Wickham Market, Nr Woodbridge, Suffolk

Guide Price £795,000 For Sale Farm House 4 Bedrooms
A handsome Grade II listed farmhouse with unconverted former dairy, workshop building & grounds extending to over three acres, in a semi rural location on the outskirts of Wickham Market.
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Entrance hall, 18’5 x 17’5 sitting room, 17′ x 15’4 dining room, kitchen/breakfast room, utility/boot room, former farm office/study and cloakroom. Four double bedrooms, two bathrooms and separate WC. Three attic rooms. Unconverted former dairy arranged over three floors. 37′ x 37′ workshop building. Formal gardens and grounds, including a number of ponds, extending to approximately 3.5 acres (1.45 hectares) in all.

Location Gelham Hall can be found on the outskirts of Wickham Market in a semi rural location along a quiet country lane. The well regarded village offers a range of businesses, including a destination butcher, Revetts, and also a Co-operative supermarket, restaurants, a health centre, library and primary school. The village is also within the Thomas Mills High School catchment area for secondary schooling. Wickham Market is conveniently situated for access to the A12 and the railway station at Campsea Ashe, which provides a connecting service to London via Ipswich.

Attractions in this area include Framlingham and Orford Castles, the waterfront and Tide Mill at Woodbridge, and the seaside towns of Aldeburgh and Southwold. The world famous Snape Maltings Concert Hall lies within convenient reach by car and there are nature reserves at Minsmere, Havergate Island and Shingle Street.

Directions From the centre of Wickham Market, proceed in a westerly direction along Dallinghoo Road. Continue out of the village and turn right at the next crossroads where signposted to Easton. Continue along this road for approximately 400 yards and Gelham Hall will be found on the left hand side.

Description Gelham Hall is set along a country lane in a delightful rural location with views across the adjacent agricultural land back towards Wickham Market. According to the listing schedule, Gelham Hall is believed to date from the 17th century with later additions at the rear.

The accommodation extends to nearly 3,500 sq ft with all of the principal rooms being of good proportions. On the ground floor is an ornate entrance hall, which is partly enclosed within a curved brick arch that gives the impression of travelling through the chimney stack. There is also an 18ft sitting room and 17ft dining room, that both benefit from impressive open brick fireplaces. At the rear of the house is the kitchen/breakfast room with views of the garden and direct access to the sunken terrace. On the first floor is a voluminous main bedroom, as well as three further generously sized double bedrooms, two bathrooms and a separate WC. The attic is unconverted and has been used for storage over the years, but possesses tremendous potential to be converted to provide ancillary accommodation, subject to the necessary consents.

Outside is the former dairy with original brick flooring to part and which includes an old forge. Approximately 30 years ago, planning permission was obtained to convert this building into holiday lets, but it was never implemented. Arranged over three floors, the old dairy offers wonderful scope for a variety of alternative uses, subject to the necessary consents.

Beside the former dairy is a workshop of 37′ x 37′ with a large concrete pad to the front. Beside this area, to the north, are the grounds. These comprise post and railed paddocks with a number of manmade ponds that have been introduced over the years.

In all, Gelham Hall extends to approximately 3.5 acres (1.45 hectares).

Note Prospective purchasers should note that the buildings to the rear of Gelham Hall have been sold away separately and part of these is subject to a permitted development/planning application for conversion to a residential dwelling. A copy of the site plan that shows the location of the adjacent barns is included within these particulars. Further information is available from the agents on request.

The Accommodation

The House

Ground Floor A front door with arched top light opens into the

Entrance Hall A generous area for receiving guests and with ornate enclosed brick arch leading through to the rear of the house where stairs rise to the first floor. Window on the side elevation, fitted coat rail, radiator and doors off to

Sitting Room 18’5 x 17’5 (5.61m x 5.31m) An impressive and spacious twin-aspect reception room with large windows on the front and side elevation providing plenty of light and good views of the driveway and gardens. The focal point of the room is the exposed brick fireplace with copper hood, raised Yorkstone hearth and bressummer beam over. Exposed chamfered ceiling timber, radiators, wall light points and TV point.

Dining Room 17′ x 15’4 (5.18m x 4.67m) Another spacious reception room with large window on the front elevation providing views of the driveway, agricultural land opposite and the roofscape of Wickham Market beyond. Exposed brick fireplace with copper hood, raised Yorkstone hearth and bressummer beam over. Exposed chamfered tie beams, door returning to the Entrance Hall, wall light points, radiator, serving hatch through to the kitchen (currently sealed) and door to the

Cloakroom Also benefitting from a large window on the front elevation providing plenty of light and good views. Pedestal wash basin with tiled splashback, fitted coat hooks, radiator and door to WC.

