Stonehouse Farm, Thorington, Nr. , Stonehouse Farm Thorington, Nr. Southwold, Suffolk, IP17 3RB A delightful residential mixed farm, beautifully and sensitively restored, in a peaceful and secluded setting.

7-Bedroom refurbished Listed farmhouse Period-3 bedroom cottage | Extensive refurbished traditional farm buildings and stable yard | Modern farm storage buildings | Attractive arable and grass land | Broadleaf woods and copses | Sporting potential

In all about 233.90 acres (94.67 Ha)

For Sale as a whole

Situation There is good sporting potential and the farm Stonehouse Farm is situated in a most attractive has rearing and holding pens which have part of the Suffolk Heritage Coast within easy provided the basis of an enjoyable family shoot. reach of many of the popular seaside towns and villages. The farm nestles in a very private and Location sheltered setting with arable and grass fields Stonehouse Farm is located on the Suffolk interspersed by mature woodland and well Heritage Coast conveniently close to the established hedgerows. The surrounding area is coastline. Popular coastal resorts such as predominantly gently undulating farmland. Southwold (6½ miles), (4½ miles), (4 miles) and (16½ miles) The farmhouse, which is Grade II listed, is are all close by. The market town of situated towards the centre of the farm is is 4 miles distant and provides most every day approached over a 400 metre drive and is requirements and is a local commercial centre conveniently close to the charming range providing local commercial services, retail of traditional farm buildings that have been opportunities and leisure facilities. A regional sensitively refurbished. The farm house has level of all of these is available in the County been sympathetically and beautifully restored, town of , which is location 32 miles to retaining most of the original features to provide the South. extremely comfortable accommodation whilst also equipped for modern living. Local schools are numerous with preparatory schools at Junior School, the Also at the centre of the farm in a sheltered Abbey School, Woodbridge and St Felix, wooded setting is Carpenter’s Cottage, a period Southwold. Senior schools are available at 3- bedroom cottage that has been carefully Framlingham College, St Felix and Woodbridge refurbished as well. School with Ipswich School and Ipswich Girls High School slightly further afield. The traditional farm buildings which lie beside the farmhouse are an attractive and The farm is in an accessible part of east Suffolk. important part of the character of the farm The A12 provides road access to the South and provide stabling, a walled kitchen garden, linking with the A14 and the national motorway large traditional barn, livestock housing and network beyond. There are regular local train additional studio accommodation. The more services from which connect with the modern farm buildings are situated further away mainline service to London Liverpool Street via from the house and provide equipment, forage Ipswich (approx. 2 hours). International air travel and bedding storage. is available from Norwich International Airport (36½ miles) and Stansted Airport (80 miles). The farmland totals 191 acres (77 ha) and is a compact and contiguous block of grassland and History arable land combining smaller, sheltered grass Stonehouse Farm was formerly part of the fields with larger open expanses of productive 2,000 acre Thorington Hall Estate. The Georgian arable land as well as areas of former parkland. Hall was demolished soon after World War II and the influence of the Hall can be seen in the There are 30 acres (12 ha) of broadleaf farmhouse and its classical front door. The front woodland, which includes a large block at the portion of the house is believed to date from the northern end of the farm as well as copses and Regency period of the early 19th Century. belts provides a wonderful backdrop, valuable amenity and wildlife benefits. Stonehouse Farmhouse Towards the rear of the house is a spacious The farmhouse is situated in a delightfully Scullery with a large linen cupboard and sheltered, wooded setting at the culmination alcoves for a washing machine and dishwasher. of a 400 metre drive, close to the charming The cloakroom was the former dairy and farm buildings. The house is Grade II listed and now has a useful fitted storage unit as well has a classically symmetrical front elevation as an array of hooks for coats and hats and a reflecting its Regency origins. The front portion separately partitioned WC. has unusual flint walls with white brick quoins and window surrounds and the rear portion is The first floor has 5 well-appointed bedrooms. constructed of brick. There are small pane sash At the front a Master Suite could be made from windows throughout, with some original glass a double room, a dressing room from a single and working shutters all under a shallow pitched bedroom and a spacious south-facing bathroom. slate roof. The Principal Guest Room has an ensuite shower room and there are two further double The accommodation is well laid out and has bedrooms, a family bathroom and a further WC. been carefully restored retaining many of the On the second floor two attic rooms have been period features such as original tile and wooden converted into children’s bedrooms with walk floors, fireplaces, doors and cupboards whilst in wardrobes. also incorporating many of the requirements for modern living. The refurbishment was carried Outbuildings out having a strong regard to the environment At the rear of the house is a cobbled court yard so that natural materials have been used with working hand pump and an attractive throughout with minimal use of plastics and a range of mainly brick and pantile outbuildings lime plaster using reeds in many of the ceilings. used as a kennel, coal/ wood store, bicycle shed Where the original colour scheme was evident, and pump room for the private water supply. naturally produced paints of the same colour have been mixed and used. The gardens The gardens nearly surround the house. The classically proportioned front door leads The front elevation has well stocked shrubberies to the Hall with the elegant principal staircase and flower beds with a paved path leading to leading to the first floor. Either side are the two the principal area of garden which lies to the principal reception rooms; the Drawing Room south of the house with a back drop of mature which has a marble fireplace and book shelves horse chestnuts. The gardens have a large area and the Dining Room with a Jotul wood burner of sunken lawn and flower beds planted with set in to the original fireplace. Beyond the dining old- fashioned roses, magnolia, jasmine and room is an Inner Hall with the Kitchen beyond clematis and a trellis screen planted with roses which has a gas fired 4- oven Aga and units and honey suckle. The garden is divided from with a butlers sink and numerous period glass the orchard by a covered walk-way planted fronted cupboards. The Kitchen leads to the with wisteria, roses, clematis and honey suckle. Garden Room, a semi- circular extension with a The orchard has rough grass planted with spring zinc roof with central glass lantern and extensive flowers interspersed by apple, pear and quince south facing windows overlooking the terrace trees and a Holme oak. and gardens beyond. Also leading from the kitchen is a Larder with meat safe, a slate shelf To the west of the house is a pond area partly and steps down to a cellar. Next to the Kitchen enclosed by a brick wall and overlooked by a is a cosy sitting room/ study with an open fire timber summer house with decking as well as and a Victorian built-in cupboard that has been sheltered area of paving with built-in barbeque equipped as a concealed home office. for outside dining.

