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Hill Farm MARTLESHAM, NR. WOODBRIDGE, 2 hill farm

MARTLESHAM, NR. WOODBRIDGE, SUFFOLK

Woodbridge – 6.1 km (3.8 miles); – 12.8 km (8 miles); – 23.5 km (14.6 miles); Colchester – 43.5 km (27 miles); Woodbridge Station – 6.1 km (3.8 miles); Ipswich Station (London Liverpool St Station from 57 minutes) – 13.4 km (8.3 miles); London Stansted Airport – 91.7 km (57 miles) (All distances and times are approximate)

AN EXEMPLARY RESIDENTIAL FARM IN THE RAREST OF COASTAL SETTINGS OVERLOOKING THE AND THE ANCIENT TOWN OF WOODBRIDGE

18th Century farmhouse with Georgian improvements Range of traditional farm buildings including workshops and machinery storage Agriculturally tied 3 bedroom cottage About 91 hectares (224 acres) of highly productive, organic, irrigated farmland 6,000,000 gallon reservoir with 10,000,000 gallon summer abstraction licence About 35 hectares (86 acres) of grazing marshes, meadow and woodland Extraordinary wildlife habitat providing sanctuary for coastal wildlife including about 7 hectares (18 acres) of water and saltings Mooring on the River Deben together with a barge dock IN ALL ABOUT 138 HECTARES (340 ACRES) For sale by private treaty as a whole

These particulars are intended only as a guide and must not be relied upon as a statement of fact. Your attention is drawn to the important notice on the last page of the text.

Savills Central Farms & Estates Savills National Farms & Estates Fraser House, 23 Museum Street, 33 Margaret Street, London Ipswich IP1 1HE W1G 0JD Will Hargreaves Charlie Paton [email protected] [email protected] 07870 999113 07870 999199 3 4 INTRODUCTION Rarely is a property offered for sale in a more coveted location than that of Hill Farm. Sitting in a wonderfully elevated position on the western bank of the River Deben, the house enjoys panoramic views from Kyson Point on Martlesham Creek, taking in Woodbridge to the north and spanning around to Methersgate and the eastern bank of the Deben with Sutton beyond. Hill Farm has been a treasured family home for more than 50 years, providing generations with the extraordinary tranquillity and environmental variety that can surely only be found in the most unusual of properties. As well as the unique residential offering, Hill Farm provides a wonderful opportunity for progressive farming, benefiting from both organic status across the arable land as well as a huge diversity of environmental credentials in the form of grazing marshes, woodland, meadow and saltings.

SITUATION & LOCATION N Situated in a secluded position on the River Deben, Hill Farm sits in a ring fence on the banks overlooking the river and the Deben Peninsular on the opposite bank. As its name would suggest, the farmhouse and buildings sit atop a high point in the area and almost central to the farm’s wider land holding. The approach to the house from the public highway is along a private drive used only by Hill Farm which, after about 1/3 mile, reveals the unparalleled views beyond the house.

The farm sits to the north of , bordering Martlesham Creek. The historic town of Woodbridge lies just to the north and provides access to the A12 and the A14 serving Ipswich to the south, Cambridge

NOTE - Reproduced from the Ordnance Survey Map with the to the west and ultimately Norwich to the north. The permission of the Controller of H.M. Stationery Office. © Crown copyright licence number 100024244 Savills (UK) Limited NOTE - Published for the purposes of identification only and county town of Ipswich provides amenity facilities and although believed to be correct its accuracy is not guaranteed. LOCATION PLAN MCL: 28548/LOC HILL FARM Date: 07/05/2021 The Cartographic & Design Team, Wessex House, Wimborne, Dorset. BH21 1PB mainline rail links to London with international flights NOT TO SCALE Tel: (01202) 856800 available at Norwich and Stansted Airports.

