Little Street, IP17
This period property (unlisted) very close to the heritage coast and within the envelope of the historic village of Yoxford, comprises a five bedroom house (with a further double bedroom in an barn annex). Outside there are two barns, one converted for accommodation with planning permission to use as a holiday let / annex, the other barn is an office with large studio space.
Each out building has been restored sympathetically and practically. They mix Georgian and contemporary styles effectively. Decor takes into account the need for space, character and storage in equal measure and all completed to a high standard. Original features include terracotta pammets in the hall and dining rooms, a Georgian tunnel from the front door to the sitting room and original sash windows on the front elevation. There are three working fireplaces on the ground floor and a wood burning stove in the large contemporary dining greenhouse which faces the garden and overlooks with large rectangular pond. Gas central heating, mains gas and water.
The style of the property is light and open with easy flow between rooms, excellent for entertaining and increased views. The colours are modern Scandinavian, walls are painted or wood panelled reflecting the history of the building. Custom shutters have been installed for many of the windows and hand blocked wallpapers add difference. Throughout the house and barns, storage has been designed to add character and quality - a carerra marble top/back kitchen and dining room units, Bi fold Georgian dining room cupboard and simple concealed shaker style bedroom wardrobes for example.
ENTRANCE, HALL AND TUNNEL
The traditional red brick facade with pretty white porch are surrounded by beech hedge and Grisilinia driveway that provide a quiet enclosure for this rural retreat. Immediately on entering the house, the pammet floor and unique tunnel corridor (a totally Suffolk eccentricity of architectural detail) set the scene for an unusual property experience. Beech House dates back to the age when the house was originally a vets practice circa 1600 and is very deceptive in its size! Apparently quite small from the exterior view, the property extends to large open plan rooms beyond, a walled garden and various large barns and surprises everyone who steps in the door.
The hall leads to an impressive open reception area with adjoining sitting room. This in turn opens onto the greenhouse dining space which overlooks the garden. With two working fireplaces and york stone hearths, the rooms are a blend of traditional and contemporary and provide a large versatile space. Custom industrial inspired metal frame doors lead to the greenhouse and views beyond. The sitting room floor is new oak. There is ample ceiling lighting which can all be angled to suit the space and plenty of wall sockets for tv, standard lamps etc. The decor is bold, simple and stylish. Off the sitting room a jib door leads to another room, currently storage but has been used as a cinema room and studios previously and has an insulated corridor to the garden and adjoining storage and shed space beside.
KITCHEN AND DINING ROOM
The kitchen and panelled dining room on the other side of the tunnel are painted in contemporary off white tones and incorporate carefully selected marble to enrich and extend the rooms. Both have very generous storage designed to accommodate a families complete needs as well as adding to the design of the space. A breakfast bar in the kitchen conceals space for a dishwasher and storage. The kitchen has ceiling spots and target lighting above the Aga. An integrated fridge freezer and larder are all built into the kitchen with Shaker style cabinetry. The dining room has a large bi fold door cupboard with shelving and original wall finishes revealed inside. The original plasterwork is also left in tact on the ceiling. The windows are shuttered and painted in both rooms, Georgian restored windows at the front and new double glazed windows in the kitchen and WC. The dining room has an original restored pammet floor, the kitchen has new boards painted in a pale tint. There is under staircase storage in addition to the kitchen storage and a characterful WC with reclaim antique sink and brass taps and marbled wallpaper. A ping of bright graphic wallpaper anchors the design of the kitchen and the first floor landing down the main stairwell. The kitchen back door leads to the herb garden and outbuildings down a red brick path.
A substantial solid actual greenhouse that can be used as a sun room or dining room and is a freestanding structure with metal ties to the house. The reclaim brick floor has been laid in patterns to extend the view from the tunnel to the garden beyond. The wood frame is painted a deep grey (exterior finish) and is beautiful any time of day, any season. It is an excellent room for entertaining. There are plenty of sockets for additional heating and additional plug in lighting. There is power for a central rose light.
STAIRS TO FIRST FLOOR LANDING
Scrubbed raw timber, the original boards. Leading to the small landing with views overlooking the garden, barns and fields beyond.
