Guide Price £1,475,000  7 Bed House, Lot 1 Hill Farm, Barnardiston

  • Period farmhouse
  • Separate Annexe/Lodge
  • Range of outbuildings
  • Studio/workshop
  • Extensive gardens and parkland
  • Additional land available
Period farmhouse with annexe/lodge, garden, outbuildings and parkland extending to 16.47 acres.

Hill Farm is located around the rural hamlet of Barnardiston and close to Hundon village which has a village shop, public house, village hall and playing fields. The larger village of Kedington (2 miles) has an excellent range of local facilities including a village primary school, public house, general store, butchers and hairdressers. The property is well located for a number of local market towns including Haverhill (3 miles), Clare (6 miles), Bury St Edmunds (15 miles) and Newmarket (14 miles) all of which provide a good range of shopping and leisure facilities. The university city of Cambridge (22 miles), provides more extensive services together with excellent educational facilities. Barnardiston Preparatory School is located on the northern boundary of the farm. Audley End (18 miles) has mainline rail services to London Liverpool Street (from 53 mins) with further rails services at Braintree (21 miles). London Stansted International Airport is approx. 23 miles.

The property is offered for sale by private treaty as a whole or in up to 5 lots as identified on the sale plan and as follows:

Lot 1 Hill Farm House with Hill Farm Lodge, range of buildings including pottery/studio, paddocks and mature grounds in all approximately 16.47 acres.
Lot 2 222.16 acres of arable and woodland.
Lot 3 126.48 acres of arable, woodland and fishing lake.
Lot 4 35.29 acres of arable land
Lot 5 30.16 acres of arable and woodland.
Total 430.58 acres (174.25 ha)

Lot 1 Hill Farm House, Hill Farm Lodge, buildings and 16.47 acres (coloured orange)

Hill Farm House offers light and spacious accommodation with a number of period features, the original part of the building being of brick and flint construction with later Georgian and Edwardian extensions. The property has been considerably refurbished in recent years including installation of sealed unit double glazing, rewiring, re-roofed, dry lined insulation, new boiler and overhauled central heating system, but offers further potential for sympathetic improvement to further enhance the accommodation. The property is approached over gravelled driveways to the front and rear, with farm pond, and accommodation comprises:

With quarry tile floor leading to Entrance Door to:

Period octagonal stone floor, stairs to first floor, period double doors with fan light leading to:

25' 4" x 15' 6" (7.72m x 4.74m)
Dual aspect windows, exposed wooden floor, open fire with period wood and marble surround, display alcoves, feature reeded wooden columns, skirting radiators and French doors to outside terrace.

14' 1" x 14' 1" (4.3m x 4.3m)
Dual aspect with bay window; Marvic fully fitted wood burner with Adam style painted wood and marble surround.

Wooden parquet floor, low level w.c and wash hand basin.

Fitted shelving and plumbing for washing machine

15' 7" x 12' 10" (4.75m x 3.91m)
Wood burning stove with natural brick surround, display alcove and door to Drawing Room.

20' 5" x 19' 8" (6.22m x 5.99m)
Quarry tile floor and period brick Inglenook fireplace with wood burning stove, china cupboard, low level radiators, large south facing bow window and door to outside terrace.

22' 9" x 19' 8" (6.93m x 5.99m)
Fitted with a range of wall and base units, Belling electric cooking range with extractor hood, double sink with drainer, plumbing for dishwasher, walk-in larder and French doors to outside patio.

With low level w.c, vanity wash hand basin and storage cupboard.

With hardwood balustrade leading to:

16' 10" x 14' 6" (5.13m x 4.42m)
Dual aspect with exposed wooden floor, en-suite with Aqualisa shower, vanity sink unit and heated ladder towel rail (2.03m x 1.52m); door to Dressing Room (Bedroom 7) (3.85m x 3.51m) with a range of fitted wardrobes.

14' 1" x 14' 1" (4.29m x 4.29m)
With fitted wardrobes and dressing table.

Fitted with a 'retro' blue suite including low level bath, w.c and vanity basin unit.

With luxury panelled bath, low level wc, vanity wash basin, Aqualisa corner shower cubicle, heated ladder towel rail and roof light.

With fitted shelves and immersion tank.

13' 5" x 10' 8" (4.09m x 3.25m)
Exposed wooden floor, open fire with Victorian cast iron surround and fitted shelving. Steps down to secondary landing leading to:

13' 5" x 11' 3" (4.09m x 3.43m)
Walk-in wardrobe, fitted shelving and skirting radiators.

15' 1" x 13' 1" (4.6m x 3.99m)
Comprising main bedroom, secondary bedroom/sitting room (4.59m x 2.34m) (with door to outside staircase), skirting radiators and shower room with Aqualisa shower, w.c, vanity wash basin and heated ladder towel rail.

Accessed via and external door with tanked walls.

A useful range of domestic outbuildings adjoin the main house and include a boot room/boiler house, workshops and garden store.

