The Seed Store - stunning contemporary open-plan sitting room, kitchen/dining room, double bedroom and bathroom.

The Cross Wing  - kitchen/dining room, sitting room, first floor double bedroom and spacious bathroom.

The Cottage - kitchen/dining room, sitting room, first floor double bedroom and bathroom.  

Substantial parking areas, garden and fenced meadows.  In all extending to 6 acres.  

Location
High Ash Farm is situated between the villages of Badingham and Peasenhall in a rural yet convenient location.  Badingham benefits from a public house, The White Horse and the very centre of Peasenhall which is  2 miles, has a village shop, renowned deli, tea room and pub in the adjoining village of Sibton.  Rail services can be found at Darsham which is 5 miles and the heritage coast is just 10 miles as the crow flies.  Southwold is 15 miles with Aldeburgh being just 14 miles.  Within the area are many leisure pursuits such as walking, golf, sailing and bird watching.      
     
Description
High Ash Farm is a particularly special property offering excellent business opportunities.  It is envisaged that some interested parties may continue to let all three units which are known as The Seed Store, The Cross Wing and The Cottage.   However, others may choose to live in The Cottage and let the other two units or even incorporate The Cottage and The Cross Wing back into one home.

All three units are of a different style and layout and of particular note is The Seed Store which is a converted barn with a contemporary curved extension that has wall to wall glazing.  Each of the three units has one double bedroom and bathroom facilities.  The gross income for High Ash Farm for 2023 is understood to have been circa £51,000.

Each has a designated garden or patio area and parking.  Beyond this are meadows with mature trees and hedging with the grounds in total extending to 6 acres.  

Please note that the majority of the contents of each unit is available by negotiation.  
          

The Accommodation

The Seed Store

French doors flanked on both sides by wall to wall windows open to the 

Sitting Room  21’8 x 19’ (6.61m x 5.79m)
A stunning, contemporary room with exposed steel beams, brickwork and timbers.  Feature radiators and lighting.  Doors to the bedroom, bathroom and a large opening to the 

Kitchen/Dining Room   21’10 x 9’ (6.66m x 2.75m)
Forming part of the original barn, this has a vaulted ceiling, a south facing skylight and west facing window overlooking the grounds.  Stylish low level wall units with integrated electric oven and four ring halogen hob.  Work surface with one and a half bowl inset stainless steel sink with mixer taps above.  Integrated slimlime Smeg dishwasher and washing machine.   Exposed brick flooring and timbers.  Radiators.

Bedroom    19’ x 9’5 (5.79m x 2.87m)
A spacious, dual aspect double bedroom with west and south facing windows overlooking the grounds.  Exposed timbers and brick walls.  Radiators.  

Bathroom
A large bathroom comprising bath, shower, WC and hand wash basin.  Slate tiled flooring.  Radiator.   Vaulted ceiling.            

The Cross Wing

A door leads to the 

Kitchen/Dining Room  14’4 x 11’1 (4.37m x 3.39m)
South and west facing windows and French doors opening up to the patio.  Kitchen area fitted with bespoke low level wall units with integrated Smeg slimline dishwasher and space for electric oven.  Wood block work surface with Butler sink and mixer taps above.  Brick flooring.  Feature radiator.  Stairs to the first floor bedroom and door to the 

Sitting Room  14’4 x 11’10 (4.37m x 3.61m)
Inglenook fireplace with bressummer beam above and wood burning stove.  North and west facing windows.  Exposed floorboards and beams.  Radiator.  

Bedroom  14’6 x 10’10 (4.42m x 3.30m)
An impressive vaulted double bedroom with south facing window enjoying fine views.  Exposed timbers.  Built-in wardrobe.  A door opens to a 

Bathroom
A fabulous and spacious part vaulted room comprising bath, large shower unit, WC and hand wash basin.  Exposed floorboards and beams.  North facing window, again enjoying lovely views.  Radiator.     
  

The Cottage

A door opens to the 

Sitting Room  13’2 x 13’ (4.01m x 3.95m)
A charming room with north facing window and inglenook fireplace which is home to a woodburning stove.  Exposed timbers.  Feature radiator.   A door opens to stairs that lead to the first floor and a further door opens to the 

Kitchen/Dining Room  13’ x 8’1 (3.95m x 2.46m)
Fitted with bespoke low level wall units with a wood block work surface and butler sink with mixer taps above.  Integrated Smeg slimline dishwasher and space for electric oven.  West and south facing window.  Miniature brick flooring.  Radiator.

From the sitting room, stairs lead up to the 

Bedroom  13’ x 12’1 (3.95m x 3.68m)
A vaulted double bedroom with exposed timbers and brick chimney breast.  South facing dormer window with wonderful views over the gardens, meadow and fields beyond.  Feature radiators.  A door opens to the 

En-Suite Bathroom
Comprising roll top bath, WC, hand wash basin and shower.  Feature radiator.  Vaulted ceiling with exposed timbers.  West and south facing windows with lovely views.              

Viewing
Strictly by appointment with the agent.  

Services
Mains water, mains electricity.  Modern private drainage system.  Heating via three oil fired boilers. 
  
EPC
The Cottage = E, The Cross Wing = E, The Seed Store = E  (copies available from the agents)

Council Tax
Business rates are applicable as the property is used as holiday lets and this is currently calculated at £3,900 payable per annum 2023/2024

Local Authority 
East Suffolk Council; East Suffolk House, Station Road, Melton, Woodbridge, Suffolk IP12 1RT; [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.  Whilst all three units are used as holiday lets, The Cottage has a full residential use with The Cross Wing and The Seed Store being specifically deemed as holiday units which cannot be used by anyone person/s for more than 56 days per annum.  Planning permission was granted on 6th September 2012 under reference C12/1195/ by East Suffolk Council.  A copy of the planning documentation and plans are available on the East Suffolk Council planning website.    

4.  Whilst The Cottage and The Cross Wing’s first floor accommodation has high vaulted ceilings, the ground floor has low ceilings with the minimum height being approximately 5’7.   March 2024