Becks Green, Ilketshall St Andrew, Beccles

Guide Price £795,000 Sold STC Barn Conversion with Business Centre 4 Bedrooms
An impressive barn conversion together with a successful business centre generating an income of over £30,000 per annum, in a rural location to the north of Halesworth.

The Barn – Entrance lobby, open plan sitting room, dining room and snug, kitchen/breakfast room, utility room, offices, shower room and cloakrooms. Spacious master bedroom and guest bedroom, both with en-suite facilities, together with two mezzanine bedrooms.
Integral workshop and garage. Veranda. Garages and stores.
Landscaped gardens.
Becks Green Business Centre – comprising a range of 10 business units together with secure stores, portable cabin and open fronted storage bays-in total generating an income of approximately £30,000 exclusive.
In all the site extends to nearly 1.25 acres (0.5 hectares).

Location The Barn and the adjoining Becks Green Business Centre can be found in a delightful rural location, forming part of a designated County Wildlife Site (CWS) within the hamlet of Becks Green, just a few miles to the north-east of the market town of Halesworth. Halesworth is a popular market town with a wide variety of shops catering for virtually every day-to-day need. There is a primary school, library, doctors’ surgery, Co-operative supermarket and numerous cafes, pubs and restaurants. The town also benefits from The Cut, a centre for arts in the community which offers music, theatre, dance, comedy, cinema, workshops and art exhibitions to the local area. Halesworth is also well served with transport connections, having a railway station with services via Ipswich to London’s Liverpool Street station. To the east of Halesworth lies the Heritage Coast which is renowned for its wide variety of leisure opportunities including the well regarded seaside resort, Southwold, (9 miles), historic Dunwich and the RSPB sanctuary at Minsmere. Norwich is 22 miles to the north and Lowestoft is 14 miles to the east.

Directions Proceeding north out of Halesworth on the A144, continue for approximately 2½ miles and turn right just before Ilketshall St Lawrence primary school, signposted to Becks Green and Redisham. After just over half a mile turn left into Becks Green Lane and the property will be found after a further half mile along on the right hand side.

Description The Barn and Becks Green Business Centre provide a rare opportunity to acquire an impressive four bedroom barn conversion, together with a fully let, income producing business centre that currently generates approximately £30,000 per annum.

The Barn was converted in the late 1980s/early 1990s to provide a spacious four bedroom dwelling with an impressive double height open plan main range with exposed vaulted ceiling providing the principal reception areas. Off the main range is the kitchen/breakfast room, master bedroom suite, offices and workshop, with the offices and workshop providing tremendous scope for ancillary accommodation if required, subject to the necessary consents. The main range also includes two mezzanine areas, accessed from separate staircases, that currently provide bedroom accommodation, but could easily be utilised for other purposes.

The Becks Green Business Centre has been created from a range of redundant agricultural buildings, and offers a fully let, income producing rural business centre that generates a current gross income of approximately £30,000 per annum. A Tenancy Schedule, confirming the terms of the individual leases and the rents current paid is available on request.

NOTE: Prospective purchasers should note that a planning condition for the conversion of The Barn (Ref: W10362/9) states that “The dwelling created by this approval should only be occupied as person or persons having sole or primary responsibility for the day to day management of the Business Centre complex of which this forms a part.”

The Accommodation

The Barn

Ground Floor A wooden front door opens into the

Entrance Lobby 9´7 x 6´6 (2.92m x 1.98m) Almost fully glazed and providing a wonderful outlook over the front rose garden, driveway and part of the 17 acres of Becks Green beyond. Exposed brick flooring, spotlighting and part glazed door with side lights opening into the

Sitting Room/Dining Room/Snug Three linked areas – 21’9 x 17’6 (6.63m x 5.33m) & 17’6 x 11′ (5.33m x 3.35m) & 17’6 x 10′ (5.33m x 3.05m)

Comprising the principal range of the barn, this stunning open plan reception area has a double height vaulted ceiling to part and an extensive range of wall and roof timbers. The central area is currently utilised as a Sitting Room with the focal point being the woodburning stove set on a raised pamment hearth. Off the Sitting Room area is the Dining Room, with windows overlooking Becks Green to the front and staircase to the Mezzanine Bedroom, whilst to the south is the Snug, which is partly separated from the Sitting Room with a low level brick wall. Feature brick bar with solid oak counter, secondary staircase to the first floor and part glazed door to the terrace. Exposed brick flooring throughout and doors off to

Kitchen/Breakfast Room 16´ x 12´6 (4.88m x 3.81m) A light twin aspect room with windows on the front elevation overlooking Becks Green. Fitted with a good range of cupboard and drawer units with wooden worksurface over incorporating a resin sink with mixer tap and drainer. Stanley double hob oil fired range with back boiler together with ancillary Bosch induction hob and matching high level combination oven. Tiled flooring throughout, access to roofspace and spotlighting. Door to walk-in shelved pantry containing the water softener and with plumbing for washing machine, and part glazed door to the

Rear Lobby 8´6 x 5´7 (2.59m x 1.7m) With door to

Cloakroom With WC and mounted wash basin with cupboard under.

Stairs from the Rear Lobby lead down to the

Rear Hallway With skylights providing plenty of light, integral door to the Garage, and doors off to

Master Bedroom 18´8 x 18´ (5.69m x 5.49m) An extremely spacious master bedroom suite with glazed French doors, side lights and windows providing tremendous amounts of light and good views of the garden. Extensive range of fitted wardrobe cupboards, radiators, spotlighting and door through to the

En-suite Bathroom With suite comprising panelled bath in half height tiled surround with mixer tap and shower attachment, WC and mounted wash basin with storage cupboards under. Heated towel rail, radiator, recessed spotlighting and extractor fan.