Large family sized with a free standing iron bath and brass taps and antique sink on chest of drawers and marble top. The walls have been clad in handmade white tiles and a shaker style cupboard has plumbing for a washing machine and a condenser tumble dryerr leaving ample space for laundry and linen storage as well as the Worcester combi boiler. The room is double aspect to views to fields both sides of the property, each window has shutters. The floor and shutters are painted deep blue black and have new wide width floor boards.
BEDROOMS The bedrooms (3 on the first floor, 2 on the second floor) are all generous proportions and each have custom storage. Every bedroom overlooks countryside. The master bedroom is wallpapered in a light hand blocked bird on vine print and has a jib door to the ensuite which has a lime stone floor and slate tiled walls in the shower space - both with generous concealed storage. The second bedroom with original wide floorboards and original restored sash Georgian window, has been painted all white with matching shutters and large wardrobe. The third bedroom is panelled in the Shaker style painted a pale linen with matching concealed large storage and original wide floor boards restored and sealed with an original restored sash Georgian window. The landing has two additional separate staircases (with doors) leading to two further second floor bedrooms. The landing has new floor boards and everything is painted white. Both second floor bedrooms have painted beam ceilings, one is white and the other a pale sky blue wash, both have a new oak floor that follow the gentle undulation of the roof line. Both have dormer and flat windows so the rooms remain light and spacious. A drop of graphic wallpaper reaches from the landing to the kitchen, down the stairwell adding a shot of vivid colour.
OUTSIDE GARDENS & PARKING
The south facing garden has been professionally landscaped and incorporates five separate dining/relaxation areas according to the orientation of the sun. Lush planting, topiary hedging and various manageable trees. Paths have been bricked using the original barn bricks and there are gravelled areas for easy maintenance. Inspired by Provencal gardens the topiary garden is now fully established. The main borders to the house are well stocked and easy to maintain as they are concentrated areas of perennial planting. The metal work planters, lawn edges and gate have been made for the garden especially. The front garden is a sunny spot in the evenings and overlooks the small orchard and fields opposite. There is a bin store and shutters to the cinema room. A side gate leads to access to the garden, sheds and studio barns. The additional barn accommodation can be reach by the main house and garden or independently from the Lane with private parking and gated drive.
Currently an office space and also an artist studio these rooms are adaptable large spaces. they are insulated and have an independent boiler belonging to the accommodation barn for heating. Built in full height storage on both sides of the partition make this a very practical space. An antique stained glass window is in the office and bespoke metal frame doors lead from both rooms overlooking the garden. Dimmer ceiling spot lights light the space efficiently.
As featured in The Guardian's top 5 Cool Cottages in Suffolk! offers potential as a business opportunity (holiday rental or office space) or as additional guest accommodation. With a large open plan living space, galley kitchen and dining area, bathroom and large bedroom all the rooms are full height with beamed ceilings. This becomes a very useful, potentially profitable space in addition to the house. There are reclaim crittle windows in the dining area and bespoke metal doors from the bedroom and sitting room to separate sun decks. Private parking and topiary garden with power for exterior lighting.
The property has been recently upgraded and now receives good Wi Fi, the additional barn is on Sky and there is alarm security system for the studios and house, the property is on mains gas, water and electricity, dimmer ceiling lights throughout, power has been installed for plug in string garden lighting,
All windows and stone work and greenhouse have been repaired and repainted, interior house redecorated 2016, house and studios new integral wall and roof insulation, new plaster, re wired and re plumbed, re roofed with original tiles (house), new double glazed windows at rear, original Georgian windows restored at front, restored floor boards where possible, new engineered oak floor boards for remainder, reclaim brick floors in greenhouse and gites bedroom, limestone floor ensuite.