The delightful south facing gardens include a wide range of mature specimen trees together with herbaceous borders, well maintained lawns and a raised terrace. The main garden leads through to a fenced vegetable garden and orchard with a variety of established fruit trees. Beyond the principal gardens is an area of parkland extending to around 3.25 acres with mature hedgerow boundaries, established trees and separate vehicular access.

Located on the far side of the farm buildings are two sheltered paddocks with part post and rail fencing, mains water, mature shelterbelts and mixed mature woodland.

Mains water and electricity, oil fired central heating and septic tank drainage (2 tanks).

Energy Efficiency Rating F

A detached barn conversion with open plan living accommodation and character features, including vaulted ceilings and exposed brick chimney breasts. The accommodation is principally on the ground floor and includes:

and Cloakroom with w.c.

25' 1" x 21' 1" (7.65m x 6.43m)
With part vaulted ceiling and roof lights, feature exposed brick chimney breast with wood burning stove;

12' 10" x 11' 1" (3.91m x 3.38m)
With a range of fitted wall and base units.

16' 9" x 12' 5" (5.11m x 3.78m)
With exposed brick chimney breast and wood burning stove.

7' 10" x 7' 6" (2.39m x 2.29m)

With ladder stairs to first floor mezzanine.

With w.c, water softener and Grant oil fired boiler.

With low level w.c, panelled bath, vanity wash basin and Velux window. Separate shower cubicle.

12' 9" x 12' 5" (3.89m x 3.78m)
With fitted wardrobe.

12' 5" x 8' (3.78m x 2.44m)
With fitted wardrobe.

10' 0" x 9' 4" (3.05m x 2.84m)

Mains water, electricity and drainage, oil fired central heating.

Hill Farm Lodge is subject to an Agricultural Occupancy Condition. See Town & Country Planning below.

Energy Efficiency Rating D

The extensive range of buildings lie adjacent to the farmhouse and lodge and extend to over 3000 sq.m (32,280 sq.ft). Services mains water and 3 phase electricity are connected to the buildings.

The buildings are of mixed age and construction and offer potential for conversion/redevelopment for a range of alternative uses.

26' 2" x 14' 1" (8m x 4.3m)
Brick and flint with slate roof; main office and meeting room with adjoining store housing domestic oil tank.

61' 8" x 70' 6" (18.8m x 21.5m)
Steel frame with asbestos sheet roof, adjoining timber framed lean-to with tiled roof and concrete floor.

18' 4" x 13' 5" (5.6m x 4.1m)
Brick with slate roof and insulated ceiling with roof lights.

14' 9" x 14' 5" (4.5m x 4.4m)
Brick and flint with slate roof and concrete bunded floor.

39' 4" x 67' 3" (12m x 20.5m)
Steel framed with brick and tiled elevations, concrete floor and asbestos sheet roof.

68' 10" x 15' 1" (21m x 4.6m)
Brick and rendered elevations with slate and tiled roof, concrete floor and adjoining courtyard garden.

39' 4" x 63' 3" (12m x 19.3m)
2-bay concrete framed under asbestos sheet roof with lean-to and former piggery.

24' 11" x 20' 8" (7.6m x 6.3m)
Open fronted brick and concrete block construction with tiled roof and concrete floor.

21' 11" x 40' 0" (6.7m x 12.2m)
Portal steel frame with partly reinforced concrete block walls, timber space boarding, concrete floor, metal sliding doors and fibre cement roof. Approx. 300t storage capacity.

24' 7" x 53' 5" (7.5m x 16.3m)
Period timber frame with weatherboarding and corrugated iron roof.

53' 9" x 17' 0" (16.4m x 5.2m)
With concrete floor and corrugated iron side and roof cladding.

127' 11" x 27' 2" (39m x 8.3m)
Concrete block and timber frame with corrugated iron roof, side store and underground slurry tank (disused).

90' 2" x 24' 7" (27.5m x 7.5m)
Steel frame with earth floor and corrugated iron roof.

74' 9" x 82' 0" (22.8m x 25m)
Triple span with concrete block walling and internal divisions, concrete floor and asbestos sheet roof; steel sliding doors, overhead conveyor and grain handling equipment. (Approx. capacity 700 tonnes).

49' 2" x 22' 11" (15m x 7m)
A late 19th century two storey building with brick and rendered elevations, concrete floor, slate roof and sliding doors.

18' 4" x 18' 4" (5.6m x 5.6m)
Brick with concrete floor and mono-pitch corrugated iron roof.

53' 1" x 27' 10" (16.2m x 8.5m)
Brick with domed corrugated iron roof, ventilated floor and fan room.

(5000 gallons); Liquid fertiliser tanks (2 x 35 cu.m); 2 x 220t grain silos; 4 x 35t grain bin store. Former underground diesel tank (decommissioned).

