Charsfield, Woodbridge, Suffolk

Closed Public House, listed as an Asset of Community Value - for sale with potential for owner occupation or further development.

Location

The Subject property occupies a prominent position within the centre of the village of Charsfield. Charsfield is an attractive village located some 2-3 miles west of Wickham Market and around 5-6 miles north of the riverside market town of Woodbridge. Charsfield has various facilities including Primary School and Village Church and is located within a convenient location with access via the B1078 to Clopton, Coddenham and the A14 at Needham Market.

Directions

From Wickham Market, head west on the B1078 towards Charsfield. Continue on this road for about three miles, passing through the village of Dallinghoo. As you enter Charsfield, stay on The Street. The Three Horseshoes will be on your right-hand side at IP13 7PY. 

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Description

The Three Horseshoes comprises a traditional Public House of brick construction arranged under a pitched pantile main roof, with double glazed, PVC windows set in the openings arranged on ground and first floors. Stock floor plans are attached.

The existing property occupies an extensive site with car parking due west and outbuildings and rear trade garden. The property has not traded for some three years and now requires improvement and refurbishment. The property was listed as an Asset of Community Value on 10th October 2023 which is valid until 28th November 2028.

The owner has served six months Notice on East Suffolk Council and the Interim Moratorium Period ceased on 24th September 2025.

Accommodation

Description                                   Sq Ft                              Sqm 

First Floor

Bedroom 1                                 159 sq ft                       14.77 sq m 

First Floor: Living room            241.8 sq ft                      22.47 sq m 

Kitchen                                    102.7 sq ft                        9.54 sq m 

Bathroom/WC                          57.8 sq ft                         5.37 sq m 

Bedroom 2                              106.2 sq ft                        9.86 sq m 

Gross Internal Area                667.50 sq ft                     62.02 sq m 

Ground Floor 

Main Bar                                  364.5 sq ft                     33.87 sq m

Secondary Bar                         345.6 sq ft                     32.10 sq m 

Snug                                          180 sq ft                      16.72 sq m 

Kitchen                                   192.3 sq ft                       17.86 sq m 

Male and Female WC block     400 sq ft                       37.16 sq m 

Total Ground Floor Area      1482.4 sq ft                      137.8 sq m 

Services 

The subject property is served by mains electricity, mains water and mains drainage. The public house is not served by a boiler at present and is in generally poor repair requiring complete refurbishment. The original boiler was formerly served by an oil supply. 

Business Rates

Current Rateable Value £1,600 (1 April 2023 to present)

Council Tax

Flat - Band A

Energy Performance Certificate (EPC)

E (110)

Title

The property is held on a freehold title. There is an easement for foul and surface water crossing the site. Further details of title upon application. The property is being marketed with a 25% overage provision to cover any new residential planning permissions that may be achieved on the site for a period of 25 years. Further details on application.

Flooding

The property is not in an area which is subject to flood risk.

Local Authority  

East Suffolk Council 

Proposition

The property is marketed with full vacant possession at a guide price of £250,000. 

Viewing

Strictly by prior appointment through Clarke & Simpson on: – Option 3 or email: 

Planning                                                 

The property has an extensive planning history as summarised below which has involved various planning applications for additional houses within the grounds.      

Pub refurbishment & extensions, improved access & car park and outside facilities together with the construction of 3 no two bedroom cottages and car parking.

Ref. No: DC/22/4714/FUL | Status: Application Refused

Erection of 2 houses & construction of new vehicular access (revised scheme to C08/0428)

Ref. No: C/08/1682 | Status: Application Refused

Erection of new lean-to roof over existing rear single-storey extension and other external elevational changes & internal alterations.

Ref. No: C/98/1030 | Status: Application Permitted

Change of use of public house to one dwelling

Ref. No: C/97/0756 | Status: Application Refused

Use of land for the erection of one dwelling and garage together with construction of vehicular access (resubmission)

Ref. No: C/97/0577 | Status: Application Refused

Use of part of land used as general parking area for the erection of one dwelling and garage together with construction of vehicular access

Ref. No: C/96/1028 | Status: Application Refused

Erection of three detached dwellings with associated garaging and works, including revised parking arrangements for the Three Horseshoes Public House.

Ref. No: C/09/1434 | Status: Application Refused

Erection of two dwellings , one double garage and construction of new vehicular access.

Ref. No: C/08/0428 | Status: Application Refused

Construction of paved seating area and installation of external door in western elevation

Ref. No: C/04/1167 | Status: Application Permitted

Extend car park

Ref. No: E7117 | Status: Application Permitted

New coridor link and other alterations to form internal toilet new servery arrangements etc

Ref. No: C2019 | Status: Application Permitted

Illuminated identity signs

Ref. No: A/E 791 | Status: Application Withdrawn