Floorplans Main House internal area 5,218 sq ft (484 sq m) For identification purposes only.

4.90 x 2.97 16'1" x 9'9"

Garden Room 6.65 x 4.79 21'10" x 15'9" (Maximum) F/P Cellar

Dining Room F/P 5.54 x 4.91 18'2" x 16'1"

A/C Bedroom 6 A/C Bedroom 3 Bedroom 5 5.70 x 5.68 Kitchen Scullery 4.96 x 4.69 4.65 x 4.45 18'8" x 18'8" 16'3" x 15'5" 15'3" x 14'7" 5.88 x 4.87 6.12 x 4.95 Bedroom 2 (Maximum) 19'3" x 16'0" 20'1" x 16'3" 4.87 x 2.89 16'0" x 9'6"

Drawing Room 5.53 x 4.55 18'2" x 14'11" Bedroom 1 Sitting Room/ Larder 5.04 x 3.61 2.91 x 2.58 Bedroom 4 Bedroom 7 Study 16'6" x 11'10" 5.71 x 5.68 5.23 x 3.61 9'7" x 8'6" 5.16 x 3.07

F/P Cloak 16'11" x 10'1" 18'9" x 18'8" 17'2" x 11'10" Room (Maximum)

2.91 x 1.55 9'7" x 5'1" First Floor

Ground Floor 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/8292309/CPP Carpenters Cottage A period Cottage that was possibly the residence of the Thorington Estate carpenter. The Cottage has been sympathetically renovated retaining many feature such as the brick and wooden floors, fireplaces, the original range, shelving and cupboards.

The attractive cottage is constructed of brick walls under a glazed pantile roof with small pane timber casement windows.

The ground floor has a comfortable and welcoming sitting room with a dining room featuring the original range and a fully shelved pantry. The kitchen has been newly equipped with a gas fired 2- oven Aga, pine work top and butlers sink. Beyond is the well-equipped bathroom. From the Hall stairs rise to the first floor landing from which are accessed 2 double bedrooms and a single bedroom. There is an ensuite WC to one of the double bedrooms.

