LOCATION AND ACCESS
Land at Gallows Hill is situated in Mid Suffolk to the south of Needham Market. The majority of the property is bordered by the B1113 to the west and the Great Eastern Main Line to the east. The site is located approximately 4 miles north of the town of Ipswich and 4 miles to the south east of Stowmarket. Access to the property is directly off the B1113 public highway, via an existing tarmacked bell mouth entrance, which has provided HGV access to the property for many years. There is a further parcel of former quarry land which is accessed through the site via a bridge which crosses the railway line, as shown shaded in yellow on the attached sales plan.
DESCRIPTION
The land extends to approximately 47.26ac (19.13ha) of strategic agricultural and former quarry land. The arable land extends to approximately 35.97ac (14.56ha), with direct access onto the B1113. This parcel adjoins the Lion Barn Industrial Estate and is immediately south of the new Phase 3 development.
The soil on the land is listed under the Ludford Soil Association, being deep, well-drained soils developed over glacifluvial drift, typically of fine loamy, coarse loamy and sandy texture. They are locally flinty and in places over gravel deposits. They are well suited to the production of cereals and sugar beet, as well as some horticultural cropping.
The former quarry land totals 11.29ac (4.57ha) and is accessed through the arable land and over a railway bridge crossing. The land has been restored in accordance with the relevant restoration plan and was backfilled with inert (non-hazardous) waste. This parcel of land is a designated Historic Landfill Site.
There are no known further environmental or heritage designations that would impose significant constraints or restrictions on future development, subject to planning and the relevant surveys.
The site benefits from an existing vehicular access directly from the B1113 public highway via a wide tarmacked bell mouth entrance. This access was originally constructed as the principal route to serve the former quarry land to the north east, and has facilitated considerable HGV movements for a considerable number of years.
Beyond the entrance, the tarmac surface transitions into a concrete road that extends along the eastern boundary of the site, providing access to the bridge crossing the railway line to the north.
PLANNING
Part of the northern land parcel which adjoins the Lion Barn Industrial Estate was submitted to the Babergh Mid Suffolk District Council (BMSDC) 2025/26 Call for Sites process for Commercial allocation under reference HE23777.
A Permitted Development application to erect a 720m2 agricultural building under reference DC/25/00011 was approved on 26th February 2025. Further details can be found on the Mid
Suffolk District Council’s website. The details of the historic mineral applications can be found on the Suffolk County Council website.
TENURE & POSSESSION
The land is currently farmed under the terms of a Farm Business Tenancy. Notice to Quit has been served and Vacant Possession can be provided on 10 October 2026.
Method of Sale The property is being offered for sale by Private Treaty as a
whole.
WAYLEAVES, EASEMENT, COVENANTS & RIGHTS OF WAY
The land is sold subject to all existing rights of way, both public or private, drainage, water and electricity supplies and all other rights and obligations, easements, quasi easements and wayleaves whether referred to or not in the particulars.
There are three public footpaths crossing the land from west to east. Further details of the public rights of way can be obtained upon request from seller’s agent.
OVERAGE
The Property shall be sold subject to an overage reservation in favour of the Sellers, reserving 30% of any net increase in value, for a period of 30 years from the date of completion. The precise terms are to be agreed with the Sellers’ Agent.
SPORTING, MINERAL & TIMBER
Insofar as they are owned all sporting, minerals and timber rights are included in the sale. All such rights are believed to be owned by the Vendor.
TIMING
It is intended that an exchange of contracts will take place within 28 days of the purchaser’s solicitor receiving the draft contract. Completion will take place 28 days thereafter.
A 10% deposit will be payable on exchange of contracts.
PLANS, AREAS & BOUNDARIES
The boundaries are based on the Ordnance Survey and areas are for reference only. The Purchaser will be deemed to have full knowledge of all boundaries and any error or mistake shall not be the responsibility of the Vendor or entitle any party to compensation in respect thereof.
LAND REGISTRY
The land between the B1113 and the railway line is pending first registration and has been assigned the Land Registry Title Number SK441674. An application for first registration of the land on the opposite side of the railway is about to be submitted.
VAT
It is understood that VAT is not applicable to the sale. If in any event that VAT does become chargeable, it will be in addition to the sale price. Any guide price will be exclusive of VAT
unless specified otherwise.
LOCAL AUTHORITY
Mid Suffolk District Council - where further details of the planning history and policies that affect the property can be found.
VIEWING & FURTHER INFORMATION
Strictly by appointment with the selling agent.
HEALTH & SAFETY
Given the potential hazards and risks of a working farm we ask you to be as vigilant as possible for your own personal safety when viewing the property.
WHAT3WORDS
///lushly.loaded.undertook - will locate the entrance to the site off the B1113.
PHOTOGRAPHS
The photographs in these particulars were taken in March 2026.
ANTI MONEY LAUNDERING
In accordance with the Money Laundering Regulations 2017, following the seller accepting an offer, the purchaser will be required to provide proof of identity and address prior to the instruction of solicitors.
ALL ENQUIRIES
Please contact Ben Wheaton or Matthew Nesling.
