WHEATLEY LOWER HAUGH LANE WOODBRIDGE SUFFOLK 26 CHURCH STREET WOODBRIDGE SUFFOLK IP12 1DP T. 01394 382263 F. 01394 383030 www.nsf.co.uk

The rear of the property

The Bathroom Bedroom

The terraced vegetables, herbs and shrub bordersThe Terrace and Garden

The Sitting Room The Study

The Dining Room The Kitchen-Breakfast Room

Floor Plans & EPC Graph

WHEATLEYLOWER HAUGH LANE WOODBRIDGE SUFFOLK IP12 4NJ

A detached four bedroom house occupying a mature site of about one third of an acre s.t.s.with possible development potential subject to obtaining all the necessary consents

HALL - CLOAKROOM - SITTING ROOM - STUDY - DINING ROOM KITCHEN-BREAKFAST ROOM - UTILITY ROOM

4 BEDROOMS ONE EN-SUITE SHOWER ROOM - FAMILY BATHROOM GARAGE - GARDEN

Offers in the region of £585,000

Messrs Neals or themselves and for the vendors or lessors of this property whose agents they are give notice that: (i) the particulars are set out as a general outline only for the guidance of intending purchasers or lessees, and do not constitute, nor constitute part of, an offer or contract; (ii)all descriptions, dimensions, references to condition to and necessary permissions for use and occupation, and other details are given without responsibility and any intending purchasers or tenants should not rely on them as statements or representations of fact but must satisfy themselvesby inspection or otherwise as to the correctness of each of them; (iii) no person in the employment of Messrs Neals has any authority to make or give any representation or warranty whatever in relation to this property.

The property was built in the 1960’s and the architectural style is reminiscent of the periodwith large windows creating a light and airy interior. The current owners have been in theproperty for about thirty years or so and have maintained the property and endeavouredto reduce energy costs. In addition to the cavity and loft insulation, Everest double glazinghas been installed and solar panels have been added to the roof slope to supplement thehot water system. In addition photovoltaic panels have also been installed generatingelectricity for the property and revenue from the over capacity which goes to the Grid. Thehouse sits in a roughly triangular shaped plot approached by Lower Haugh Lane whichleads off from Bredfield Street across the face of the gates which give access into QueensHouse the pre-prep department of Woodbridge School. The access leads up from the endof the Lane which narrows into a footpath width beyond. There is a sizeable lawn besidethe house which might be suitable for further development, subject to obtaining allnecessary consents. A covenant against additional development was included in the legaldocumentation when the site was originally sold in the 1960s. On the other side of thehouse there is a raised decked terrace adjoining the Sitting Room and at a lower level apaved terrace which might be suitable for alfresco dining and has a pond to one side. Theland continues and within this area there are soft fruits including red and black currants,gooseberries, as well as cordon apples and a cherry. The area behind the house is largelyterraced enclosed by sleeper walls with beds planted with a variety of shrubs, flowers,

herbs and vegetables with pathways in-between and a high level path at the top of thebank which passes in front of the Summer House. Internally the accommodation issensibly arranged on two floors with a large main Reception Room, separate Dining Roomand a Study which was fitted by Neville Johnson. The long Kitchen-Breakfast Room at theback of the house has a separate Utility Room to one end. On the first floor the fourBedrooms are served by an En-Suite Shower Room as well as a Family Bathroom, both ofwhich have been refitted in recent years. Wheatley is within walking distance of the centreof the town which has many facilities to offer. These include a variety of specialistindependent retailers trading alongside the national names and there are a variety ofrestaurants, two hotels, a library, swimming pool, cinema and a railway station. There areconnections from Woodbridge running through to Ipswich, Suffolk’s county town, withfrequent services to London’s Liverpool Street station. Woodbridge is located on the westbank of the River Deben, a stretch of tidal water, much enjoyed by those who sail and rowand for the less energetic there are appealing walks along the river bank between KysonPoint and Melton, the route passing the historic Tide Mill, Quay and Marina. Thepicturesque Suffolk countryside provides many attractive walks and rides and for thosekeen on golf there are a number of courses found both inland and on the coast. Theproximity of Snape Maltings Concert Hall home to the internationally famous AldeburghFestival is a further attraction of the area.

WHEATLEYLOWER HAUGH LANE WOODBRIDGE SUFFOLK IP12 4NJ

A detached four bedroom house occupying a mature site of about one third of an acre s.t.s.with possible development potential subject to obtaining all the necessary consents

Canopy porch outside the sealed double glazed front doorwith matching side panel, the door opening into

THE HALLwith the staircase rising to one side, fitted mat well andcarpet, radiator, telephone point, coved ceiling, built-in coatand storage cupboard, smoke detector, wall mountedthermostat and doors to

THE CLOAKROOM with a pedestal basin with tiled splashback and bevelledmirror above, WC, tubular electric heated towel rail, sealeddouble glazed window and fitted carpet.

THE SITTING ROOM about 21ft 11ins by 12ft 8ins the fireplace with oaksurround and mantel, granite insert and hearth. Widesealed double glazed windows on either side each with athermostatically controlled radiator below. Vertical blinds tothe two windows and to the bifold doors which open on tothe decked terrace, adjustable book shelves to one wall,aerial connection, coved ceiling and fitted carpet. A door toone corner of the room opens into

THE STUDYabout 8ft 11ins by 8ft 10ins fitted by Neville Johnson with ashaped desk and filing and storage drawers and shelves toone end and with further bookshelves along one wall withadjustable shelving. Radiator, telephone point, fitted carpetand vertical blinds to the sealed double glazed windowswhich overlook the decked terrace and garden.

