Farmhouse - Hallway, study, sitting room, dining room, kitchen and cloakroom.  Bedroom one with en-suite dressing room, three further bedrooms and bathroom. 
Planning Permission and Listed Building Consent for the conversion of an adjacent derelict wing into a separate dwelling to comprise kitchen, sitting/dining room and cloakroom.  Three bedrooms, en-suite and bathroom. 
Mature, moated grounds of over 1.9 acres including garaging with permission for the construction of a four-bay cartlodge.    

Location
Oak Tree Farm is situated in a rural but not isolated position within the parish of Kenton, adjacent to other cottages.  The centre of Debenham is approximately 1.5 miles away.  Debenham is a particularly attractive and sought after village with a range of shopping facilities, sports centre and highly regarded primary and secondary schools.  It is also well known for its antique shops, and the high street retains much of the villages historical character.  Stowmarket and Ipswich are 12 and 15 miles away respectively and offer a wider range of every day shopping, schooling and recreational facilities, and the commuter can take advantage of train services running through to London's Liverpool St Station.  Debenham's position at the start of the Deben Valley, which culminates at Woodbridge, is set in a particularly attractive undulating area of Suffolk. There is easy access to the A140 Norwich Road and the A14 from Felixstowe to Cambridge and to the Midlands.  To the east, is the Heritage Coast with its recreational pursuits, including Snape, home to the Aldeburgh Festival and the celebrated Concert Hall. 
            
Description
Oak Tree Farm is a Grade II Listed timber framed house with rendered elevations under a tiled roof.  It sits in particularly pleasant and mature grounds of over 1.9 acres.  Internally, it offers a spacious hallway, study, sitting room, dining room, kitchen and cloakroom.  On the first floor are four bedrooms, an en-suite dressing room and bathroom.  Planning Permission, under reference DC/20/03263, and Listed Building Consent, under reference DC/20/03264, were granted by Mid Suffolk District Council on 30th October 2020 for the ‘conversion of one dwelling house into two separate dwelling houses by conversion of a derelict wing’ .   This is of brick and timber construction under a tiled roof and, once converted, this house will offer a kitchen, sitting/dining room, cloakroom, three bedrooms, an en-suite and a bathroom.  It would be ideal for anyone looking for dual family occupation, whilst also offering the opportunity to let out the house for holiday use or longer term lets.  It is anticipated, however, that some potential buyers may look to link the house with doorways on the ground or first floor to create a single larger dwelling, subject to the normal consents.

The planning permission also allowed for the construction of a pair of detached double cart lodges with adjoining stores.   

The Accommodation
The House

Ground Floor
A front door to the main house provides access to the 

Hallway
Brick flooring in a herringbone style.  Exposed stud wall.  Stairs to the first floor landing with understairs cupboard.  Radiators.  North-west facing window.   Doors lead off to the study, sitting room, kitchen and cloakroom.

Study  9’2 x 8’ (2.79m x 2.44m)
North-west facing window to the front of the property.  Radiator.  A door opens to the

Side Hall
Oil fired boiler.  Hand wash basin.  Fitted shelving.  Partially glazed door to the exterior. 

Sitting Room  19’ x 15’4 (5.79m x 4.67m)
A lovely room with south-east facing window and French doors leading out to the patio and garden.  Exposed timbers.  Brick fireplace with bressummer beam above which is home to a wood burning stove.  Radiator.  Open studwork leading to the 

Dining Room  15’4 x 14’ (4.67m x 4.27m)
North-east and south-east facing windows and south-east facing sliding doors to the exterior.  Exposed studwork.  Radiator.

From the sitting room a door opens to the 

Kitchen  15’5 x 13’7 (4.70m x 4.14m)
Fitted with a modern range of high and low level wall units with space and plumbing for a washing machine, dishwasher and fridge.  Granite effect roll edge work surface with one and a half bowl stainless steel sink with drainer and mixer taps above.  Space for range cooker.   Tiled flooring.  South-west facing window with lovely views and glazed south-east facing door to the exterior.  Radiator.  Spotlighting.   Doorway to the hallway.  An open doorway leads to the 

Pantry
Fitted shelving.  South-west facing window.  Pamment tiled flooring. 

From the hallway a door opens to the

Cloakroom
WC and hand wash basin.  Radiator.  North-west facing window with obscured glazing.  
The stairs in the hallway rise to the    

First Floor 

Landing
South-west facing window and north-west facing skylight.  Vaulted ceiling.  Radiator. Hatch to loft space.  Built-in shelved cupboard and airing cupboard with lagged hot water cylinder with immersion heater.   Doors lead off to the four bedrooms and bathroom.

Bedroom One 15’5 x 13’7 (4.70m x 4.14m)
A dual aspect double bedroom with north-east and south-east facing windows.  Radiator and storage heater.  Exposed timbers.   Built-in wardrobe with hanging rail and shelving.  A door opens to an

En-suite Dressing Room
This has plumbing to be converted to an en-suite bath/shower room and has a sink in place.  North-east facing window with obscured glazing. 

