A unique opportunity to acquire an attractive Grade II Listed cottage and substantial walled garden with previous commercial use and exciting potential subject to planning. Garden Cottage: Entrance Porch, Hall, Sitting Room, Dining Room, Kitchen, Shower Room and Cloakroom. Landing, Three Double Bedrooms. Driveway with Parking, Established Garden and Paddock. 0.73 acres (sts) Walled Garden: Extensive Range of former Kennel and Cattery Buildings together with Associated Ancillary Buildings. 1.76 acres (sts) Total Site Area 2.48 acres in all (sts) THE PROPERTY Garden Cottage and The Walled Garden form part of the historic Lanwades Park Estate. Lanwades Hall, formerly owned by the Animal Health Trust and sold by Jackson-Stops and Merrifields in 2016 was built in 1907, two impressive Gate Lodges form the main entrance to the Hall. Garden Cottage and The Walled Garden is located adjacent to what is now the main entrance to Lanwades Park, home of The Animal Health Trust. There is now an exciting and unique opportunity to purchase the property as a whole with potential for further enhancing an attractive residential property and alternative uses for The Walled Garden (subject to obtaining the necessary planning consents). GARDEN COTTAGE & PADDOCK Garden Cottage is built of solid red brick construction under a predominantly pitched peg tiled roof. The accommodation includes an entrance porch, hall, two reception rooms, kitchen, shower room, cloakroom and three bedrooms to the first floor. There is vehicular access to the rear, gardens to the front and side. To the front of Garden Cottage is a fenced paddock of about 0.45 acre adjoining the prestigious main entrance to Lanwades Park. THE WALLED GARDEN Adjoining to the west is The Walled Garden. Built of ornate red brick construction with a number of former garden outbuildings built into the wall, this once comprised the formal kitchen gardens to Lanwades Hall and enjoys the backdrop of the magnificent wider setting of Lanwades Park. In more recent times, the Animal Health Trust have converted the existing buildings and further developed part of site creating around 4,300 sq ft (GIA) of operational buildings comprising kenneling, catteries, storage and ancillary service areas. The site is ideally suited to a continuation and expansion of the recent or similar use, but also exciting potential for alternative uses subject to obtaining the necessary planning consents. The approximate Gross Internal Floor Areas (GIA) and site area are as follows: Buildings (GIA) 398.05 sq m (4,285 sq ft) Walled Garden 4,067 sq m (1 acre) Site area 6,541 sq m (1.76 acres) USES AND PLANNING Garden Cottage was originally constructed as the gardener's cottage for residential use but more recently has been used for staff accommodation. It is most likely that the property will be used in the future as a private residence with gardens and an attractive amenity paddock. The Walled Garden was originally constructed for the production of plants and vegetables for the Hall. It has most recently been used as kennels and catteries, with associated exercise and training areas. The Walled Garden has exciting potential for a number of alternative uses, subject to obtaining planning permission. The key issues influencing a change of use are: the Listed status of the adjacent Lanwades Hall and how an alternative use may impact on adjoining uses. The Walled Garden has however been used for commercial use but in conjunction with the Trust's use of the ''Park'. The site and buildings are located in the ''Countryside' so Town Centre uses are unlikely to be considered as appropriate. We believe the local planning authority would be supportive of uses within Class B1 or other small scale uses perhaps within Class D1 of the Use Classes Order, all reviewed on their merits. The buildings are not Listed by English Heritage, but may be considered to be within the curtilage the Hall which is Listed Grade II. METHOD OF SALE The property is available for sale by private treaty as a whole. VAT The property is not opted for VAT. BUSINESS RATES The Rateable Value of the Walled Garden is currently assessed with the land and buildings to be retained by the vendor. The Rateable Value will be re-assessed once split from the retained land and buildings. COUNCIL TAX (Garden Cottage) Band E - Current annual charge: £2,018.55 COSTS The purchaser will undertake to pay any abortive legal costs incurred by the vendor, should a sale not proceed. SERVICES It is understood the prospective purchasers would be required to provide their own services in respect of water, electricity and drainage where they are not currently available. The central heating within Garden Cottage is oil fired. PRE-EMPTION AGREEMENT There is a right of pre-emption in place for the property. Please contact the office for more details. LOCAL AUTHORITY Forest Heath District Council Tel: 01638 719000 VIEWING Strictly by appointment only with joint sole agents: Jackson-Stops - 01638 662231 Merrifields - 01284 700 700 LOCATION Garden Cottage and the adjacent Walled Garden are located at the entrance to Lanwades Park in Kentford on the Suffolk/Cambridgeshire border. The villages of Kentford and Kennett provide local amenities including two public houses, church, village store/post office, petrol station, recreational field, primary school and railway station. Kentford is a linear village with expanding numbers of residential units being constructed and a number of commercial concerns. Newmarket is approximately four miles to the west and provides a good range of amenities including schools, shops, supermarkets, hotels, restaurants, leisure facilities and health clubs. Kentford has good access to the A14, A11 and M11. The local train station provides a branch line service to Cambridge in the west and Ipswich in the east, where there are direct rail links to London and the national railway network.
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