THE DINING ROOM about 14ft 4ins by 10ft 1ins with vertical blinds to the sealeddouble glazed wide window on the front elevation andsimilar blinds to the side window. Radiator with thermostat,pine boarded floor, coved ceiling and deep built-in storagecupboard enclosed by double doors.

THE KITCHEN-BREAKFAST ROOM about 22ft 1ins by 9ft with a long worktop along the backwall of the house with two wide sealed double glazedwindows each with a roller blind. Stainless steel sink withdouble draining boards, cupboard below, plumbingconnections to one side for a washing machine and on theother for a dishwasher. Built-in cupboards to one sideconcealing the Domextra water softener with a drawerabove. Further drawer and cupboard units extend to forman L-shape with a space for a cooker and range of wallcupboards at one end, the central part with small panedglazed doors. Two radiators with thermostats, coved ceiling,vinyl flooring and Worcester Danesmoor 15/19 oil boiler atone end of the room with programmer. Telephone point. Aglazed and panelled door opens into

THE UTILITY ROOM about 10ft 10ins by 3ft 9ins with a window to the rear andglazed and panelled door to the garden, space for a chest

freezer with double wall cupboard above and walk-in metercupboard housing the Platinum Inverter for the panelssupplying electricity to the house and to the Grid.

The staircase, with fitted carpet, rises to the Landing withfitted carpet, vertical blinds to the sealed double glazedwindow at the head of the stairs. Smoke detector and trapdoor with retractable ladder to the insulated and partlyboarded roof space.

BEDROOM 1 & EN-SUITE SHOWER ROOMTHE BEDROOM measuring about 16ft 1ins by 9ft 5ins withvertical blinds to the wide sealed double glazed windowsfrom where there are views towards Woodbridge Schoolgrounds and down Lower Haugh Lane. Radiator withthermostat, TV aerial socket, telephone point, coved ceilingand fitted carpet. Built-in wardrobe with hanging rail andshelf and panelled door into THE EN-SUITE SHOWER ROOMwith a corner shower with Mira Excel control, vanity basinwith cupboard below, tiling and mirror above, WC, verticalheated towel rail with thermostat, extractor fan and tiledfloor.

BEDROOM 2 about 12ft 9ins by 8ft 11ins with vertical blinds to the sealeddouble glazed windows on two sides, radiator withthermostat, aerial connection, coved ceiling and fittedcarpet.

BEDROOM 3 of slight L shape the maximum dimensions in each directionbeing about 11ft 8ins by 8ft 11ins maximum overall.Vertical blind to the sealed double glazed window on therear elevation, radiator with thermostat and vinyl flooring.

BEDROOM 4 about 8ft 11ins by 8ft 10ins with a vertical blind to thesealed double glazed window which looks up the sidegarden, radiator with thermostat, coved ceiling and fittedcarpet.

THE FAMILY BATHROOM has been refitted with a panelled bath with Miraindependent shower to one end, glass screen, vanity basinwith cupboards below and WC to one end with concealedcistern, extractor fan, radiator with thermostat, chromiumplated heated towel rail, tall wall mirror, downlighters, rollerblind to the sealed double glazed window, tiled floor and abuilt-in Airing Cupboard with preinsulated cylinder, dualimmersion heater, slatted shelves and programmer.

THE SERVICES Mains electricity on Economy 7, water and drainage.Heating from the Worcester Danesmoor oil boiler.Additional supply of hot water via the solar panels andelectric supply augmented by the PV panels on the roofwhich supply the property with any additional capacitypassing to the Grid. Water softener. Dual immersion heater.Aerial connections. Telephone points.

THE GARAGE is of sectional construction beneath a flat roof and has an upand over door, concrete floor, coal bunker, light and powerconnected.

THE GARDEN the approach for the property is from Lower Haugh Lanewhich in turn is accessed from Bredfield Street passing acrossthe gates to Queens House, the pre-prep department ofWoodbridge School. The Lane continues to the tarmac drivewhich leads up to the area outside the garage and the frontdoor. There is a roughly triangular shaped lawn to one sidewith a prolific walnut tree and with pear, quince, apple andcrab apple alongside the boundary wall with theneighbouring property. Behind the lawn there is a broadwell stocked border with a variety of flowers and shrubsbacked by a hedge. On the opposite side of the drive thereis a crescent shaped area of grass, again bounded by ahedge and with a fine magnolia as well as shrubs andground cover plants. A path leads between the house andthe garage round to the rear garden where there is a pavedterrace backed by a brick edged border, the area beyondrising up the bank being cleverly terraced with bedscontained within sleeper walls and incorporating paths atvarying levels. The path at the upper level passes in front ofthe Summer House. The beds have ground cover shrubs andspace for vegetables. The terrace is divided from thevegetable garden by a trellis and arch with a paved pathleading through the vegetable beds with soft fruits to oneside and an aluminium framed span roof greenhouse withlight and power. There are cordon fruits as well as anextensive cage for vegetables and additional soft fruits.There is a timber and felt roofed garden store with stepsclose by leading up to the path around the perimeter of theterraced garden. To one end of the house there is a timberdecked terrace which traverses a pond at a lower levelaround which there is a paved terrace which is ideal foralfresco dining. A gate to one corner leads round to thefront of the house where there is a security light. Outsidetap.

IMPORTANT NOTEThe services, equipment, apparatus and appliances have notbeen tested. Prospective purchasers must satisfy themselveseither by inspection or preferably by seeking advice fromsuitably qualified people to the efficiency, condition, fitnessfor purpose of the equipment, fixed apparatus, appliances orservices.

COUNCIL TAX Band F

TENURE Freehold with VACANT POSSESSION VIEWING Strictly by prior appointment with the Agents.

REFERENCE J 12460 040116