Kitchen Gas Aga, microwave combo oven, dishwasher, fridge freezer. washing machine, tumble dryer, boiler, BARN CONVERSION electric hob cooker, fridge freezer, dishwasher, boiler,
AMMENITIES & SCHOOLS
Darsham Train station is 2 miles away with trains to London, Woodbridge, Ipswich and Norwich, there is also a local bus service. The choice of both state and public education is excellent and all in close reach. A popular nursery school is in Sibton 5mins drive away, also a primary school in Yoxford with additional good choice beyond. An excellent primary school Sir Robert Hitchams CEVAP and outstanding secondary state school Thomas Mills High School are both in Framlingham, 15 minutes drive. Renowned public schools, Brandeston and Framlingham College, 15-25mins drive. Woodbridge primary and secondary schools and Farlingaye High School are within 30mins drive. To relax Yoxford has two tennis courts, village hall with sports clubs, High Lodge Darsham which offers fascility for fishing, shooting and golf in 100 acres of woodland, RSPB Minsmere 5.6 miles away, cinemas within 15 mins drive include Halesworth, Leiston and Aldeburgh. Horse riding available locally. Ipswich has many options also available. Also there is Darsham nursery, shop and licenced Café whcih has been widely praised in the national press, its light, airy dining room and small outdoor terrace make a great place to buy plants and dine just around the corner.
ABOUT YOXFORD & NEARBY
The village takes its name from a ford of what is referred to locally as the River Yox, which runs nearby. The name of the village means a ford where oxen can pass – as removing the ‘Y’ from the beginning of the name shows. Yoxford is surrounded on all sides by beautiful parklands - towards Peasenhall one can find Sibton Park, with a large fishing lake. In the village is Grove Park, and Rookery Park on the Leiston Road. Also surrounding Yoxford are extensively farmed areas (particularly fruit farms). These coupled with the parklands earns Yoxford the much-deserved title of ‘The Garden of Suffolk’. The next village Peasenhall has an excellent butcher and Emmetts Deli, large post office. Saxmundham has a Waitrose and Tesco and high street for additional shops, chemist etc.
The area is renound for the arts and culture and local festivals, they include Latitude Rock Pop Festival Henham Park, Ink Festival New Cut, Halesworth, The Bury Festival Bury St Edmunds, Lee Stock Festival Melford Hall Long Melford, Alive & V Dubbin Jimmy's Farm Ipswich, FolkEast Glemham Hall Grounds, Maui Waui Leiston, Snape Maltings concert halls, High Tide Performing arts Festival Aldeburgh, Aldeburgh Literary Festival, Flispside Brazilian arts and Literature Festival Snape Maltings, Aldeburgh Food and Drink Festival etc!
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From the horse's mouth
Its great location means you wont feel too remote and you have the best of what the country has to offer. Although the property is around 300 years old it has been designed to offer the best of historic style with a real contemporary and comfortable feel. With a parking for three cars and the option to close gates to the front garden, the property is positioned on a quiet stretch of road. Inside, the Aga keeps the house constantly warm and its excellent insulation allows the central heating or open fires to add a boost quickly when needed. The huge greenhouse is a key entertaining and as a hangout space; in the chilly months with the effect of being outside you can sit cosy beside the log burner and watch the wind, rain or snow! come down. In warmer months its a light and energising space during the day, and great room for long suppers into the night looking at the beautifully lit garden. It is a remarkably easy house and garden to use while the overheads are low. The manageable gardens are interesting and sheltered with plenty of shed space and independent workshop/office/entertainment/cinema & games rooms. Plus the second barn offers an instant business opportunity for self catering accommodation or office space, it has private access and parking… or great simply as another space for guests to stay. The whole property works because it is a simple 15 minute drive to Dunwich, Aldeburgh and Southwold. Fantastic to have such beautiful towns and beaches a stones throw away while being nestled in a secure location. The small hamlet joins the lane that leads to Yoxford community wood and allotments and the village. The property is surrounded by a protected belt of rolling fields providing beautiful green views and walks. A short walk to the local shop (open till 8pm) two local pubs, three restaurants, Saturday bakery, cafe, post office, two antique shops, a new contemporary art gallery, book club, primary school, doctors surgery and village hall put the house in a gentle social hub or private location, depending on your needs. The demographic is broad : young families, professionals and spirited! retirees. A vibrant creative thread is evident in Yoxford with the option for an active involvement in the community should you want it - including a monthly farmers market, flower festival, annual arts festival, open gardens day, competitive! table tennis and dancing clubs etc.
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