Hill Farm Martlesham, Suffolk 5 6 HILL FARMHOUSE The house is understood to date back, in part, to the 17th Century. Additions have been made over time with evident alterations in the early 19th Century as well as further improvements throughout the 20th Century. The red brick elevations support a double pitched, tiled roof and elegant timber sash windows across the front of the property. The rooms are well proportioned providing accommodation across three floors including an extensive attic space. Outside, the gardens are predominantly laid to lawn with attractive hedging, shrubberies and flower beds which give way to open farmland. Hill Farm provides appealing amenities in the form of an En-tout-cas tennis court, re-surfaced in 2000 and a solar heated Letts swimming pool sitting in a delightfully secluded walled garden ensuring comfortable use from April to October. The house is not Listed and may therefore lend itself to further additions or alterations to make even more of its unrivalled position, subject to the necessary planning consents.

Hill Farm Martlesham, Suffolk 7 8 Hill Farmhouse Approximate Area = 4629 sq ft / 430 sq m (excludes carport)

Limited Use Area(s) = 195 sq ft / 18.1 sq m Garage / Outbuilding = 286 sq ft / 26.6 sq m N Total = 5110 sq ft / 474.7 sq m For identification only - Not to scale

Denotes restricted head height

Utility 4.70 x 2.74m Open Lean- To 15'5" x 9' 5.18 x 2.57m 17' x 8'5

Garage 5.26 x 2.90m 17'3" x 9'6

Study Bedroom 3.84 x 3.45m 4.04 x 2.41m 12'7" x 11'4" Kitchen Bedroom 13'3" x 7'11" 5.13 x 5.03m Bedroom Loft Space 4.22 x 3.18m 6.88 x 3.18m 16'10" x 16'6" 13'10" x 10'5" 5.13 x 2.44m 16'10" x 8' 22'7" x 10'5"

Shed 3.91 x 2.84m 12'10" x 9'4"

Down Wardrobe Dining Room 2.46 x 2.18m 3.94 x 2.97m 8'1" x 7'2" Up Bedroom 12'11" x 9'9" 15.02 x 3.20m 49'3" x 10'6" Outbuilding Up Down

Up

Bedroom Reception Room 6.30 x 3.12m 6.30 x 5.03m Bedroom Reading Room 20'8" x 10'3" Cellar 5.05 x 5.00m 20'8" x 16'6" 5.05 x 4.22m Bedroom 4.88 x 4.88m 16'7" x 16'5" 16'7" x 13'10" 5.08 x 3.73m 16' x 16' 16'8" x 12'3"

Cellar Ground Floor First Floor Second Floor

Hill Farm Martlesham, Suffolk HILL FARM COTTAGE 9 The cottage was built as a single storey dwelling by the Vendor in 1963. It was built under a consent requiring that it was occupied by persons employed or recently employed in agriculture. The property provides three bedrooms, a conservatory, a substantial garden and exceptional views out across the farm and the river beyond.

Hill Farm Cottage Approximate Area = 1492 sq ft / 139 sq m (includes garage)

Bedroom 4.24 x 3.56m 13'11" x 11'8'

N

Study 3.00 x 2.69m 9'10" x 8'10" Kitchen 5.92 x 3.00m 19'5" x 9'10"

Utility Room 2.46 x 2.26m 8'1" x 7'5"

Garage Garage 5.26 x 2.90m 5.18 x 3.07m 17'3" x 9'6" 17' x 10'1" Bedroom 4.24 x 3.02m Sitting Room 13'11" x 9'11" 3.86 x 3.28m 12'8" x 10'9"

Conservatory 3.84 x 3.81m 12'7" x 12'6"

Ground Floor 10 FARM BUILDINGS A range of traditional and more modern farm buildings sit to the north of Hill Farmhouse, providing a variety of storage and workshop space. A small workshop N sits closest to the house together with some garaging and a traditional cart lodge. A large machinery shed/general purpose barn sits at the core of the yard with a further two large barns adjacent to it. A traditional brick barn sits at the northern end of the range of buildings looking out over the reservoir and valley beyond. A We include opposite a site plan of the farm yard and a table below showing a E description of the buildings. The measurements stated are approximate and for D B F C indicative purposes only. G

