Valley Farm Fishery, Suffolk
Farm House, Holiday Acoomodation, Stables, Fishing Lake

Introduction

Valley Farm and Fishery extends in total to approximately 18 acres (7.3ha) and includes a Grade II Listed timber frame Suffolk farm house, studio flat above the garage, one bedroom holiday cottage, 8 acres (3.2ha) of grazing land with five pony stables, barn and outbuildings, two new recently constructed yurts and an extremely attractive established coarse fishery.

Valley Farm and Fishery has had the benefit of significant investment over the last few years.  There is now an opportunity to build on the existing business if required or utilise the facilities for personal use.

Location

Valley Farm and Fishery enjoys a picturesque setting adjacent to the Heveningham Hall Estate and just to the south of the village of Walpole, a small village about two miles to the south west of Halesworth.  Here there are a good range of shopping facilities, as well as a railway station with connections to Ipswich and onto London’s Liverpool Street station. Suffolk Heritage Coastat Southwold is within approximately 12 miles and the county town of Ipswich lies approximately 25 miles to the southwest.

Directions

From Framlingham proceed northeast out of the town on the B1120, Baddingham Road, at the junction with the A1120 turn right towards Peasenhall and Yoxford.  In Peasenhall turn left sign posted to Walpole, just after the Whincop Garage, and follow this road for about 2 ½ miles.  Valley Farm will be found on the right hand side.

Valley Farm House

A Grade II listed timber frame Suffolk farmhouse with rendered and colour washed elevations under a tiled roof.  The property offers well laid out and flexible accommodation on two floors with three reception rooms, master bedroom with ensuite a further five bedrooms, family bathroom and two further shower rooms. 

Accommodation

• Entrance hall
• Kitchen/breakfast room
• Utility room
• Boiler room
• Shower room – shower, low level WC and wash hand basin
• Dining room
• Shower room – shower, low level WC and wash hand basin
• Sitting room
• Drawing room -

First floor

• Bedroom 1 with en-suite shower, low level WC and wash hand basin
• Bedroom 2
• Bedroom 3
• Bedroom 4
• Bedroom 5  - airing cupboard
• Bedroom 6 / Dressing room
• Family bathroom

Outside

Valley Farmhouse is approached from the road via a gravel drive, which leads over a double bridge to the double garage and parking area for several cars at the front.  Valley farmhouse is set within mature grounds and gardens. The garden, which surrounds the house on three sides, is fully enclosed with timber fencing and benefits from well-established borders of shrubs and trees.  Recently the garden has had the benefit of significant improvements including raised vegetable beds, herb garden and extensive landscaping featuring a Cedar greenhouse 30ft x 10ft. There is a small orchard at the back of the house within the garden area, this being divided into 3 small paddocks suitable for poultry, pigs or goats.

Garage/Studio Flat

Double garage with holiday apartment above which will require complete refurbishment.

Games Room

To the rear of the garage is a courtyard.  On the northern side is the building currently arranged as a games room and store and at the far end of this building are two stables.

Holiday Cottage

On the southern side of the courtyard is a timber clad brick building recently completely refurbished to a high standard into a holiday cottage providing the following accommodation.

• Kitchen/sitting room
• Bedroom 1
• Bathroom

At the far end of the holiday cottage is a small farm office building.

Land & Buildings

The land lies mostly to the north east and south west of the farmhouse.  There are two paddocks to the north east, one adjoining the large barn and stables with a further field beyond.

 To the Southwest there are two long narrow recently fenced paddocks fronting the road with a larger sloping field to the south, at the higher end of which is a small plantation.

A modern barn of steel frame construction with part block and timber clad walls 60’ x 20’ (18.3m x 6.1m).  The barn has the benefit of a mezzanine floor with storage area below.  Attached down one side is a row of five pony stables together with a workshop – 19’6 x 19’4 (5.94m x 5.9m) with double doors and brick floor.

The Yurts

Planning permission was granted for the erection of four yurts on the field to the south of the farmhouse and west of the fishery. In a delightful elevated   setting the first yurt was erected in 2010 and is a traditional hand made Mongolian yurt, it is set on a raised timber platform with a timber-decking veranda.  The second yurt is being erected in 2011 of a similar design.

A field kitchen has been constructed within the adjacent plantation offering yurt dwellers the opportunity to prepare and cook meals; they will also have the benefit of toilets and shower close by.

The Fishery

The lake is approached up the front drive.  Originally built in 1989 it extends to 2.1 acres (0.85ha) and enjoys a stunning setting in an elevated position.  The lake has the benefit of a maximum depth of 15ft and there are currently 17 pegs. 

Originally stocked and run as a trout fishery, the current owners converted the lake to a day ticket coarse fishery in 2008.  The lake is well stocked with:

• Common carp
• Mirror carp
• Tench
• Crucian carp
• Rudd
• Bream
• Roach
• Perch
• Chub
• Barbel

The lake has the benefit of an otter fence, timber fishing lodge offering fishermen protection from the elements and the opportunity to make tea and coffee, adjacent car park, toilet and an Abstraction Licence for 6,000 cubic metres per annum from a borehole.

There is a boathouse on the bank of the lake housing a flat bottom dingy.

Adjacent to the lake is Willow Pond re structured in 2008 to form a junior fishing venue, currently used as a stock pond but could be used as part of the fishery for day tickets.

The Fishery Business

2010 was the first year during which the fishery was marketed. Basic accounts are available for this start up business but it would be reasonable to expect a turnover in the region of £35,000 plus from day tickets, the holiday cottage and the two yurts.

Services

Valley Farm House and adjacent outbuildings – mains water, mains electricity including a separate three phase supply, private treatment plant, and oil fired central heating.

There are separate toilet facilities for the fishery and the yurts.

Outgoings

Valley Farm House – Council Tax Band    

2010/11                       £2,448.80

Fishing Lodge -             £160.00

Planning

Planning permission has been granted for change of use of double garage and studio flat to be converted into two-bedroom staff accommodation.   

Planning permission granted for the provision of a new vehicular access and parking in association with existing holiday lets, 14^th September 2009. This permission relates to the paddock on the northwest side adjacent to the Peasenhall Road

Planning permission for change of use and renovation of existing buildings (Games Room and Stables) for use as three holiday lets, granted 19^th November 2007. This permission has recently expired however it is thought that there is no reason why the application could not be resubmitted and granted.

Planning permission granted in January 2011 for change of use to allow stationing of four yurts, two field kitchens, and WC building and sewerage treatment plant.

Planning permission granted to subdivide the farmhouse to create a self-contained 2-bedroom holiday let.

Viewing

Viewing is strictly through appointment with Fenn Wright.

Local Authority

Suffolk Coastal District Council, Melton Hill, Woodbridge, Suffolk.  IP12 1AU

Photographs taken:                 During 2010 & 2011

Particulars prepared:              February 2011

Guide Price

£825,000 

Terms & Conditions/Agents Notes