Outside to the front of the cottage is a gravelled drive and parking area together with a grassed area with mature shrubs. To the rear is a gravelled yard enclosed by picket fences. Floorplans Cottage internal area 1,258 sq ft (117 sq m) For identification purposes only.

Kitchen 4.05 x 2.36 13'3" x 7'9"

Main Bedroom Dining Room 4.02 x 3.82 4.05 x 3.75 13'2" x 12'6" 13'3" x 12'4"

Pantry/ Store Room Bedroom 3 2.07 x 1.99 3.07 x 2.11 6'9" x 6'6" 10'1" x 6'11"

Sitting Room Bedroom 2 4.25 x 3.98 4.28 x 4.05 13'11" x 13'1" 14'1" x 13'3"

Cottage Cottage Ground Floor First 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/8292309/CPP Farm buildings 5. Covered livestock yard – (18.32m x 5.10m) a Traditional Farmbuildings useful open fronted livestock yard of timber 11 An outstanding example of a traditional range frame with brick walls under a pan tile roof, 13 of farm buildings and stables that have been opening on to an enclosed yard. sympathetically restored and partly converted 6. Old tractor shed – (5.44m x 4.82m) a so that they are an essential characteristic former implement shed converted into an 12 of the farm providing many additional and annex to the main house and now providing 6 useful features to the farm. The buildings comfortable studio accommodation of living 5 are also approached over the farm drive and room with wood burner, shower room and now provide: mezzanine bedroom; 4 7. Traditional cart shed – (11.40m x 5.50m) a 1. Traditional barn – (26.90m x 6.15m and 4-bay brick and flint cart shed with pan tile 15.70m x 2.60m) a magnificent traditional roof and dirt floor with a converted loft, fully 1 4 timber frame barn with timber cladding under lined with wood burner and suitable as an a pantile roof housing two grain bins. annex, games room or shoot room; 2. 3-bay cart shed – (9.50m x 3.90m) timber 8. Walled kitchen garden – enclosed yard with 3 2 8 framed extension to the barn with brick and 6 raised triangle beds in circular form with a 9 7 timber clad walls under a pan tile roof with solar powered fountain, with fruit bushes and 10 concrete floor used as covered car parking for a vine on the south facing wall, the farm house. 9. Greenhouse in a converted pony stall. 3. Open store – (3.10m x 3.10m) timber framed 10. Pony tack room – used as a tool shed; extension to the barn, timber clad under a pantile roof. Modern farm buildings Stonehouse 4. Stable yard – (17.50m x 4.95m and 18.63m The more modern farm buildings are discretely Farmhouse x 6.91m) a charming stable yard, featuring situated further away from the house and a long L- shaped range of brick and pantile comprise: former farmbuildings overlooking an enclosed cobbled yard with central fountain and 11. Hay barn (22.85m x 11.55m) a useful and featuring: flexible modern building used for storage - Loose boxes providing 4 modern timber and lambing. A 5 bay steel portal frame with loose boxes( each 3.75m x 3.65m) with plastic coated sheeting open fronted roof and covered storage area; partly clad with timber space boarding; - Former farm stables – divided in to 5 stalls/ 12. Machinery/equipment store (18.85m x pony stables by Victorian wrought iron 9.60m) 4-bay steel portal frame building Carpenters Cottage divisions with a hay loft above. with corrugated roof with part timber space - Feed and Rug room- featuring original brick boarding to the rear used for storage of 0 15 30 feed bins with wooden lids and collar pegs machinery and equipment metres used for rugs. 13. Ancillary accommodation and farm office- - Tack room- secure with tack hooks and converted lorry containers with wood burner saddle racks; WC and shower: first floor container is used - Yard Office- with kitchen, rug rack, fitted as the farm office period cupboards, units and wood burner Stonehouse Farm - Horse wash area An all-weather arena is located in a sheltered - Generator shed- easily accessible lockable position towards the northern end farm and is store; accessed either from the main drive or from a This plan is published for the convenience of the purchaser only. Its accuracy is not guaranteed and it is expressly - Former pony stable (5.60m x 3.93m) used farm track. excluded from any contract.

as a store Based on Ordnance Survey 1:2,500 mapping with the permission of the Controller of HMSO © Crown Copyright Licence No ES 100018525 Not to Scale. Drawing No. R9154-03 | Date 08.06.17

The Farmland The land lies in a contiguous block and totals about 234 acres. The land is a mixture of commercial arable land, attractive smaller grass fields and expansive areas of former parkland, some of which is now used for equestrian purposes. The land is accessed via the main farm drive and then via a series of farm tracks which provide good access to the remainder of the farm.