Building Description Approximate GIA A Red brick barn under a pan tile roof with timber 50m2 barn doors and a concrete floor. B Concrete frame building under an asbestos sheet 135m2 roof with asbestos sheet cladding to the front and Hill Farm rear. Open sided with an unmade floor. Cottage C Concrete frame building under an asbestos sheet 560m2 Hill roof with part brick/block, part asbestos sheet Farm cladding and an unmade floor. Sliding steel door to workshop area with concrete floor. NOTE - Reproduced from the Ordnance Survey Map with the permission of the Controller of H.M. Stationery Office. 2 © Crown copyright licence number 100024244 Savills (UK) Limited D Timber framed barn under an asbestos sheet 112m NOTE - Published for the purposes of identification only and although believed to be correct its accuracy is not guaranteed. MCL: 28548/BLOCK PLAN Date: 07/05/2021 roof with partially Yorkshire boarded western The Cartographic & Design Team, Wessex House, Wimborne, Dorset. BH21 1PB NOT TO SCALE Tel: (01202) 856800 elevation. Otherwise open sided with an unmade floor. E Timber framed garage under an asbestos sheet 28m2 roof with red brick elevations and a concrete floor. F Timber framed cart lodge under a pan tile roof 40m2 with partially Yorkshire boarded front elevation. Remaining elevations in red brick and an unmade floor. Personnel door to Building C. G Small red brick office under a pan tile roof. 18m2 Concrete floor and timber stable door.

Hill Farm Martlesham, Suffolk 11 12 LAND The land at Hill Farm varies widely from organic light, irrigated soils through to lowland marshes and saltings. The landscape has been enhanced over recent years with the improvement of the grass meadows along with the construction of an additional flood defence wall protecting the low lying arable land. There have been occasional overtopping events although, since the construction of the inner wall, the arable land has remained protected from flooding and the soils have always remained free from saline intrusion.

As well as a productive commercial farm and an extensive wildlife habitat, the farm also offers a range of sporting opportunities. Although currently not actively shot, a good shoot was run historically and game records are available on request from the Vendor’s agent. There is a local Wildfowling group which has rights to shoot over the saltings on an annual basis, although this agreement will be terminated if preferred by the Purchaser.

Arable Land The soils across the cropped part of the farm are primarily of the Newport series, being a well-drained sandy loam suitable for a full range of vegetable and cereal cropping.

The arable land is occupied under a Farm Business Tenancy until 30th September 2022. The land has been classified as organic for more than 15 years and has typically supported crop rotations including French beans, butternut squash, potatoes, carrots, beetroot, onions and parsley amongst others as well as various break crops including cereals and clover. The land is comprehensively irrigated which is carried out in accordance with licence 7/35/10/*G/0019 through an underground network with hydrants in each field (placed every 72m). A 6,000,000 gallon reservoir was constructed about 10 years ago which allows an increased spot rate of application and is filled from the borehole.

The soils across the farm have been extensively mapped and regularly tested for potassium, phosphorous, magnesium and pH levels. Detailed soil analysis reports are available in the data room.

The local road network, together with very well maintained farm tracks, provide good access to the arable fields across the farm and make it highly suited to commercial-scale crop production using modern machinery.

Hill Farm Martlesham, Suffolk 13 14 Marshes and Saltings The farm borders the River Deben on its northern and eastern boundary, protected from saline ingress by two significant river walls. The low lying meadows lie partially wet throughout the winter and are grazed under a summer grazing licence agreement. The saltings which lie beyond the river wall are largely within the ownership of the farm and provide convenient access by dingy to the mooring in the river through a number of small channels and creeks. The mooring can transfer to the Purchaser if required. An ancient barge dock lies within the saltings on the very edge of the high water line which, it is understood, aided the passage of the very first crop of sugar beet in from Hill Farm to the Netherlands.

The land has historically been drained with some additional works taking place in 2021. Copies of the drainage plans are available to view in the Data Room.

