Lawshall, Bury St Edmunds, IP29

THE PROPERTY
Hanningfields Farm is a Grade II Listed timber-framed house with original parts dating from the 16th or 17th Centuries, and a newer brick facade which is likely to have been added in the 18th or 19th Centuries.

As the floorplan illustrates, the house provides over 3900 square feet of living space arranged predominantly on two levels, with the accommodation currently divided into a main house and an adjoining annexe. Whilst parts of the property require updating, it has been well looked after and offers a great deal of potential.

Period features to note include a six-panel door with a Tuscan portico, exposed beams and studwork, sash windows, an exposed red-brick wall in the hall, a bay window in the dining room and three red-brick chimneys.

FORMAL GROUNDS
The grounds total 12.28 acres and are a mix of formal garden, meadow land and woodland.

The house is hidden from the road by a copse and is approached via a private access road which leads to a circular front drive.

A large pond at the front frames the house nicely, and the formal gardens located on its other elevations are sympathetically landscaped; they feature immaculate hedges, a private patio, several lawns and a number of outhouses and sheds. Despite having a neighbour to the west, the house has unspoilt vistas over its own grounds in other directions, and enjoys privacy and an impressive outlook, thanks to dozens of well-established trees.

OUTBUILDINGS AND LAND
A complex of agricultural barns and lean-to’s is found around 25 metres from the house. These include an Atcost Barn, a Howell barn and a clay lump barn.

A former poultry shed positioned around 90 metres from the house enjoys an easterly outlook and has privacy from the other farm buildings, thanks to being located beyond a (half-acre) wood. We expect this building could be converted into either a separate residential dwelling or an annexe (stp) based on a successful Class Q Permitted Development application. Please ask for details.

The remainder of the grounds include two further ponds and around seven acres of meadowland which is interspersed with an impressive variety of trees and hedging. We expect the addition of appropriate fencing and the repurposing of some of the outbuildings as stables would allow Hanningfields Farm to become a fine equestrian property.

LOCATION
Lawshall is a rural village located between Bury St Edmunds and Sudbury in West Suffolk. It has a Primary School, a Church, a village hall and public house; there are also many miles of countryside walks.

The more substantial village of Long Melford is around seven miles to the south, where additional services can be found including a Co-op supermarket and several restaurants.
 
DIRECTIONS
Postcode: IP29 4QD
What3Words location: ///outboard.broached.singing

POINTS TO NOTE
The house and annexe are registered in council tax bands G and A with Babergh District Council and with payments of £3430.00 and 1372.00. The property has not been assessed for its energy performance due to being listed.

The property is connected to mains water and electric. It is connected to mains drainage and has an oil-fired central heating system (using two boilers).
 
Ofcom broadband estimate: Superfast available (DL – 80 Mbps) (UL – 20 Mbps)
Ofcom indoor mobile phone coverage estimate: Limited or none except on O2
Ofcom outdoor mobile phone coverage estimate: Likely on all networks

The grounds and outbuildings will be subject to an overage clause triggered in the event of planning permission being granted for additional dwellings. Please ask agent for details.

After completion, the successful buyers will be asked to erect approximately 170 metres of post and rail fencing along parts of the new boundary.

GENERAL
Before booking a viewing of any Brooks Leney property, we suggest buyers view its full online details including the street-view representation, the site map, the satellite view and the floor plan. If you have any questions, please contact Brooks Leney. A PDF version of the floorplan is available on request. These sales details were produced in good faith and are believed to be correct.