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Farnham Barns, Farnham, Saxmundham, IP17

Offers in excess of £575,000

Under offer

4 Beds 2 Baths 2 Receptions

REF: IPS210082


  • Guide price significantly reduced to reflect the close proximity of the proposed Stratford St Andrew/Farnham 2 village bypass (see agent’s note)
  • An impressive & spacious attached brick barn conversion refurbished and updated in 2016
  • The Cartshed Cottage, a delightful, income producing, one bedroom cottage annex with its own garden
  • Vaulted double height reception hall, 2 reception rooms & study/studio
  • Kitchen/breakfast room with morning room/office
  • Large utility room & cloakroom
  • 4 bedrooms & 2 bathrooms
  • Garage, parking, domestic barn & garden stores
  • ‘Heavenly’ landscaped gardens & grounds of about 1.6 acres
  • Brick stables, wood store and workshop


Set amidst enchanting gardens, a beautifully presented, converted barn complete with income producing cottage. AGENT'S NOTE The Proposed Stratford St Andrew and Farnham Two Villages Bypass 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 presently identified route passes in a 4.5m cutting close to 2 Farnham Barns 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 Bypass, together with their proposals for a planting scheme of screening trees in the adjoining field. 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'. NOTE Further information and copies of the relevant plans can be found on page 13 at: - 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. DESCRIPTION Located off a no through private lane, neighbouring a cluster of properties formerly of the Farnham Hall Estate, 2 Farnham Barns is a beautifully appointed attached two storey brick barn conversion. Created amidst a parkland setting of the former Farnham Hall, the barn sits amidst and overlooks its beautiful gardens and grounds. The well laid out accommodation extends to some 2,865 sq ft and features a vaulted reception hall with a glazed wall with doors into a central main reception room with a brick fireplace and wood burning stove. This in turn has a glazed elevation and French doors onto the east facing terrace. Beyond is an equally atmospheric dining room with French doors into a snug TV room. In addition, there is a good sized study/studio whilst set off the fully fitted kitchen/breakfast room is a morning room/office as well as a large utility room. On the first floor, set off a central landing, there are four double bedrooms, a luxury en suite bath/shower room as well as a modern family shower room. To the front of the barn is a secure walled courtyard with a former cart lodge/stable range providing utility storage and a workshop, whilst to the rear, a wide paved terrace runs the length of the barn with French door access to all the fronting rooms. THE CARTSHED COTTAGE A self-contained and detached brick barn sympathetically converted to a flexible use annexe with an open plan central living dining room and well-equipped kitchen, double bedroom and shower room together with an attractive front garden, separate parking and a secluded courtyard. This is currently successfully used for holiday let purposes via Airbnb. GARDENS & GROUNDS These are a serious ''Plantsmans Paradise'. Created by a Kew trained horticulturalist, they contain over many high quality and colourful shrub and plant varieties, enclosed by maturing hornbeam and beech hedging, gravel pathways and mown rides, linking with sheltered and secluded ''compartments', interspersed with mature trees including a fine copper beech, horse chestnut, lime and maple. There are well kept lawns, wild flower meadows, an orchard and a picturesque lily pond overlooked by wooden decking. The gardens benefit from an irrigation system and include a greenhouse, polytunnel, equipment stores and gazebos. Double gates return to an area of shingle driveway, fronting onto which is a garage and multipurpose store. In all the property extends to 1.6 acres. LOCATION Standing on the edge of the village, adjacent to the impressive Farnham Hall, at the head of a private no through driveway, 2 Farnham Barns abuts the surrounding farmland. 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 store, 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, after passing the church turn left and proceed up the private lane where 2 Farnham Barns is the last property on the left before turning a right hand bend. PROPERTY INFORMATION Services Mains electricity and water are connected. Compliant private drainage system. Broadband It is reported that the property benefits from broadband speed of approaching 20 mbs. EPC Barn D Cottage E Council Tax Band E Fixtures & Fittings Items regarded as fixtures and fittings, including carpets and curtains, are initially excluded from the sale, but may be available by separate negotiation. Viewings By appointment with Jackson-Stops.