Bedroom Two  11’7 x 6’6 (3.53m x 1.98m)
A single bedroom with south-east facing window.  Built-in wardrobe with hanging rail and shelving above.   Radiator.

Bedroom Three  15’4 x 9’ (4.67m x 2.74m)
A double bedroom with south-east facing window with lovely views over the garden.  Exposed brick chimney breast.  Radiator.   Built-in wardrobe with hanging rail and shelf above.

Bedroom  Four    15’4 x 13’8 (4.67m x 4.17m)
A dual aspect double bedroom with south-west and south-east facing window with fine views.   Exposed chimney breast and timbers.  Hand wash basin with cupboard below.  Radiator.  Built-in wardrobe with hanging rail and shelf above.   

Bathroom
Bath with electric shower above and glazed screen.  WC and hand wash basin.  Radiator.  North-west facing window with obscured glazing.

Outside
Oak Tree Farm is situated off a small country lane.  The property has a right of way over the initial part of the driveway (shaded green on the site plan included within the particulars) with maintenance being shared with other properties. From this, there is access onto a further drive (which is shaded blue) just leading to Oak Tree Farm and the adjacent barn conversion.  Oak Tree Farm is responsible for half the cost of maintenance.  Adjacent to the drive is a brick and block built garage/store under a pan tiled roof.  This is in basic order and as part of the planning permission for the conversion of the wing, there is permission to demolish this and construct a four-bay cartlodge with stores. 

The delightful gardens surround the house.  These are predominantly laid to grass and contain an abundance of mature trees including Oaks.   To the south-west and south-east of the house are patio areas and a bridge that crosses the moat to a further garden where there is a former vegetable bed and orchard.    In all, the grounds extend to over 1.9 acres. 

Viewing
strictly by appointment with the agent.  

Services  

Mains electricity - the electrics are unlikely to be to current regulations and a buyer may wish to have these upgraded.  The cost of this has been taken into account in the guide price.  

Mains water - the mains water supply comes over the adjacent fields and the owners of Oak Tree Farm (and other properties that draw from the supply) are responsible for maintenance and repair of this private pipe.   Oak Tree Farm supplies the neighbouring properties (Pages Farm and the adjacent yard) with water, and sub-meters are in place with the relevant owners being responsible for their share of the water bill at the prevailing rate.

Private Drainage System -  Whilst it is understood that the septic tank works in a satisfactory manner, it is unlikely to comply with the 2020 regulations and therefore, a buyer should budget to install a new sewage treatment plant.  The cost of this has been taken into account in the guide price.

Oil Fired Central Heating - The boiler (which a buyer will wish to replace) serves the central heating system with water via an immersion heater.              

EPC
Rating = N/A (Listed property)

Council Tax
Band E; £2,379.59 payable per annum 2023/2024

Local Authority
Mid Suffolk District Council, Endeavour House, 8 Russell Rd, Ipswich IP1 2BX; [use Contact Agent Button]

NOTES
1.  Every care has been taken with the preparation of these particulars, but complete accuracy cannot be guaranteed.  If there is any point, which  is of particular importance to you, please obtain professional confirmation. Alternatively, we will be pleased to check the information for you.  These Particulars do not constitute a contract or part of a contract.  All measurements quoted are approximate.  The Fixtures, Fittings & Appliances have not been tested and therefore no guarantee can be given that they are in working order.  Photographs are reproduced for general information and it cannot be inferred that any item shown is included.  No guarantee can be given that any planning permission or listed building consent or building regulations have been applied for or approved. The agents have not been made aware of any covenants or restrictions that may impact the property, unless stated otherwise.  Any site plans used in the particulars are indicative only and buyers should rely on the Land Registry/transfer plan. 

2.  The Money Laundering, Terrorist Financing and Transfer of Funds (Information on the Payer) Regulations 2017 require all Estate Agents to obtain sellers’ and buyers’ identity.
 
3.  There are covenants in place for both the benefit of Oak Tree Farm and the adjacent properties.   A copy of the covenants is available from the agents.

4. Oak Tree Farm is situated in a particularly idyllic location but it should be noted that there are other dwellings/buildings in the immediate vicinity.  Adjacent is a barn that is currently under  conversion to become a dwelling.  Beyond this are two further barns that are likely to be converted to dwellings (accessed off a separate drive) and in addition, is an agricultural/engineering building.   The agents are informed that the current business occupying this building will vacate the premises by spring 2025.  After this time the building will either be used by a business that has a low impact on the residential surroundings or as a dwelling/s.

5.  Should the buyer wish to convert the derelict wing to a new dwelling this would be subject to CIL liability, which it is  understood to currently be £11,041.10. However, if the buyer converts the wing for their own use, it may be possible to obtain an exemption.  Interested parties should undertake their own research with regard to CIL payments/exemptions.     July 2023