Hill Farm Martlesham, Suffolk 15 16 Woodland There are various pockets of woodland throughout the farm including a wide range of species and maturity. The main drive to Hill Farm is in part bordered by ‘Lumbar Wood’, a delightful mature wood containing a mix of species including ash, oak and sweet chestnut and a carpet of bluebells in the spring. The wood, which was largely replanted after the storms in 1987, is classified as ancient woodland and has been partly managed.

Church Car Park A corner of Church Field, opposite the village church, is rented to the Church for the purpose of providing a car park.

East Anglia ONE A significant public infrastructure project known has ‘East Anglia One’ has been carried out by Scottish Power Renewables in recent years. The project brought power being generated offshore inland along an underground cable route. The cable route crosses Hill Farm and all reinstatement works on the farm have been completed, the last of the works being land drainage improvements completed in Spring 2021. More details are available at https://www.scottishpowerrenewables. com/pages/east_anglia_one_project_documentation.aspx

In total the farm extends to approximately 137.96 hectares (340.87 acres) of the following land types;

Description Hectares Acres Arable 90.70 224.12 Grazing marshes 18.46 45.61 Rough Grazing/Pasture 7.56 18.65 Saltings 3.70 9.14 Water 3.52 8.71 Woodland/Scrub 8.97 22.18 Total 137.96 340.87

Hill Farm Martlesham, Suffolk 17 18 GENERAL REMARKS AND STIPULATIONS Postcode Services IP12 4PH Hill Farmhouse Hill Farm Cottage Electricity Mains single phase Mains single phase Method of Sale Water Private Borehole (shared with Hill Farm Private Borehole (shared with Hill Hill Farm is offered for sale by Private Treaty as a whole. Cottage) with modern filtration treatment Farmhouse) with modern filtration treatment Tenure and Possession and annually serviced. and annually serviced. The farm is offered for sale freehold with vacant possession Foul Drainage Klargester Septic Tank subject only to a Farm Business Tenancy in place until 30th Heating & Hot Water Oil Fired boiler Oil Fired boiler September 2022. Wood fired boiler Solar Heating Heats the swimming pool, details below. Timing The Vendor will be seeking an exchange of contracts within Environmental Schemes Designations 42 days of the Purchaser’s solicitor receiving a draft sale A Entry/Higher Level Scheme is in place across the farm The farm sits within a Conservation Area, a Site of Special contract. It is expected that completion of the sale will take which expires on 30/11/22, a copy of the agreement is Scientific Interest (SSSI), an Area of Outstanding Natural place shortly thereafter. The Purchaser will be required to available for inspection in the Data Room. Beauty (AONB), an Environmentally Sensitive Area (ESA) pay a 10% deposit upon exchange of contracts. and a Special Protection Area (SPA). The farm also sits Solar Heating within the Deben Estuary RAMSAR site and some of the Sporting, Minerals and Timber The 14,000 gallons swimming pool is heated by 8 Sunstar woodland on the farm is classified as Ancient Woodland. In so far as they are owned by the Vendor, rights of sporting, panels which operate on a timer and were installed in 1996. mineral and timber are included in the sale. All such rights Water is passed through the panels for 12-14 hours a day Easements, Covenants, Rights of Way are believed to be owned by the Vendor. during periods of sunlight and is then isolated from the and Restrictions panels when heating is not possible to ensure heat is not lost The property is sold subject to, or with the benefit of, all Irrigation Licence during poor weather or darkness. existing wayleaves, easements, quasi-easements, rights The farm will be sold with the benefit of an irrigation of way, covenants, and restrictions whether mentioned ‘Licence of Right’ L/31/406 which allows for the summer Development Uplift in these particulars or not. The property is subject to a abstraction of 10,000,000 gallons of groundwater per It is the Vendor’s wish to retain a right of overage on the number of footpaths which cross the land at various points, year for spray irrigation. The reservoir has a capacity of area hatched blue on the enclosed sale plan. The Vendor plans of which are available in the Data Room. approximately 6,000,000 gallons. will be entitled to 25% of any uplift beyond agricultural value resulting from the granting of consent for any non- A right of way will be granted to the Purchaser to allow Fixtures and Fittings agricultural use for a period of 40 years. The overage access between the end of the track and the field access at Unless described in these particulars, all fixtures and payment would be triggered by the granting of a planning point ‘A’. fittings are specifically excluded from the sale. consent or a sale of the land. A well point shown on the Irrigation Plan marked ‘B’ Basic Payment Scheme provides water to retained properties at Hall Farm and Hall The land is registered for the Basic Payment Scheme Farm Cottage and the Vendor will therefore retain a right of although all relevant Entitlements are owned by the access and an easement across the land to be sold. tenant. The tenant has suggested these may be available to purchase at the termination of the tenancy at market value.

