5 bedroom detached house for saleLittle Glemham, Nr Framlingham, Suffolk
Location Knoll Cottage is situated in a standalone position on the edge of the village of Little Glemham. The village itself has an attractive church and a well supported public house, the Lion Inn. The property is located off a small lane adjacent to a single carriageway part of the A12 (a 30mph zone) making it ideal for easy access to the north and south of the county. There is a footpath adjacent to the property, and also the small lane. Within a few hundred metres is a livery stables for those who are interested in equestrian pursuits.
The village is well placed to gain access to most of the region's prominent centres which include the coastal towns of Aldeburgh (about 8 miles), Thorpeness, Orford, Walberswick and Southwold. The village of Snape, the home of the Aldeburgh Festival is within about 4 miles, and the market town of Saxmundham lies about 3 miles to the north-east which has a good range of shops, including Waitrose and Tesco supermarkets, as well as a railway station with trains to Ipswich and some direct trains through to London's Liverpool Street station.
Little Glemham is also within about 5 miles of the historic town of Framlingham which has excellent schooling in both the state and private sector as well as facilities for most everyday needs. Travelling north, on the A12, there are good links to Beccles and Lowestoft, from where scenic rail routes run to Norwich. The county town of Ipswich lies about 18 miles to the south.
Description Knoll Cottage is a Grade II Listed thatched dwelling believed to date from the 17th Century. In recent decades, a sympathetic extension was added to one side creating further ground and first floor accommodation. On the ground floor is a kitchen/breakfast room with cosy sitting area, a utility room, large dining room and spacious sitting room. There is also a cloakroom. On the first floor are five bedrooms, as well as a shower room and bathroom. Externally, the house sits in very attractive grounds extending to ¾ acre. These are predominantly laid to lawn, but there is also an extensive pond. The grounds include excellent outbuildings with garaging and offices.
Ground Floor A front door provides access to the
Hallway South facing window, tiled flooring, door to the inner hall and further door to the
Cloakroom Comprising pedestal hand wash basin and close coupled WC. North facing window with obscured glazing. Night storage heater. Strip light with shaver point.
Inner Hall Stairs to the first floor landing. Night storage heater. Exposed timbers. A door leads off to the
Dining Room 21'9 x 16'10 (6.63m x 5.13m) A dual aspect room with north and east facing windows. Brick fireplace with bressummer beam above. Brick flooring. Wall light points. Exposed beams and studwork. Built-in shelved cupboard. Electric radiator. Glazed door to the utility room and further door to the Sitting Room.
Sitting Room 21'10 x 16'5 (6.65m x 5.00m) A spacious triple aspect room with east, south and west facing windows with attractive views over the garden. Inglenook fireplace with bressummer beam above. Exposed timbers. Wall light points. Electric radiator.
Utility Room 16' x 8'2 (4.88m x 2.49m) Fitted with a modern range of high and low level wall units. Wood block work surface and tiled splashback. Butler sink with mixer tap above and drinking water spigot. Space and plumbing for a washing machine. Water softener. East facing window. Stable style door to the exterior. A door leads to the
Kitchen/Breakfast Room 21'2 x 13'5 (6.45m x 4.09m) This newer part of the property is the hub of the cottage and has windows to the north, east and south overlooking the garden. At one end is a sitting area with brick fireplace, which is home to a wood burning stove on a brick hearth. There is also the kitchen/breakfast area and this is fitted with stylish high and low level wall units with an integrated fridge freezer, further integrated freezer and two pull-out larder units. Space and plumbing for a dishwasher. Space for a range cooker with extractor fan above. Wood block work surface with tiled splashback and one and a half bowl stainless steel sink with drainer, mixer tap above and drinking water spigot. Electric heater. Recessed LED spotlights. Glazed door to the south facing patio.
The stairs from the inner hall lead up to the
Landing North and south facing windows. Attractive exposed roof timbers. Wall light points. Built-in wardrobe with hanging rail and shelving above. Airing cupboard with modern hot water cylinder, pressuring tank and slatted shelving. Doors lead off to
Bedroom One 14'3 x 10'2 (4.34m x 3.10m) A dual aspect double bedroom with windows to the north and south. Electric radiator. Built-in wardrobes with hanging rails and shelving.
Bedroom Two 8'8 x 7'9 (2.64m x 2.36m) A single bedroom with north facing window overlooking the garden.
Shower Room Recently refitted with stylish units comprising WC, hand wash basin, shower and fitted cupboard. Electric radiator. Tiled walls and flooring. North facing window.
Family Bathroom Predominantly tiled and comprising bath with high level shower unit and glazed screens. WC and hand wash basin set within a shelf with cupboards below. Electric towel radiator. North facing window.
Bedroom Three 12'2 x 10'5 (3.71m x 3.18m) A double bedroom with east facing dormer window. Exposed chimney breast flanked on one side by a built-in wardrobe with hanging rail and shelf. Hatch to boarded roof space. Exposed timbers.
Bedroom Four 10'9 x 10'5 (3.28m x 3.18m) A double bedroom with east facing dormer window. Exposed timbers. Disconnected radiator. Wall light points. Built-in cupboard with hanging rail and shelf.
Bedroom Five 16' x 9'4 (4.88m x 2.84m) A spacious double bedroom with exposed timbers and south facing window. Wall light points. Electric radiator.
Outside The property benefits from two driveways off Keepers Lane. The first has a five bar gate leading to a shingle parking area for a number of vehicles. This in turn leads to the garden and also the garage and office building. The garage, which has an up-and-over door to the front, measures approximately 16'8 by 9'7. Adjoining this is a store/workshop of 16'8 x 9'6. Next to this is the office. This measures approximately 16' x 9'8 and has east facing windows overlooking the garden. Power and light are connected, as well as having a night storage heater. This also has a connection to the house's telephone line. Adjacent to the buildings is the south and east facing main garden with a patio abutting the house. The garden is primarily laid to lawn, but contains a flowerbed and is bordered by mature hedging and trees. On the western side of the house is an extensive pond enclosed by attractive mature trees.
There is a second driveway to the property upon which Knoll Cottage has a right of way (the farmer owns the drive and another property has a right of way over it with maintenance being split equally between the parties). This track leads to a second five bar gate and second shingle parking area, which provides excellent parking for vehicles, a boat or caravan. Access can be gained to a large garage building. The ground floor measures approximately 29'7 x 17'4 and has two up-and-over doors to the front, as well as a personnel door. There are also windows to one side. An internal staircase leads to a store, which could be an ideal office. This has a north facing window overlooking the garden and has eaves storage cupboards. Subject to the normal consents, this building could be an ideal annexe.
Beyond the second driveway is a further attractive area of meadow/garden fully enclosed by mature hedging and also containing mature and maturing trees including oaks. To the west of the property there are superb views over open fields. In all, the property extends to approximately ¾ acre.
Viewing Strictly by appointment with the agent.
Services Mains water and electricity. Private drainage system.
Council Tax Band E; £1,816.87 payable per annum 2014/2015.
Local Authority Suffolk Coastal District Council; Melton Hill, Woodbridge, Suffolk IP12 1AU; Tel: 01394 383789.
NOTE 1. 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.
2. Please note the following may affect properties in East Suffolk. Proposals exist to build new park & ride sites, lorry parks and railway lines and make road improvements to service the proposed new Sizewell C power station. Whilst no decisions have been made on the exact location or details of these facilities or improvements, public consultation has recently been completed to obtain local opinion. Further information can be found in the consultation document http://sizewell.edfenergyconsultation.info.
3. Aerial shot taken in 2011.
4. The reed and straw thatch was replaced circa ten years ago.
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