Utility Room x (2.44m x 2.44m) Offering extremely useful ancillary space to the Kitchen/Breakfast Room and fitted with range of cupboards with worksurface over incorporating a stainless steel sink, with recess and plumbing for washing machine. Range of fitted shelving, heated towel rail and extractor fan.

From the Rear Hall two separate doors provide access to the

Workshop 43´5 x 15´4 (13.23m x 4.67m) Providing workshop and storage facilities, and with its own separate external entrance to the rear. Fitted workbench and exposed roof trusses. This part of the barn provides tremendous scope to be converted to ancillary/annexe accommodation, games room or a work from home facility, subject to the necessary consents.

Returning to the principal range, a door from the Snug provides access to the

Offices Currently comprising two separate offices and benefitting from an independent access from the front drive, a separate WC and shower room. The offices enjoy the sun throughout the day, overlooking the garden to the rear, business units to the side and Becks Green to the front. As with the Workshop, it would be very straightforward to convert the offices to ancillary or annexe accommodation, subject to the necessary consents.

Returning to the principal range, a staircase beside the Snug rises to the

Mezzanine Bedroom One Currently used as bedroom for the vendors’ grandchildren, but looking down into the main range and across the exposed roof truss elements. This could also be utilised as a study area or separate seating area if required.

A door from the Mezzanine Bedroom opens into

Bedroom Two An extremely light and spacious guest bedroom with Velux window lights providing wonderful views of the surrounding countryside. The bedroom incorporates an open plan en-suite area, which is separated by low level panels and comprising panelled bath, WC and pedestal wash basin. Fitted wardrobe cupboards and exposed roof timbers.

A second staircase leads from the Dining Area to

Mezzanine Bedroom Two Mirroring Mezzanine Bedroom One and overlooking the main range and across the roof truss elements, this area is currently used as a guest bedroom, but could be utilised as a study or more informal sitting room area.

Outside The barn will be found in an idyllic rural location in Becks Green, set well back from the road, approached over a concrete driveway that spurs to provide access to the business units and the barn.

The driveway to the front of the barn has been laid to peashingle, and incorporates a number of well stocked borders that are enclosed within low level hedging and contain a variety of established roses and spring bulbs.

NB: The barn overlooks Becks Green to the front, and whilst these areas of grass are maintained by the vendors, it does not form part of the ownership – please refer to the Title plan included within these particulars. There are, however, historic grazing rights of Becks Green that the owners of The Barn can exercise if they so wish.

The formal gardens that serve the barn are located to the rear, and facing almost due south this area benefits from the sun throughout much of the day. The garden has been landscaped and comprises a central area that is laid to lawn, enclosed within meandering block paved pathways that connect the rear access gate with the Master Bedroom and Veranda; a delightful semi-enclosed area overlooking the garden. Set between the pathways are well stocked borders that contain a variety of specimen trees, shrubs and flowers.

To the very rear of the barn, and accessed via the driveway serving the business units, is the garage, 15’7 x 13′, with interconnecting door to the barn. There is also a separate washroom, 10’4 x 8’4, store, 16’8 x 7’2, three garages and a car port, 20′ x 18′ and a car port, 14’2 x 9’9.

Becks Green Business Centre The property being offered for sale includes the Becks Green Business Centre. This comprises a range of former agricultural buildings that have been converted to provide offices, business units and storage buildings, and which generate an income of approximately £30,000 per annum with good potential for rental growth from this year onwards. The Business Centre could also potentially be transferred into a Pension Fund SIPP or similar, which is likely to be advantageous in tax terms.

The buildings have been subdivided to create 10 units in all, all of which are currently let, ranging in size from approximately 600 sq ft (56 sqm) to 1,350 sq ft (125 sqm).

In addition to the business units there is also a range of 8 open fronted storage units, generous circulation space laid to concrete and car parking for 10 to 15 vehicles.

A copy of the tenancy schedule and confirmation of the passing rents is available to prospective purchasers on request.

To the rear of the open fronted stores is an allotment area that is utilised by the owners of the barn, with a greenhouse and water connection.

In all the site extends to approximately 1.24 acres (0.5 hectares), as identified on the site plan included within these particulars, edged red.

Viewing Strictly by appointment with the agent.

Services Mains water and electricity. Private drainage system. Part oil fired central heating via the back boiler, and night storage heaters serving the offices. Solar PV panels currently generating approximately £1,400 per annum.

The Business Units are all separately metered for electricity and water. Drainage is via a shared private drainage system that serves both the barn and the business centre.

Retained Rights The vendors will be reserving a right of way through the Business Centre to serve their retained land to the east for which they have secured Permitted Development Right for the conversion of a redundant building to a residential dwelling. Suitable access rights and rights to connect into services will be reserved within the sale contract.

Council Tax Band E; £2,064.22 payable per annum 2019/2020

Rateable Values A list of the rateable values is included within the Tenancy Schedule.

Local Authority Waveney District Council; Riverside, 4 Canning Road, Lowestoft, NR33 0EQ; Tel: 01502 562111

NOTE These particulars are produced in good faith, are set out as a general guide only and do not constitute any part of a contract. No responsibility can be accepted for any expenses incurred by intending purchasers or lessees in inspecting properties which have been sold, let or withdrawn. No warranty can be given for any of the services or equipment at the property and no tests have been carried out to ensure that heating, electrical or plumbing systems and equipment are fully operational. Any distances, room aspects and measurements which are given are approximate only. No guarantee can be given that any planning permissions or building regulations have been applied for or approved.

April 2019