Nr Framlingham, Suffolk, Woodbridge Guide Price £750,000

5 Bedroom

Entrance porch, entrance hall, drawing room, dining room, sitting room, study, kitchen, breakfast room, farm office/utility room and cloakroom. Master bedroom with en-suite shower room and dressing area, guest bedroom with en-suite cloakroom, three further bedrooms and family bathroom. Additional unconverted first floor accommodation/storage above the farm office/utility room.

Extensive range of Victorian 'model farm' buildings, with potential for a variety of uses, subject to the necessary consents, and modern agricultural building.

Gardens and partly moated grounds extending to approximately 1.85 acres in all. Additional land available by separate negotiation.

Location Yew Tree Farmhouse will be found in a prominent position in a rural location a short distance to the west of the well regarded village of Laxfield. This delightful village is situated just 7 miles north of the historic market town of Framlingham and is one of the most popular villages in the area with its two public houses, The Royal Oak and The King's Head, known locally as The Low House. There is an 'Ofsted outstanding' primary school and pre-school, as well as a Co-op village shop, museum and hardware store/garage. There is also a cricket team, bowls and football clubs and a well supported village hall hosting numerous functions and clubs.

The historic market town of Framlingham offers comprehensive facilities, including a large Co-op supermarket, 3 public houses and a variety of restaurants. The town is also home to Thomas Mills High School and Framlingham College. Diss is approximately 12 miles away and offers mainline rail services to London's Liverpool Street, Ipswich and Norwich. Suffolk's Heritage Coast is approximately 14 miles, as the crow flies, and boasts popular destinations such as Aldeburgh, Southwold, Walberswick, Dunwich, Minsmere and Snape Maltings concert hall. 

Directions Proceed in a northerly direction on the B1116 from Framlingham. Enter the village of Dennington and at the junction with the A1120, turn right and then immediately left back onto the B1116. Continue along the road for approximately 3½ miles (ignoring the first right hand turn on the sharp left hand bend) and then turn right on the B1117 where signposted to Laxfield. Continue for approximately half a mile and Yew Tree Farm can be found a short way along on the left hand side of the road. 

Description Yew Tree Farmhouse comprises a substantial Grade II Listed farmhouse. The original core of the farmhouse is believed to date from the 16th Century but the property was substantially altered during the 18th and 19th centuries including, we understand, the addition of the brick façade and replacement fenestration.

Yew Tree Farmhouse occupies an enviable location with impressive views to the south-west to the front across gently undulating farmland. The accommodation is substantial, extending to approximately 3,700 square feet in all, and although the property has been well maintained by the current owners during their occupancy for the last 14 years, Yew Tree Farmhouse provides tremendous scope for an incoming purchaser to renovate and refurbish the property to their own particular style and taste.

The gardens and grounds surround the property, and these include a substantial moat to the south-east together with the traditional farm buildings, where these is also a more modern agricultural building. In all, the site extends to approximately 1.85 acres, although additional land may be available by separate negotiation. The surrounding agricultural land that forms Yew Tree Farm will continue to be farmed by the current owners, albeit on a contract arrangement whereby there will be little farming activity taking place nearby. Furthermore, no livestock will be kept within the retained farm buildings or on the surrounding land.

Planning To the rear of the property are the Victorian 'model farm' outbuildings. These currently provide extremely useful storage, but possess great potential for a variety of alternative uses. Historically planning permission has been granted to convert the buildings into offices and holiday accommodation, and in 2018 planning permission was granted to convert part of the buildings into a separate residential dwelling. Copies of the planning permission and consented plans are available on request.  

Note The vendors will be applying to change the name of the property to Field House on the basis that they will be continuing to farm and reside at Yew Tree Farm. 

Building Survey The vendors have commissioned a full building survey of the property for the benefit of interested parties. An electronic copy of the survey is available from Clarke and Simpson. At the point of completion, the surveyors, James Aldridge, will assign the survey to the new owner.  

The Accommodation  

The House  

Ground Floor A part glazed arched oak front door opens into the 

Entrance Porch With tessalated tiled flooring, radiator, vaulted ceiling and door through to the 

Entrance Hall 11´ x 7´5 (3.35m x 2.28m) With wide staircase to first floor with carved balustrades and newel post, radiator, telephone point and doors off to 

Drawing Room 18´2 x 16´8 (5.54m x 5.08m) An impressive reception room with large window providing views of the moat and agricultural land beyond. The focal point is the Victorian hob style fireplace with carved wood surround and brick hearth. Impressive exposed fluted ceiling timbers, radiators and door through to the 

Dining Room 16´8 x 13´8 (5.08m x 5.08m) With large bay window providing stunning views over the surrounding agricultural land to the front of the property, together with window on the side elevation providing views of the moat and beyond. Former fireplace with flanking shelved recesses, spotlighting to part and radiator.

From the Entrance Hall a Part glazed door provides access to  

Cloakroom With WC and mounted wash basin with storage cupboard over. Door to walk-in understairs storage cupboard and radiator.

A further door from the Entrance Hall provides access to the  

Sitting Room 18´2 x 18´ (5.54m x 5.49m) A light and spacious room with large windows on the front and rear elevations providing plenty of light and good views. Open brick fireplace with large brick hearth containing the Stovax wood burning stove, exposed ceiling and wall timbers, built-in shelved storage cupboards, radiators, TV point and door to 

Study 9´ x 8´3 (2.74m x 2.51m) With window providing good views to the front, range of fitted shelving, radiator and storage cupboard.

