA NE Silos 7522

0 ha in ra D 1920 0.01 Pond

T r a c 3621 The Bothy Hill Farm k 1.93 ha

0217 k

a Pond 4716 1.05 ha Tr 4.61 ha 4.76 2.60 1.57 ha 9217

C 11.39 S 3.87 2.21 ha Ponds 5.47 Sewage Works 2917 7411 Drain 0.22 ha 3815 6.38 ha 1312 0.55 0.01 ha 15.75 0.02 4711 0.08 ha 0.08 ha 9203 0.20 0.19 0.56 ha

e v 1.39 S o C D 2102 r D e ra iv in Pond 4999 R 0.03 ha 3699 3.33 ha 0.08 Oak Tree 4.30 ha 8.24 Lodge 10.62

Poplar House 7095 1892 m) 4.81 ha h (u 8.38 ha Pat Low Farm 11.89 20.70

iew stv We Pa th (u n m) wi the Pe

n to of Cr 7785 Ponds 9886 a th na ra Ma 0.92 ha Poplar Farm 0 ha FB e pik rn Tu ew Vi 2.26 R 0.01 C st re llc Hi k ac 3382 r t T le a w Pond h o C al ng Bu 0.02 ha

The Orchard

(PO) The Little Manor 0.04 5078 Woodbine Farm LB 6.05 ha Woodbine Cottage

1 5 4

1 5 3 14.96 R ed Ho us e L od ge

1 5 0

1 5 1 1 14 D 142 Little Wissett A O R TCB (dis)

E T 1 I 4 4 Botters

1 A 4 1 5 4 7 W Bibblins H T Violet House

0 Cotes Cottage

1 3 n 9 Belvedere i a r D Birch Lea

Jem Oak U 1 T 3 n Haven 8 d H Whistle E 1

E Dove

E House

T Larksfield ck ve D ra o T D E r GP A e D iv M R A N 'S L A N The Stables E

Barn Field Pond House

k c a Beech Haven r T

H 47.0m R

D m 2 r 2 a . i 1 Hill Farm,n Stoke Ash

This plan is published for the convenience of the purchaser Total Area (62.42 ha / 154.24 ac) only. Its accuracy is not guaranteed and it is expressly

Pond excluded from any contract.

Based on Ordnance Survey 1:2,500 mapping with the permission of the Controller of HMSO © Crown Copyright Licence No ES 100018525 f e D Lime Tree Not to Scale. Drawing No. S10916-01 | Date 04.09.18 Strutt & Parker Suffolk Whirledge & Nott 11 Museum Street, Ipswich, Suffolk IP1 1HH The Black Barn, Lubards Farm, Raleigh SS6 9QG 01473 214841 01268 783377 [email protected] [email protected] struttandparker.com whirledgeandnott.co.uk @struttandparker

IMPORTANT NOTICE Ordnance Survey © Crown Copyright 2018. All rights reserved. /struttandparker Strutt & Parker gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions,Licence numberphotographs 100022432. Plotted and Scale plans - 1:35000 are for guidance only and should not be relied upon as statements or representations of fact. All measurements are approximate and not necessarily to scale. Any prospective purchaser must satisfy themselves of the correctness of the information within the particulars by inspection or otherwise. 3. Strutt & Parker does not have any authority to give any representations or warranties whatsoever in relation to this property (including but not limited to planning/building regulations), nor can it enter into any contract on behalf of the Vendor. 4. Strutt & Parker does not accept responsibility for any expenses incurred by prospective 60 offices across England and Scotland, including purchasers in inspecting properties which have been sold, let or withdrawn. 5. If there is anything of particular importance to you, please contact this office and Strutt & Parker will try to have the information checked for you. Photographs taken September 2018. Prime Central London Particulars prepared September 2018. Strutt & Parker is a trading style of BNP Paribas Real Estate Advisory & Property Management UK Limited.