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Farnham, Saxmundham, Suffolk, IP17

Offers in excess of £500,000

Under offer

4 Beds 2 Baths 2 Receptions

REF: IPS210058


  • Presently enjoying a rural setting at the end of a long tree lined driveway with views over the surrounding countryside
  • Light & well laid out accommodation extending to some 2,213 sq ft
  • Entrance hall, sitting room & dining room
  • Farmhouse kitchen/breakfast room, utility room & cloakroom
  • Study with shower room off
  • 4 double bedrooms & bath/shower room
  • Double garage/workshop with loft above
  • Range of cart lodges
  • Sheltered gardens with further stores
  • In all about 0.75 of an acre


Guide price significantly discounted to reflect the close proximity of the proposed Stratford St Andrew/Farnham bypass. Please see details below; As part of the preparations being made by EDF for the construction of the twin nuclear reactor power station at Sizewell near Leiston on the Suffolk Coast (''Sizewell C'), a new road is proposed to bypass the nearby villages of Stratford St Andrew and Farnham (the ''Two Villages Bypass'). The identified route passes close to Farnham Hall Farmhouse (the ''Property') and, if the scheme does proceed, the construction and subsequent use of the bypass road will impact upon the setting and amenity of the Property. In order to off-set the prospect of such impact upon any future owner, the guide price for the Property has been significantly discounted to a level that seeks to take into account the proposed construction of Sizewell C and the Two Villages Bypass. The Development Consent Order (DCO) for which EDF have sought approval includes design drawings showing the proposed Two Villages Bypass. The attached extracts from these drawings show: Drawing A - The Property is shown shaded pink together with the proposed Bypass and inset Sectional drawing. The proposed Bypass is shown within a cutting at the point that it passes Foxburrow Wood Footbridge, close to the site of the Property; Drawing B - The siting and proposed design of the Foxburrow Wood Footbridge; Drawing C - New access from the Bypass to serve Pond Barn Cottages with an Accommodation Track giving future vehicular access to the Property. During construction of the Bypass it is understood that a temporary access will be made available to the east of the Property through third party land. The Seller is participating in a discretionary scheme promoted by EDF to offer assistance to properties within the immediate vicinity of the Sizewell C proposals. This is being promoted as the Property Price Support Scheme. Any future owner of the Property will not qualify for participation in this Scheme. In the event that the Property is affected by the future use of the Bypass, statutory compensation may be sought in relation to the Physical Factors (noise, fumes, vibration, smell and light) under the provisions of the Land Compensation Act 1973 and commonly referred to as a Part 1 Claim. The date of any such claim is one year after the commencement of public use of the Bypass. At the date of preparation of this Note, agents for EDF advise that neither the Final Investment Decision (for Sizewell C ) nor the DCO have been ''made'. DISCLAIMER This Agents Note is intended purely as a guide to help interested parties further explore how the Sizewell C proposal may impact upon the Property in advance of making any offer. The Agents accept no liability for any statements made. Aspects of the Sizewell C proposal could well be subject to change and of which we have no knowledge at the present time. Purchasers and their advisors must satisfy themselves regarding the Sizewell C proposals as well as conducting their normal Searches. PROPERTY DESCRIPTION Thought to date from Victorian times, Farnham Hall Farmhouse is not listed and offers light and well laid out accommodation extending to some 2,213 sq ft. This includes a sheltered front door opening into a reception hall, set off which is a well proportioned sitting room with wooden flooring and a wide bay window with central sliding doors opening onto a garden terrace. Adjacent is a flexible use dining/snug/study/playroom. Also set off the hall is the kitchen/breakfast room, which enjoys views over the gardens and set off which is a study with an adjacent shower/cloakroom. There is also a utility room, further cloakroom and rear hall. On the first floor off a central landing are four double bedrooms, all of which enjoy views over the surrounding countryside. There is an en suite shower room and family bathroom. Additionally, there is an attic room above, accessed by a paddle-style staircase. The property benefits from an oil-fired central heating system and also has double glazed windows. OUTSIDE Five bar gates open to access a circular shingle driveway, set off which is a substantial double garage (presently used as a workshop) which a loft storage area above. This building has potential (subject to planning) to be converted to provide annexe/games room accommodation. Light and power are connected. In addition, there are a pair of cart lodges providing space for five vehicles. The gardens which surround the house are enclosed and screened by mature hedgerows and are laid mainly to lawn, with a productive area of kitchen garden. There is also a multi-purpose wooden workshop/shed and a lean- to store. In all the property extends to about 0.75 of an acre. LOCATION Farnham Hall Farmhouse stands alone in a rural setting presently accessed via a right of way over a farm track driveway. The Suffolk Heritage Coast lies just 7 miles to the east and includes the popular destinations of Aldeburgh (7 miles) and Snape (3 miles). The latter having a village stores, garage and three pubs. Also easily accessed is the Friday Street farm shop with its associated outlets and there are further facilities in Saxmundham (3.5 miles) with its Waitrose supermarket. Woodbridge lies some 10 miles to the south, whilst East Coast branch line rail services run regularly between Ipswich, Saxmundham and Campsea Ashe stations. A network of local footpaths provide access to the surrounding countryside and the Forestry Commission Tunstall and Rendlesham Forests are also easily reached. DIRECTIONS (IP17 1LB) Travelling in a north easterly direction on the A12, proceed into the village of Stratford St Andrew. Passing the petrol station, continue over the River Alde into Farnham. Immediately after passing the caravan dealership turn right (on the apex of the left hand corner). Turn right again and follow the lane up the hill taking the first left-hand turning opposite the parish church. Follow this lane past Farnham Hall and its associated converted barns and proceed along the tree lined farm track for approximately quarter of a mile, where the entrance to Farnham Hall Farmhouse will be found on the right hand side. PROPERY INFORMATION Services: Mains electricity and water are connected. Private drainage system. Fixtures & Fittings Items regarded as fixtures and fittings, together with the AGA range are excluded from the sale. Viewings By appointment with Jackson-Stops.