Holbrook, Ipswich, Suffolk, IP9

A stately home set in 46 acres of formal gardens and parkland, surrounded by arable farmland and woodland. LOT 1 - WOODLANDS Woodlands dates back to 1845 and this is the first time it has been brought to the market having had five generations of the same family own the property. A sweeping drive through the grounds leads you to a parking area at the front of the house. The front door leads into the grand reception hall off which there is a formal dining room, drawing room and sitting room. There is also a kitchen/breakfast room at the front of the house with doors out to the garden. At the back of the house there is a laundry room, utility/boot room and play room. There is an orangery, study and one bedroom flat to the rear of the property, overlooking the swimming pool and gardens. Behind this are workshops and garages. Upstairs is a large en-suite bedroom, a further bedroom suite, together with five bedrooms and two bathrooms. A further bedroom could be used as a dressing room. There is a three bedroom flat at the back of the house with a kitchen, sitting room and bathroom. On the second floor there are three attic rooms. GARDENS AND GROUNDS The gardens and grounds surrounding the house are laid to lawn with established herbaceous borders and flower gardens. There is a heated swimming pool off the orangery, with a pergola with mature vines and a south facing terrace with flower beds. The parkland amounts to approximately 5 acres with a belt of woodland sheltering the farm buildings from the house. Lot 1 in total extends to 11.97 acres. LOT 2 - LAND There are 3 arable fields surrounding the house, which are farmed under a farm agreement secured for 3 generations. There is one bridleway across two of the arable fields. Lot 2 extends to 32 acres of arable and woodland of the total 46 acres. LOT 3 - FARM BUILDINGS There is an extensive range of farm buildings to the rear of the property that benefit from a separate drive to the main house. A variety of potential uses for these buildings range from agricultural use, equestrian use or conversion for leisure or residential purposes, subject to planning. Lot 3 in total extends to 2.30 acres. LOCATION Woodlands is approached via a private drive off a quiet country lane on the outskirts on Holbrook, on the Shotley Peninsula. The house is set in a secluded and picturesque position in rural Suffolk, with the benefits of great connectivity. Ipswich can be reached within 15 minutes and offers a range of shopping, educational, recreational and leisure facilities and the village of Holbrook is home to a small shop, church, village hall, primary school and Holbrook Academy. The nearby Alton Walter reservoir is a popular destination for watersports, fishing and long walks around the 400 acre park. The property benefits from excellent connectivity with the A14 10 minutes away and the A12 reached in only 12 minutes. The train to London can be reached in less than an hour via Ipswich, Manningtree or Colchester. Shotley Peninsula has an abundance of wildlife and wetland habitats. A coastal footpath runs from the Orwell Bridge around the peninsula showcasing the Stour mudflats, wetlands and estuaries which are designated a Special Protection Area and Site of Special Scientific Interest, set in the Suffolk Coast and Heaths AONB. Schools - There are numerous good schools in the area in both the public and private sector. Notably, the Royal Hospital School (RHS) which is an independent day and boarding school with naval traditions and only a short 5 minute drive from Crepping Hall. Other private schools in the area include Orwell Park, Ipswich High School, Woodbridge School and Ipswich School. Activities - With a river either side and the sea in front, Shotley Peninsula is a boater's paradise. Sailing clubs can be found in Manningtree and Shotley as well as Alton Water Reservoir nearby. Shotley Peninsula's flat, tranquil landscape makes it an idyllic place for various other recreational activities along the Stour including bird watching, river trips and walking along the coastal path and marshes. Dining - The Butt & Oyster Inn at Pin Mill, Jimmy's Farm, Suffolk Food Hall, Milsoms Dedham, Red Lion Chelmondiston, Le Talbooth and The Crown in Stoke-by-Nayland. DISTANCES Holbrook - 1.3 miles Ipswich - 6 miles (London Liverpool Street 70 mins) Manningtree - 8.3 miles (London Liverpool Street from 55 mins mins) Colchester - 22 miles PROPERTY INFORMATION EASEMENTS, WAYLEAVES AND RIGHTS OF WAY The property is sold subject to and with the benefit of all rights of way either public or private, all easements, wayleaves and other rights of way whether they are specifically referred to or not. There is one bridleway across the property. LOTTING AND CROSS RIGHTS If the property is sold in lots there may be reserved rights agreed to benefit each lot and to ensure the continued access, maintenance and supply of services across the property. Further details on these rights can be obtained from the vendor's agents. PLANS AREAS AND SCHEDULES These are based on the Ordnance Survey and are for reference only. They have been checked and completed by the vendor's agents and the purchaser will be deemed to satisfy themselves as to the description of the property. Any error or misstatement shall not annul the sale nor entitle either party to compensation in respect thereof. DIRECTIONS (IP9 2PT) What3words: gilding.thankful.strictest SERVICES Mains water, electricity and oil fired central heating with private drainage. METHOD OF SALE The property is offered for sale freehold as a whole with vacant possession by private treaty. FIXTURES & FITTINGS Items regarded as fixtures and fittings, including carpets and curtains, are initially excluded from the sale, although certain items may be available by separate negotiation. COUNCIL TAX - Band H LOCAL AUTHORITY - Mid Suffolk District Council. VIEWINGS Strictly by appointment with the agents.