Bruisyard Road, Peasenhall, Saxmundham, IP17

THE PROPERTY
Shelleys Lodge is a substantial Grade II Listed home, the original parts of which date from the 1600s.
 
The property was doubled in size with extensions in 1979 and 1984 to the rear and side respectively and, as such, it provides a good mix of characterful living spaces and more functional modern rooms.
 
Of note is the interconnecting kitchen and family room arrangement on the northwest wing, which is a practical open-plan space, ideal for family entertaining and which overlooks the paddocks through 3 large shuttered picture windows and also has French doors to a partly walled and sheltered south/west facing patio overlooking one of the ponds. The majority of the ground floor of the rear addition is set up as a fully independent annex. Above the annex is the master suite with a good-sized dressing room, a large en-suite bathroom and the best views in the house, over the garden at the rear.
 
Further first floor accommodation includes four double bedrooms and two bathrooms, both of which are well-proportioned and have been fitted with double width cubicle showers. As well as the family room, there are three additional good-sized reception rooms (one of which is in use as an office) along with a smaller room set up as a study. making the property suitable for larger families; all ground floor rooms have good views over the gardens.

The house has two separate staircases accessing the first floor and a staircase to the loft which is mainly boarded and contains the network switch for the cabled internet sockets situated in most of the ground floor rooms along with the mesh WIFI system. Other rooms on the ground floor include a laundry room, a pantry, a utility and two toilets.
 
The property’s listing makes mention of the original mullion window at the front of the house, and further historic features include chamfered ceiling joists, studwork and oak doors. A red-brick chimney at the centre has fireplaces with log burners in both the dining room and the sitting room.
 
Modern additions of note include a new external oil-fired boiler and tank, an oil-fired Aga in the kitchen and secondary glazing on all windows (except the larder & rear lobby) which keep the house draught-free & warm in the winter months.
 
GROUNDS AND OUTBUILDINGS
The grounds total 3.25 acres and are divided into formal gardens measuring 1.69 acres and paddocks, which are on a separate title, measuring 1.56 acres.
 
The house is set well back from the road and the formal gardens include: a large parking area and turning circle, two ponds, a kitchen garden, a large lawn, several other substantial formal lawns, areas of wild garden which are interspersed with fruit trees (including quince, plum and various varieties of both dessert and cooking apples), a variety of other species of tree (including oak, maple and silver birch), and a substantial patio with southerly and easterly aspects.
 
Outbuildings include a shed and a timber-framed garage block with two parking bays and a substantial workshop or storage space  There is a large log store to the side.
 
The paddock and stable block are nicely separated from the house and have their own separate vehicular entrance. The stable block includes two stables, a tack room and a hay store.
 
LOCATION
Shelleys Lodge is located around a mile to the south of Peasenhall in mid-Suffolk, which in turn is around eight miles from the coast at Dunwich and Sizewell.
 
The village centre has an attractive mix of period homes and provides a shop, a delicatessen, a tearoom, a nursery, a Church (St Michaels) and a Methodist Chapel.
 
Additional services can be found in Saxmundham (Waitrose and Tesco; train station), Framlingham (both less than 10 mins), Halesworth(15 mins) and Woodbridge (less than 30 mins). The county town of Ipswich is around 25 miles to the southwest. The house is just under two hours from Liverpool St via either Saxmundham, Ipswich or Manningtree, depending on how you configure the journey.
 
DIRECTIONS
Postcode: IP17 2HB
What3Words location: ///rucksack.corrosive.limbs
 
POINTS TO NOTE
The house is registered in council tax band G with East Suffolk District Council and with payments of £3632.97 Per Annum.
 
The property is connected to mains water and electricity supplies. It has a private septic tank sewerage system and is heated by a new (Dec 2021) oil-fired boiler. Broadband services are fibre to the premises with speeds of up to 950 Mbps available.
 
A public footpath runs through the paddock but doesn't have any impact or effect on the privacy of the house or any of its gardens. The property is held on two titles: SK119108 and SK268438.
 
The stables are currently let on an informal arrangement which could be continued if required.
 
The property has not been assessed for its energy performance due to being Listed.
 
GENERAL ADVICE
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.