an attractive, single-storey, highly energy efficient …...an attractive, single-storey, highly...
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An attractive, single-storey, highly energy efficient cottage, standing in the most superb rural location with outstanding views of undulating countryside.
Porch, hallway, kitchen, open plan sitting/dining room, stunning garden room with fantastic views, bedroom one with en-suite shower room, two further bedrooms and bathroom. Loft room with scope for conversion to further bedrooms and bathroom. Double cart lodge, workshop/utility room, greenhouses, store sheds and mobile home. Gardens and grounds of over an acre, which take full advantage of the wonderful views.
Guide Price £595,000 Freehold Ref: P5817/C
Bridleway Cottage Mill Road Peasenhall Suffolk IP17 2LP
Clarke and Simpson Well Close Square Framlingham Suffolk IP13 9DU T: 01728 724200 F: 01728 724667
And The London Office 40 St James’ Place London SW1A 1NS
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Location Bridleway Cottage is located within the Parish of Peasenhall and is 1.7 miles from the village itself. It stands in a wonderful location and enjoys superb views of open countryside. Adjacent is a bridleway offering lovely walks from the property. Peasenhall is considered to be one of the most picturesque and desirable villages in East Suffolk with its tearooms, excellent butcher, renowned delicatessen (Emmett’s), and village store. It adjoins the village of Sibton, which has a nursery school and a well respected public house, The White Horse, known for its fine food. The A12 trunk road, which provides access to both the north and south of the county, is just over 4.5 miles from the property. Darsham station is just 5.5 miles and has services to London’s Liverpool Street Station via Ipswich. Saxmundham, which has a vibrant high street and both Waitrose and Tesco supermarkets, as well as a railway station, is under 7 miles. Bridleway Cottage is 6.5 miles from the medieval town of Framlingham, with its historic castle. Here there is an abundance of unique shops and businesses, as well as cafes and restaurants, and excellent schooling in both the public and state sectors, with Framlingham College and Thomas Mills High School. The market town of Halesworth is 8 miles and this too has an abundance of local shops, businesses and The Cut arts centre, which is a converted maltings with 250 seat auditorium and art gallery. Snape Maltings, the home of the Aldeburgh Music Festival, is 11 miles away. The coast is just 9 miles as the crow flies, and here there are well known and popular destinations such as Aldeburgh, Thorpeness, Southwold and Dunwich, as well as the RSPB Minsmere coastal nature reserve which featured on BBC’s Springwatch. The area offers wonderful sailing, golfing and walking. Description Bridleway Cottage was built in an attractive style approximately 10 years ago. The vendors constructed it with high energy efficiency in mind and, consequently, the property has an impressive B rating on its Energy Performance Certificate. As well as high levels of insulation and UPVC windows throughout, the property, which is of brick and block construction under a pantile roof, has an air source heat pump, solar panels and photovoltaic cells. Please see the Services section for further details. Internally, the cottage is well laid out with a spacious kitchen and particularly large, open plan sitting/dining room with multi-fuel stove. This opens to the most fantastic garden room, which takes full advantage of the property’s most stunning setting. The master bedroom has an en-suite shower room. In addition is a second double bedroom and a third single bedroom or study. From here, there is a hatch to the loft room which, subject to the normal consents, could easily form two further bedrooms and a bathroom, which could allow the cottage to have four bedrooms. Full Planning Permission and Building Regulations have been granted for staircase access to the loft. There is, in addition, ample space on the site for further extension, if desired, and subject to the normal consents. Whilst an excellent single-storey cottage, the most impressive attribute of the property is its stunning setting. Standing in grounds of 1.15 acres, the property has outstanding views to the north, east and south over unblighted, rolling countryside. There is an attractive and maturing garden, as well as a plenty of parking, a double cart lodge, store sheds, a workshop/utility room, and mobile home used for occasional summer use. The Accommodation The House Ground Floor French doors to the front of the property lead to the Porch 15’ x 8’4 (4.57m x 2.54m) Used as a sunroom, this has wall-to-wall south facing windows overlooking the front driveway and garden. Brick flooring. Mature grapevine. Corrugated roof. A door leads to the Hallway South facing window. Radiator. Cupboard housing the first of two large hot water cylinders with pressurising tanks. Doors lead off to the kitchen, sitting room, bedrooms and bathroom.
Kitchen 15’ x 14’ (4.57m x 4.27m) A triple-aspect room with east, south and west facing windows with lovely views over the gardens and fields beyond. Fitted with a modern range of high and low level wall units that include an integrated dishwasher, fridge and freezer. Electric eye-level double oven. Range cooker with eight bottled gas ring hob with extractor fan above. Water softener. Roll edge work surface with one and a half bowl silica resin sink and mixer taps above. Tiled splashback. Recessed spotlighting. Tiled flooring. Radiator. Kitchen island with cupboards and granite work surface. Fitted shelving. A door leads to the
Open Plan Sitting/Dining Room 29’ x 21’5 (8.84m x 6.53m) A superb and spacious room with windows to the north, east, south and west. Inglenook fireplace with bressummer beam above, which is home to an 8 kilowatt multi-fuel stove. Tiled flooring. Radiators. East facing French doors to the garden, which take full advantage of the views over the adjacent open fields. Wall light points. A door returns to the hallway, and glazed double doors flanked on both sides by windows provide access to the
Garden Room 19’3 x 13’2 (5.87m x 4.01m) This fantastic oak framed room takes full advantage of the wonderful views over the garden and rolling countryside beyond. It has exposed oak beams and a vaulted ceiling with an apex height of over 14 ft. Wall-to-wall east, west and north facing windows, as well as French doors opening to the patio. Tiled flooring. East and west facing Velux windows with blinds.
