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ad ref. HM13499DD
£ 1,950,000

for sale in Suffolk

Properties£ 1,950,000
An impressive 21st Century Georgian style property, set in approximately 36 acres, with approx. 12,467 sq ft of exceptional living space, outbuildings and premium equestrian facilities.General information Fordham House Farm is constructed of reclaimed bricks from Colchester Garrison and has been finished to an incredibly high standard, both internally & externally. The fantastic living accommodation is spread over four floors with the kitchen and reception rooms on the ground floor and six double bedrooms, three of which are ensuite, on the first and second floors, as well as the luxurious family bathroom. This wonderful home also benefits from two basement rooms which the current vendors use as a gym and billiards room.

The principal living accommodation includes a well-proportioned sitting room, study, separate snug, and a stunning kitchen/breakfast room with a family area, ideal for entertaining. This open plan space leads to the beautiful orangery style dining room with statement glass atrium. The immediate grounds provide extensive parking with a five bay garage and south east facing rear garden with terraces.

IMPORTANT AGENTS NOTE
Please be aware that the property holds an equestrian occupancy restriction, as stated in more detail under 'planning history'. Buyers are therefore urged to investigate this restriction further, together with the additional points raised under 'agents notes' prior to viewing or making an offer to purchase.

The accommodation The main house is approximately 4,200 sq ft and the ground floor accommodation is well proportioned and finished in a heritage colour scheme. The attractive entrance hall has been finished with beautiful Victorian style black and white floor tiles, a panelled staircase with polished ebony handrail and oak doors. The scheme continues through to the panelled period style ground floor cloakroom/w.c.

The stunning kitchen/breakfast room is located at the back of the house, with bespoke, hand made units that sit beneath granite worktops and a polished marble floor with underfloor heating. High-quality built-in appliances include Subzero fridges, a freezer and wine cooler with various Miele appliances including a slow cooker, microwave and standard ovens, dishwasher and coffee maker. A Wolf Gas range oven is available by separate negotiation. A large central island is ideal for informal dining and sits alongside space which could be used for either a casual seating area or dining table.

The principal reception rooms include a well-proportioned family room with exposed brick to the flank wall incorporating a feature fireplace with inset wood burner. Double doors lead through to the rear study/music room and a further sitting room/snug also benefits from a log burner. Open plan access leads to the fitted boot room and back door and from the kitchen, you can access the orangery/dining room with a feature glass atrium.

The basement is reached via an internal oak staircase with inset lighting that leads to a large hallway with a separate basement door. There are two well-proportioned rooms; one currently used for billiards, whilst the other area serves as a gym.

To the first floor are four double bedrooms, three of which have ensuite shower rooms and there is a main family bathroom with freestanding bath. To the second floor is a cloakroom servicing two further double bedrooms, each with stunning elevated views.

Outside & facilities The extensive equestrian facilities include numerous outbuildings. There are 15 extra-large loose boxes, 9 of which are in the well appointed American style barn, with secure tack rooms and a wash down room, with commercial resin flooring providing stalls and space for a solarium (solarium not included) with a hot/cold wash down shower and fitted units. There is also a feed bay and groom's rest room with washing machine facilities. A double-sided stable block stands alongside the American barn with 6 further boxes and a w.c. Planning permission was granted on 31/03/16 for an additional stable block with tack room.

Further barns provide storage for farm machinery and haylage and all of the buildings, with expanses of concrete and hardstanding, have vehicular access to the paddocks.

At the front of the American barn are double gates onto the lane for farm vehicle/horsebox access, together with an all-weather 40 x 20m turn out area and a 60 x 25m floodlit arena with a sprinkler system and Chapelstone Equestrian sand/fibre combi-ride surface.

The covered Monarch five horse walker is available by separate negotiation.

Grounds & location The house is set back from the lane in a prominent and slightly elevated position down a long gated drive, flanked by front isolation paddocks. The driveway leads to a five-bay garage and extensive areas for parking larger HGV size horseboxes.

Fordham House Farm enjoys a south easterly aspect and to the rear are stone and brick retaining walls which surround a formal garden including an extensive terrace. Amongst the large expanse of lawn is an ornamental wildfowl pond and a chicken house with enclosure.

The grounds extend to approximately 36 acres in all. The acreage provides 15 paddocks which have quality post and rail fencing with mains electric to protect the top rails and water supply. The top meadow has been designed to create a cross country course, with mound and various jumps, which can be purchased by separate negotiation. The facilities are excellent for their permissible intended purpose with good hacking within the immediate area.

The property is located on a rural country lane on the edge of the village where there is an historic church and a traditional country pub; The Thatchers, being within walking distance. Mount Bures is located between the scenic, undulating valleys of the Rivers Colne & Stour on the Essex/Suffolk border, approximately 9 miles north east of Britain's oldest recorded town of Colchester and 8 miles from Sudbury, Suffolk. The area offers enchanting views and has a good network of both public bridleways and footpaths.

Planning history Equestrian Occupancy Restriction - Appeal A: REF APP/A1530/W/16/3163332. The occupation of the dwelling currently known as Fordham House Farm shall be limited to a person solely or mainly working or last working at the stud farm/racehorse recuperation and retraining facility/full livery on the site, and to any resident dependents.

House constructed circa 2015/2016. No building control final certificate. No 10-year build guarantee available.

There are three separate title deeds, agricultural and commercial elements to the property, some (equestrian facilities) relating to the uses under the occupancy restriction.

The joint selling agents have obtained a brief planning history of the property which is available on request together with the Local Authority search.

Appeal Decisions (161570) APP/A1530/W/16/3163332 & APP/A1530/W/16/3163327

Agents note Buyers should satisfy themselves that all works have been carried out in accordance with the appeal decision and subsequent submission of detail application. A copy is available from the agents and the councils website together with the full planning history. We understand that the rear dorma windows to the second floor have not been constructed in accordance with the design approved by the council.

Please note that this and the occupancy restriction may affect insurance and residential borrowing capabilities and buyers should seek advice through a financial advisor before making an appointment to view.

The property has three registered titles EX517769, EX714124 and Ex737801. Measured on Ordnance Survey Promap as 36 acres (subject to survey)

A public footpath runs alongside and part through the rear east paddock which has separate access from Dowling Road EX737801.

Viewing strictly through Fenn Wright and Zoe Napier Group (Joint Sole Selling Agents)

Important information Council tax band - F
Tenure - Freehold
EPC - C
Services - We understand that mains water and electricity are connected to the property, which has a private drainage system, oil fired heating and LPG bottle gas to the range oven....Read full description

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