Hill Farm Martlesham, Suffolk 19

The irrigation main runs across land between two points Local Authority IMPORTANT NOTICE marked ‘C’ & ‘D’ on the Irrigation Plan which will be Council Savills, their clients and any joint agents give notice that: retained by the Vendor. The Vendor will grant a right of Endeavour House 1. They are not authorised to make or give any representations or access and an easement across the land for the purposes 8 Russell Road warranties in relation to the property either here or elsewhere, only of maintaining the irrigation main. Ipswich either on their own behalf or on behalf of their client or otherwise. IP1 2BX They assume no responsibility for any statement that may be In March 2021, Natural England opened consultation on a made in these particulars. These particulars do not form part of new route for the England Coast Path to include a section Solicitor any offer or contract and must not be relied upon as statements or representations of fact. which would pass through Hill Farm. Please refer to https:// Barker Gotelee Solicitors www.gov.uk/government/publications/england-coast- 41 Barrack Square 2. Any areas, measurements or distances are approximate. The path-overview-of-progress for an update on the process or text, photographs and plans are for guidance only and are not alternatively enquire with Vendor’s agent. Ipswich necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other IP5 3RF Boundaries, Plans, Areas, Schedules and Disputes consents and Savills have not tested any services, equipment or Contact: Miles Coates facilities. Purchasers must satisfy themselves by inspection or The boundaries are based on the Ordnance Survey and are otherwise. for reference only. The Purchaser will be deemed to have Anti-Money Laundering full knowledge of the boundaries and any error or mistake In accordance with the Money Laundering Regulations 3. The reference to any mechanical or electrical equipment or other facilities at the property shall not constitute a representation shall not annul the sale or entitle any party to compensation 2017, once an offer has been accepted, the Purchaser will in respect thereof. (unless otherwise stated) as to its state or condition or that it be required to provide proof of identity and address prior to is capable of fulfilling its intended function and prospective the instruction of solicitors. Should any dispute arise as to boundaries or any points purchasers/tenants should satisfy themselves as to the fitness of such equipment for their requirements. arise on the general remarks and stipulations, particulars, What3Words schedules, plan or the interpretation of any of them, such 4. They have not made any investigation into the existence or Hill Farmhouse can be found using the What3Words questions shall be referred to the Vendor’s agent whose otherwise of any issues concerning pollution of the land, air or location service under the reference bleach.hopes. decision acting as expert shall be final. water contamination. The Purchaser is responsible for making his outnumber. own enquiries in this regard. A new ownership boundary will be created to the south of Particulars prepared May 2021. Hall Farm Cottage. This land will not be fenced and will VAT Any guide price quoted or discussed is exclusive of VAT. In therefore be available for the Purchaser to occupy on a IPR200004 regularised basis until such time as required by the Vendor. the event that a sale of the property or any part thereof or any right attached to it becomes a chargeable supply for the Council Tax purposes of VAT, such tax will be payable in addition. Hill Farmhouse (East Suffolk District Council) – Band F Hill Farm Cottage (East Suffolk District Council) – Band D Viewings Strictly by appointment through Savills (contact details Data Room above). Additional information about Hill Farm can be found in our online Data Room. Please contact the Vendor’s solicitor should you wish to access the Data Room. 20

Hill Farm Martlesham, Suffolk