The land is classified mainly Grade 3 with some Grade 2 with soil belonging mainly to the 1 series which is a fine loam over clay and partly the Newport 4 series which is a coarser more sandy loam, ideal for horses and sheep.

The grass fields are a mosaic of smaller fields and grazed by cattle and sheep. They are mostly fenced as well as being bordered by well-established hedgerows with mature oaks making the farm a haven for wildlife and fauna.

The large fields immediately to the East of the house have been subdivided into a series of flexible paddocks for horses each with their own water trough. There are about 45 acres of arable fields, currently into spring sown cereal crops which are farmed using a local contractor.

The farm benefits from over 30 acres of woodland which is spread across the farm although a sizable portion is located on the eastern boundary in an area known as Holly Hills. The woodland is generally mature broadleaf trees including sweet chestnut, oaks, and silver birch with some scots pine. There are also a number of ponds around the farm which have been restored and maintained and these add to the farm’s environmental diversity.

The habitat diversity lends itself to field sports and the farm has been the basis of an enjoyable family shoot, and there are release and holding pens at strategic locations on the farm. Farming Wayleaves, easements & rights of way Holdover The farm is currently farmed using a contractor The property is being sold subject to and with Holdover is reserved to allow the Vendor to on the arable land with third party livestock the benefit of all rights including; rights of harvest all growing crops. grazing the grassland. way, whether public or private, light, support, drainage, water and electricity supplies and Ingoing valuation Cropping other rights and obligations, easements and In addition to the purchase price, the purchaser The farm has grown winter and spring cereals, quasi-easements and restrictive covenants and may be required to pay an ingoing valuation oil seed rape and sugar beet. all existing and proposed wayleaves for masts, (Further details from the Vendor’s agent). pylons, stays, cables, drains, water and gas Planning and other pipes whether referred to in these Early Entry A schedule of planning consents is available particulars or not. Early entry may be permitted on to fields that from the Vendor’s agents. have been harvested at the Purchaser’s own risk According to ordnance survey plans there is following exchange of contract. Further details Method of Sale a single footpath running along the Western are available from the Vendors Agent. Stonehouse Farm is offered for sale as a whole extremities of the farm. by private treaty with vacant possession. Sporting, timber and mineral rights Basic Payment Scheme All sporting, mineral and timber rights are Tenure 81.53 Entitlements to the Basic Payment included in the freehold sale in so far as they Carpenters Cottage is let as a holiday cottage. Scheme are included in the sale. The Vendor has are owned. submitted a claim for the current scheme year Services and will retain the payment for this scheme year Stonehouse Farm has mains electricity. There is in its entirety. The Vendor will use reasonable a private water supply from a well that supplies endeavours to transfer the entitlements to both the cottage and the farmhouse which has the Purchaser as soon after completion as the recently been tested (test results available from transfer rules allow. the vendors agents). The farm is entered into the Entry Level Drainage is to a septic tank which leads to a Stewardship Scheme (Ref. AG004112242) which 3-pond domestic sewage system which uses commenced on 1st October 2012. A copy of the reeds and gravel to treat the overflow from agreement is available from the Vendor’s agent. the septic tank. The system is a broadly self- maintaining system relying on gravity and Designations anaerobic processes and meets Environment The farm is situated in a Surface Water Nitrate Agency standards. Vulnerable Zone (NVZ).

Hot water is provided by electric immersion Hollyhills Wood is designated an Ancient heaters and heating is by electric heaters. Replanted Woodland and a further area of woodland is designated deciduous woodland in EPC and Council Tax the 2014 National Forest Inventory.

Property EPC Band Council Tax Band 17/18 payment Rateable Value

Stonehouse Farmhouse Listed F £2,192.19 -

Carpenters Cottage G - - £3.500 Fixtures and Fittings All items usually regarded as tenants’, fixtures and fittings and equipment including fitted carpets and curtains, together with garden ornaments and statuary are specifically excluded from the sale. These may be made available to the purchaser by separate negotiation.