From the hallway, doors lead off to the bedrooms and bathroom. Bedroom One 14’3 x 13’3 (4.34m x 4.04m) A good-sized double bedroom, which, again, takes full advantage of its north facing window with views over the garden and open countryside. Wall light points. Radiator. A door opens to an En-Suite Shower Room Large tiled shower unit, hand wash basin and WC with shelf above. Towel radiator. Tiled flooring. North facing window with obscured glazing. Striplight with shaver point. Bedroom Two 12’ x 12’ (3.66m x 3.66m) A double bedroom with south facing window overlooking the drive to the front and field beyond. Wall-to-wall fitted wardrobes with shelving and mirror-fronted sliding doors. Wall light points. Radiator.
Bathroom Comprising bath with shower attachment and folding glazed screen. Hand wash basin and WC set within cupboards and granite-style shelf. Tiled flooring. Towel radiator. West facing window with obscured glazing. Striplight with shaver point. Bedroom Three/Study 14’6 x 6’3 (4.42m x 1.91m) A single bedroom or study with north facing window benefitting from fine views. Tiled flooring. Fitted cupboard with second hot water cylinder with pressuring tank and control panels for the PV and solar panels. Radiator. A hatch with folding timber ladder provides access to the Loft Room 54’ x 12’8 (16.46m x 3.86m) This large space, subject to the normal consents, has scope to be converted into a couple of further of bedrooms and bathroom. There is plumbing at each end and four north facing Velux windows with wonderful views. In addition are gable end windows to the east and west. The room is currently ideal as a store.
Outside The property is approached from the very small country lane via two five-bar gates. These lead to a shingle driveway and parking area for ample vehicles. Adjacent to this is the two bay cart lodge, which is of timber framed construction on a brick plinth with weather boarded elevations under a pantile roof. Internally, it measures 19’2 x 16’5. Power is connected and there is storage space above. Beyond the cart lodge is brick paving where there is a wood store, two greenhouses and gardener’s cloakroom with WC and hand wash basin. Beyond this is the workshop/utility room. This is of timber framed construction under a pantile roof. Internally, it measures 26’ x 9’3. Power and light are connected, and there is space and plumbing for a washing machine, fridge, freezer and tumble dryer. There are windows to one elevation and double doors opening to the rear garden. To the front of the house, the south, is a lawned garden with a raised oak sleeper bed and a number of maturing trees including oak, cherry, walnut and silver birch. Here there is a secondary access onto the road via double five-bar gates. This secondary access provides a useful route to the main rear garden. This area has the most outstanding views of unblighted, rolling fields. Immediately adjacent to the oak framed garden room is a brick paved patio and large beds with annuals, perennials and shrubs. Beyond this is the extensive lawn, which is bordered by mature hedging and includes a variety of trees such as willow, contorted willow, green oak, ash, silver birch, sycamore and horse chestnut. The orchard contains different varieties of apple and pear trees, sweet chestnut, fig trees and maturing almond trees. At the far end of the garden is a wildlife pond full of lilies and surrounded by shrubs. Adjacent to this is a well kept golf green which, from the workshop/utility room, has a driving range of approximately 85 yards. There are fruit cages and, in one corner, further garden sheds and a well camouflaged mobile home which the vendors use for occasional summer use. It contains a sitting/dining area, kitchenette, two bedrooms and shower room. Power and electricity are connected. In all, the grounds extend to 1.15 acres.
Site Plan (Indicative Only)
Viewing Strictly by appointment with the agent. Services Mains water (from a metered private pipe from the neighbouring farmer, with charges at the prevailing rate) and electricity. Private drainage system. Central heating and hot water fed by the air source heat pump and solar panel. Back-up immersion heater, if required. In addition are photovoltaic cells. The vendors receive a feed-in tariff from the PV panels and a Renewable Heat Incentive payment from the air source heat pump. Due to the payments received, the vendors have not had any electricity/heating costs. Council Tax Band E; £1,916.19 payable per annum 2017/2018. Local Authority Suffolk Coastal District Council, East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 01394 383789. EPC Rating = B (copy available from the agent)
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.
September 2017
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Directions From Framlingham, proceed in a northerly direction on Badingham Road until arriving at the A1120. Turn right and proceed into Badingham, passing the White Horse public house on the left. Continue on the road and just after the small petrol station on the left hand side, turn left. After approximately three quarters of a mile, where the road bears round to the left, turn right. Proceed along the lane for approximately three quarters of a mile where the property will be found on the left hand side.