Tenure & Possession
Freehold with vacant possession

Development Overage
The buildings (part of Lot 1) and the area cross-hatched black (part of Lot 2) are sold subject to an Overage Clause in the event that planning permission is granted for any residential development in these areas. The uplift will be for 30% of any net development value resulting from the grant of planning permission within a period of 20 years from completion of the sale. The overage will be triggered on commencement of the development or on the sale of property with the benefit of planning permission, whichever is sooner.

Land Drainage
The farm land was comprehensively drained in the mid 1980's, and copies of the land drainage plans are available from the Agents.

The land is subject to standard Environment Agency drainage rates.

If the sale of the property or any right attached to it is deemed a chargeable supply for the purpose of VAT, such tax shall be payable by the purchaser in addition to the sale price.

Town & Country Planning
The land is situated within St Edmundsbury Borough Council and is sold subject to any development plans, tree preservation orders, town planning schedules, applications, permissions and resolutions which may be or come into force. The purchaser(s) will be deemed to have full knowledge and have satisfied themselves as to the provisions of any such matters affecting the property.

Hill Farm Lodge planning permission granted for conversion of farm building to a 3 bedroom dwelling on 11 September 1986, subject to an Agricultural Occupancy Condition.

Studio/Pottery planning permission granted for change of use and conversion of redundant farm buildings to craft studios and exhibition space on 27th August 1998.

Copies of relevant planning consents are available from the Agents.

Basic Payment Scheme
The land is registered with the Rural Payments Agency for the Basic Payment Scheme and the vendor will co-operate in the transfer of the Basic Payment Scheme entitlements to the purchaser as part of the sale, subject to RPA approval.

The vendor will retain the BPS income for the 2016 scheme year and the purchaser will be required to indemnify the claimant with regard to any claim in respect of breach of cross compliance or any other relevant scheme regulations for the 2016 year.

Further details on the number of entitlements are available from the Agents.

Environmental & Grant Schemes
The land is not under any environment or grant schemes, but there are a number of established grass margins and uncropped field corners which add to the environmental and amenity value of the farm.

Sporting, Timber & Minerals
All sporting, timber and mineral rights are included in the sale insofar as they are owned. There has been no shoot on the farm in recent years, but the woodland planting is considered to be well suited for establishing a small farm shoot on the land.

Wayleaves, Easements, Covenants & Rights of Way
The land is sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way whether or not disclosed. In particular:
a) Lot 1 an underground 240v electricity cable runs under field 7721 to Frenches Farm.
b) Lot 2 an underground water main crosses the land.
c) Lot 3 a public sewer runs along the south-west boundary adjoining Water Lane.
d) Lot 3 a private sewer runs along the south-east boundary adjoining Hundon Road.
e) There are a number of electricity poles and overhead cables crossing the fields.

Ingoing Valuation, Tenant Right & Dilapidations
In addition to the purchase price, the purchaser shall pay for all cultivations and farming operations carried out for the benefit of the current growing crop to be calculated in accordance with the 2016 CAAV costings. All seed, sprays and fertilisers applied to the land at invoice cost.

Enhancement to be calculated at the rate of 10 per BPS eligible acre (24.71/ha) per month from 15th October 2016 until the date on which the purchaser takes entry.

The purchaser shall not claim for dilapidations, if any, in relation to the property.

The vendor and vendor's agents will do their best to specify the ownership of boundary hedges, fences and ditches but will not be bound to determine these. The property is available for inspection and the purchaser(s) will be deemed to have satisfied themselves as to the ownership of the boundaries.

Plans, Areas & Schedules
Plans attached to the particulars are based upon the Ordnance Survey and are for identification purposes only. Copies of RPA maps are available from the Agents.

Local Authority
St Edmundsbury District Council, West Suffolk House, Western Way, Bury St Edmunds, Suffolk, IP33 3YU Tel: 01284 763233

Viewings & Further Information
Viewings are strictly by appointment with the Sole Agent. For further information please contact Simon Gooderham or Catherine Hackshall, Cheffins Cambridge Office (01223) 213777.

As always, potential hazards exist on working farms and it is requested that all viewings are undertaken with care and regard to safety particularly with regard to any areas in and around buildings.

The residential postcode is CB9 7TJ

Vendors Solicitor
Ashton Legal, 81 Guildhall Street, Bury St Edmunds, Suffolk, IP33 1PZ Tel: 01284 762331 ref Jonathan Long

Agents Notes
For clarification we wish to inform purchaser(s) that we have prepared these sales particulars as a general guide. None of the statements contained in these particulars as to the property shall be relied on as statements of fact. All measurements are given as a guide and no liability can be accepted for errors arising therefrom. The plan and acreages use gross acreages taken from the Ordnance Survey sheets and are for identification purposes only. The purchaser(s) shall be deemed to have full knowledge of the state and condition thereof and as to the ownership or any tree boundary or any part of the property. If communications, condition of the property, situation or such factors are of a particular importance to you please discuss these priorities with us before arranging an appointment to view. This should avoid a wasted journey. October 2016.

Cambridge Office

T: 01223 214214