Drainage Charges Environment Agency drainage rates are paid annually. (Further details available from the vendors agent.)

Local Authorities Suffolk County Council - 0345 606 6067 District Council - 01394 383789

VAT Any guide price quoted or discussed is exclusive of VAT. In the event of the sale of a property, or any part of it, attached to it becomes a chargeable supply for the purposes of VAT, such tax will be payable in addition.

Health and Safety Given the potential hazards of a working farm, we ask you to be as vigilant as possible in making your inspection for your own personal safety, particularly around the farm buildings and machinery.

Solicitors Clarke Wilmott, Blackbrook Gate, Blackbrook Park Avenue, Taunton TA1 2PG. Tel: 0345 209 1664 Fax: 0345 209 2573 FAO Mr Mark Buckerfield Email: mark. [email protected]

Directions Please see location plan.

Viewing Strictly by appointment with the Vendor’s agent Strutt & Parker in Ipswich 01473 214841.

Based on Ordnance Survey 1:250,000 mapping with the permission of the Controller of HMSO © Crown Copyright Licence No ES 100018525 5104 0.67 ha 1.65

0591 0.13 ha 0.33 0488 0.10 ha 3389 0.25 3.10 ha 6787 7.66 12.54 ha 30.98

8778 2284 0.14 ha 9881 0.02 ha 0.35 9183 1.70 ha 0.04 1.01 ha 4.21 2.49 8478 5773 4473 0.31 ha 0.96 ha 0.03 ha 1377 0.77 0473 3175 2.36 0.07 6270 7.76 ha 0.04 ha 3.05 ha 0.02 ha 19.18 0.09 7.53 0.06 7369 6169 0.19 ha 0.50 ha 0.48 1.25 2166 0.04 ha 0.10 5963 9865 0.01 ha 2.51 ha 7165 0.03 6.20 0.84 ha 1962 2961 2.07 0.59 ha 2.54 ha 1.45 6.27 5060 4.54 ha 7056 9953 11.22 6454 0.33 ha 0.02 ha 1.37 ha 0.81 2259 0.05 3.39 8.44 ha 20.86 1646 0.04 ha 7052 7649 0.09 0.21 ha 0.76 ha 0.52 1.87 0749 2344 6946 0.87 ha 3.19 ha 0.39 ha 2.14 4045 7.87 0.96 2.66 ha 9544 2043 6.58 11.42 ha 0.05 ha 28.23 0.13 5641 5743 1.42 ha 0.05 ha 4040 3.50 0.12 0.01 ha 8439 0.04 2035 0.25 ha 0.02 ha 0.61 0.04 1343 8539 1.09 ha 2.70 6131 0.39 ha 0.06 ha 0.96 0.15

8326 4.58 ha 11.31 5624 1321 0.18 ha 9221 1.92 ha 0.44 0.01 ha 0.02 4.74

7121 4.93 ha 9020 12.18 0.30 ha 0.75 5912 2.23 ha 7628 5.52 0.59 ha 6417 1.46 0.69 ha 1.70 0007 Stonehouse Farm 0.03 ha 0.06

7703 0.07 ha 0.18 8700 This plan is published for the convenience of the purchaser 0.76 ha only. Its accuracy is not guaranteed and it is expressly 1.89 excluded from any contract. 7697 2.00 ha Based on Ordnance Survey 1:2,500 mapping with the 4.94 permission of the Controller of HMSO © Crown Copyright Licence No ES 100018525 Not to Scale. Drawing No. R9154-02 | Date 08.06.17 Suffolk 11 Museum Street, Ipswich, Suffolk IP1 1HH 01473 214841 [email protected] struttandparker.com @struttandparker IMPORTANT NOTICE /struttandparker Strutt & Parker LLP gives notice that: 1. These particulars do not constitute an offer or contract or part thereof. 2. All descriptions, photographs and plans 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 LLP 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 LLP does not accept responsibility for any 60 offices across England and Scotland, expenses incurred by prospective 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 including Prime Central London you. Photographs taken May 2017. Particulars prepared May 2017.