Returning to the Entrance Hall, continuing through the arched brick hallway, a door provides access to the

Kitchen/Breakfast Room 33’5 x 9’8 (10.8m x 2.95m) The kitchen area benefits from a large window that overlooks the back garden. It comprises cupboard and drawer units with granite effect worksurface incorporating a double bowl resin sink with mixer tap and drainer. Part glazed door providing access to the rear garden, understairs storage cupboard and door to walk-in pantry. Recessed spotlighting and exposed ceiling timber. Beyond the Kitchen is the Breakfast Room with almost fully glazed gable elevation incorporating a door providing access to the sunken terrace and providing good views of the gardens beyond. Further matching range of cupboard and drawer units with worksurface over and Neff undercounter oven. Two-hob oil-fired Aga, recessed spotlighting and windows providing views to the rear. A door from the kitchen area opens into the Rear Hall and this leads to the

Utility/Boot Room 12′ x 8′ (3.66m x 2.44m) With part glazed door to the concrete pad and outbuildings, sink with cupboards under, plumbing for washing machine, floor standing oil-fired Grant boiler, fitted range of cupboards and door to the

Farm Office/Study 10’4 x 8′ (3.15m x 2.44m) With window on the rear elevation, fitted shelving and radiator.

Stairs from the Entrance Hall rise to the

First Floor

Landing With window on the rear elevation overlooking the garden and adjacent range of barns. Staircase rising to the attic rooms with understairs storage cupboard. Window on the gable elevation overlooking the pond and land beyond, door to airing cupboard, radiators, exposed ceiling timbers and doors off to

Master Bedroom 18’6 x 17’6 (5.64m x 5.33m) A voluminous twin-aspect double bedroom with large windows on the front and gable elevations providing plenty of light and views across the roofscape of Wickham Market towards the church tower and surrounding agricultural land. Exposed ceiling timbers, range of fitted wardrobe cupboards, radiators, TV point and door to walk-in wardrobe cupboard.

Bedroom Two 19’3 x 9’11 (5.87m x 3.02m) A good-sized double bedroom with large window on the rear elevation overlooking the rear garden and adjacent range of barns. Fitted wardrobe cupboard and radiator.

Bathroom One With window on the rear elevation and suite comprising panelled bath in tiled surround, two mounted wash basins with storage cupboards under, WC with concealed cistern, and shower cubicle. Radiator, extractor fan and shaver socket.

Bedroom Three 14’4 x 11’6 (4.37m x 3.51m) A double bedroom with large window on the front elevation overlooking the driveway and providing views across the surrounding agricultural land and towards Wickham Market. Walk-in wardrobe cupboard and radiator.

Bedroom Four 14′ x 11’6 (4.27m x 3.51m) Another double bedroom with window on the front elevation providing views towards Wickham Market. Exposed ceiling timbers and radiator.

Bathroom Two With window on the rear elevation and suite comprising panelled path in tiled surround, shower cubicle, WC and pedestal wash basin. Radiator with heated towel rail and shaver socket.

Separate WC WC, radiator and pedestal wash basin with tiled splashback.

Stairs from the Landing rise to the

Attic Rooms Comprising three separate rooms that have been used historically for storage and as playrooms for children, these offer tremendous potential as ancillary accommodation, subject to the necessary consents. Further storage area on the rear gable elevation, windows on the front and gable elevation, exposed roof truss elements and exposed boarded floors to part.

Outside Gelham Hall will be found in a delightful semi-rural location along a quiet country lane, a short distance to the west of Wickham Market. It is approached via a five-bar gate that opens onto a wide parking and turning area to the front of the property, from where access can be gained to the front door and Entrance Hall.

The driveway is partly enclosed by well stocked borders that contain a wide variety of specimen flowers and shrubs. Beside the driveway is the principal garden, and this is laid to lawn for ease of maintenance and enclosed within a high level native hedge to the front, an evergreen hedge to the side, and a brick and block wall to the rear. From the garden, steps lead down to a sunken terrace with brick borders, seating and steps rising to the door serving the Kitchen/Breakfast Room.

There is a small area of additional garden to the rear of Gelham Hall with a concrete walkway immediately adjoining the property and from where there is a door directly into the Kitchen. Flanking the walkway is a further area of lawn with another well stocked border, beyond which is a high level brick wall providing a good degree of privacy.

Gelham Hall also benefits from a second entrance via a shared concrete driveway which terminates at the rear of the property, from where access can be gained to the Utility/Boot Room. Here there is a large concrete pad that is suitable for parking numerous vehicles, as well as the former dairy and workshop.

The former dairy has been largely untouched for decades. It is arranged over three floors and still includes an old forge and the original brick flooring to part. The dairy previously benefitted from planning permission for conversion to holiday lets and offers tremendous scope and potential to be adapted to a similar use or ancillary accommodation serving Gelham Hall – subject to the necessary consents.

The former workshop is attached to the former dairy and is of timber-framed construction with brick walls to part. The building benefits from three-phase electricity and an electrically operated roller shutter door.

Beyond Gelham Hall, to the north, are the grounds. This area extends to approximately 2.75 acres (1.1 hectares) and includes four post and railed paddocks, three of which incorporate manmade ponds that historically served a collection of wild fowl.

In all, Gelham Hall extends to approximately 3.5 acres (1.5 hectares).

Viewing Strictly by appointment with the agent.

Services Mains water and electricity. Private drainage system. Oil fired central heating system. Borehole – right to draw water.

Council Tax Band G; £3,044.77 payable per annum 2020/2021.

Local Authority East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; Tel: 01394 383789.

NOTE 1. 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.

2. Under Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 we, as Estate Agents, are required to obtain identification from buyers in the form of the photo page of their passport or a photo driving licence. The document must be in date.  In addition, we need proof of address in the form of a utility bill with the name and address of the buyer. This must not be more than three months old. We are also under obligation to check where the purchase funds are coming from.

June 2020