A further door from the Sitting Room provides access to the  

Inner Hall With secondary staircase to first floor, door to the courtyard area, door to the cellar, radiator, telephone point and door to the 

Kitchen 17´ x 14´3 (5.18m x 4.34m) With large window providing views of the courtyard area and fitted with good range of cupboard and drawer units with granite effect worksurface over incorporating a stainless steel sink with mixer tap and drainer. Former fireplace containing the two hob Aga and recess for electric oven with light and extractor hood over. Recess and plumbing for washing machine. Exposed ceiling timbers and opening through to the 

Breakfast Room 15´3 x 10´ (4.65m x 3.05m) Another light room with large window providing good views over the driveway, gardens and agricultural land beyond. Exposed ceiling timber, range of fitted cupboard and drawers, TV point and radiator.

A door from the Kitchen provides access to an Side Hall with door to  

Office/Utility Room 13´10 x 12´6 (4.22m x 3.81m) Currently the farm office, but could quite easily be utilised as a utility room. With window overlooking the courtyard and buildings beyond, exposed ceiling timber and former bread oven. Floor standing Thermecon oil fired boiler and water softener. Telephone point and door through to  

Rear Hall With door to the outside and staircase providing access to additional ancillary first floor accommodation that is yet to be refurbished. These two rooms could quite easily be converted to provide guest accommodation or simply used as ancillary storage.

The principal staircase from the Entrance Hall rises to the 

First Floor  

Landing A large and spacious area with windows overlooking the courtyard and outbuildings. Exposed ceiling and wall timbers, radiators and doors off to 

Master Bedroom 17´10 x 13´9 (5.44m x 4.19m) An impressive twin aspect bedroom with large window providing stunning views over the surrounding countryside. Dressing Area with large window on the front elevation and range of fitted wardrobe cupboards. Exposed ceiling timbers to part, former fireplace with flanking shelved recesses, radiator, telephone point and door to  

En-suite Shower Room With shower cubicle, mounted wash basin with cupboard and drawers under together with mirror, light and shaver socket and cupboard over, and WC. Radiator and recessed spotlighting.  

Bedroom Two 13´3 x 12´6 (4.04m x 3.81m) A double bedroom with window on the side elevation providing views of the moat and farmland beyond. Exposed fluted ceiling timbers, wall light points, radiator and door to  

Cloakroom With mounted wash basin with cupboard under, mirror over with light and shaver socket, and WC with concealed cistern. Radiator. 

Bedroom Three 14´5 x 13´8 (4.39m x 4.17m) With large window on the front elevation providing good views to the south-west across the surrounding farmland, exposed ceiling timbers and Victorian iron hob fireplace with carved wood surround. Radiator.  

Bedroom Four 14´4 x 10´4 (4.37m x 3.15m) A double bedroom with window providing views to the front. Exposed ceiling and wall timbers and door to  

Inner Landing With exposed wall timbers, access to roof space and door to walk-in Airing Cupboard housing the hot water tank and fitted with slatted shelving. Doors off to 

Family Bathroom An extremely spacious family bathroom with suite comprising panelled bath in half height tiled surround with mixer tap and shower attachment, fully tiled shower cubicle, mounted wash basin with cupboards under and vanity unit above, together with WC with concealed cistern. Exposed wall timbers, shaver socket towel rail and door providing access to the  

Rear Landing With staircase leading down to the Inner Hall.

From the Inner Landing doors provide access to  

Bedroom Five 15´4 x 7´6 (4.67m x 2.29m) Again, with window on the front elevation providing views to the south-west. Exposed ceiling timbers and radiator. 

Outside Yew Tree Farmhouse occupies a prominent position in a delightful rural location on the outskirts of Laxfield. The house stands back from the road, approached via side hung five bar gates that open onto a gravel driveway which leads onto a parking area, the courtyard and outbuildings to the rear.

To the front of the property is what we believe to be the original principal entrance, with ornate gates set between an established hornbeam hedge and parkland fencing. The gates open onto a gravelled driveway, from where access can be gained to the main entrance. Beside the driveway, to the south, is a large moat and gardens. This area is almost fully enclosed within established hedging, fencing and high level brick walling. There are also two impressive established yew trees, and a connecting door into the rear of the cartlodge.

To the rear of Yew Tree Farmhouse is an impressive range of Victorian 'model farm' buildings, comprising former stables, stores and cartlodges of traditional red brick and timber frame construction set beneath pitched and hipped pantile roofs. This range of buildings benefits from an implemented planning permission for conversion of the buildings to offices or holiday lets, but also provide tremendous scope for a number of alternative uses, whether that is simply as ancillary storage to Yew Tree Farmhouse, ancillary annexe accommodation, work from home facilities or separate dwellings. In 2018, planning permission was also granted to convert part of the buildings into a separate residential dwelling. In all, these buildings have an approximate footprint of 6,000 square foot. Any change in use would require planning permission and listed building consent.

Set between the model farm buildings and the farmhouse is an open fronted garage, with the aforementioned connecting door through to the side gardens and pond. There is also a WC and butler's sink.

Additional land may be available by separate negotiation. Please refer to the agents for further information.

Viewing Strictly by appointment with the agent. 

Services Mains water and electricity. Private drainage. Oil fired central heating.

The property's electricity supply is supplemented by the wind turbines and PV panels on site. The vendor will relocate the meters associated with this infrastructure to the retained land within 12 months of completion. In the intervening period the vendor will retain the Feed In Tariff, but the purchaser will benefit from the subsidised electricity supply. 

Council Tax Band G; £2,970.97 payable per annum 2019/2020 

Local Authority Mid Suffolk District Council, Endeavour House, 8 Russell Road, Ipswich IP1 2BX
Tel: 0300 1234000 

NOTE 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.

April 2019