About this property


INTRODUCTION The sale of Simms Farm provides an increasingly rare opportunity to purchase a traditional residential farm predominantly contained within a ring-fenced block and located in a quiet yet accessible area of West Suffolk. The farmhouse is surrounded by established grassland parcels, and the farm buildings provide scope for a range of alternative uses (subject to planning) with one of the period barns having previously been granted planning permission for residential conversion in 2011. The property is offered for sale without Overage.

The arable land has been farmed by the same local contractor for over 20 years on a Contract Farming Agreement.

Simms Farm is located approximately 1 mile east of the village of Kedington and to the west of the hamlet of Brockley Green, in Suffolk. The property is approximately 4 miles east of the large historic village of Clare, 21 miles south-east of the University City of Cambridge and 17 miles south-west of Bury St. Edmunds.

Kedington benefits from a range of amenities including a convenience store, public house, doctor’s surgery, community centre, pre-school and a number of local businesses. The village is in close proximity to the A143 and A1017. The nearest railway station is at Dullingham providing direct connections to Cambridge, Bury St Edmunds and Ipswich.

DESCRIPTION The property is approached over Simms Lane which is a minor local road that dissects the holding and provides direct access to the houses, buildings and land.

SIMMS FARMHOUSE Simms Farmhouse is a detached 4-bedroom Victorian farmhouse dating back to circa 1840 of traditional solid red brick construction, beneath a pitched tiled peg roof. The property retains a number of original features and would benefit from some improvement and modernisation.

The accommodation extends to 254 sq.m (2,734 sq.ft) and comprises:

Entrance Hall (2.1m x 2.7m max) with feature stained glass panels leading to Inner Hall

Kitchen (4.24m x 5.72m max) with a range of fitted pine base and wall units, stainless steel double sink and drainer, oil fired 2-door Aga, door to rear yard and stairs to first floor.

Dining Room (5.26m x 4.27m max) dual aspect with French doors to the front, open fireplace and built-in shelving.

Sitting Room (6.47m x 4.83m max) dual aspect, exposed beams, fireplace and enclosed staircase.

Living Room (6.93m x 3.37m) with softwood panelled ceiling and brick corner fire place.

Utility (3.25m 3.19m) range of base units, ceramic sink and drainer leading to Boot Room housing oil fired boiler with access to rear garden.

Cloakroom (4.2m x 3.6m) with shower and WC.

Rear Hallway with access to rear staircase.

Accommodation on the first floor comprises of;

Bedroom 1 (4.30m x 4.27m) with built-in wardrobes; Landing leading to Dressing Area – (4.82m x 2.56m) with built-in cupboards, providing access to the bathroom and Bedroom 2.

Bathroom (3.34m x 3.26m) part tiled with bath, pedestal wash hand basin, WC and towel rail.

Bedroom 2 (4.51m x 4.19m) built-in wardrobes with access to a further staircase.

Bedroom 3 (5.30m x 3.64m max) dual aspect with dormer to front elevation, UPVC windows and built-in wardrobes.

Bedroom 4 (4.58m x 3.19m max) with built-in wardrobe, airing cupboard and sink.

Outside the property stands in established gardens with a range a mature trees and shrubs, informal lawns and a large farm pond. The domestic outbuildings include the Farm Office, Generator Shed, Garden Store and former Poultry Shed.

EPC Rating F

WHYBERRIES COTTAGE Whyberries Cottage is set away from the main farmhouse and buildings and stands within its own good-sized plot with views over surrounding countryside. A detached period cottage of rendered brick construction under a pitched slate roof, with single storey side extension. The accommodation extends to 88 sq.m. (950 sq.ft.) and comprises;

Entrance Hall (3.84m x 2.72m max) with stairs to first floor;

Sitting Room (3.66m 4.08m) with UPVC window

Dining Room (3.31m x 2.78m) with corner fireplace.

Kitchen (3.74m x 2.78m) with a range of fitted base and wall units, stainless steel sink and drainer, access to rear porch.

Pantry (2.11m x 1.73m) with built-in shelving.

Bathroom and separate WC (3.76m x 2.11m) bath with electric shower over, pedestal wash hand basin, electric towel rail and separate WC.

Rear Porch with access to the rear garden. .

Accommodation on the first floor comprises of;

Bedroom 1 (3.52m x 3.66m max) UPVC window, built-in cupboard over stairs housing immersion heater and tank.

Bedroom 2 (3.31m x 3.66m max) accessed through Bedroom 1.

Outside the gardens are partially fenced and have a number of mature trees and informal lawns. A former stackyard (on the opposite side of Simms Lane) provides informal off road parking.

EPC Rating F

RANGE OF TRADITIONAL BUILDINGS The enclosed yard adjacent to the farmhouse provides an open storage and parking area leading to:

Former Stables (13m x 14m) red brick and tiled construction with a covered hard standing yard with a corrugated mono-pitched sheet roof and Lean-to (19m x 7m) timber frame and corrugated iron

Period Timber Framed Barn – (19m x 5m) plus mid-stray and further lean to additions under a corrugated iron roof covering. Planning permission (Ref: SE/11/0053) was granted on 24th March 2011 for conversion into a single dwelling, subject to various conditions. The approved scheme provided a 4 bedroom detached dwelling with associated accommodation, garaging and cart lodge within a 0.45 acre plot. The scheme required a number of outbuildings to be demolished to facilitate development and in August 2012 conditions were part discharged under Ref: DON(A)/11/0053. Planning permission has now lapsed.

Dutch Barn (18m x 7m) steel framed with corrugated iron and asbestos sheet cladding, concrete floor and full height sliding doors to both the western and southern aspect.

Cart Lodge (12.5m x 6.5m) 4 bay open fronted timber framed Cart Lodge with a corrugated iron roof and earth floor.

Straw Barn (14m x 7m max) Steel framed construction with a corrugated sheet pitched roof.

A further range of buildings opposite the farmhouse include:

Period timber framed barn (12m x 13m max) with mid-stray and later extensions. Full height double doors to the northern aspect.

General purpose store and workshop (12.5m x 5m) of part block and part timber clad construction under a shallow mono-pitched corrugated sheet roof. The general purpose store is open fronted whereby the workshop has a sliding sheet metal door with integrated pedestrian door.

Open fronted timber pole cart lodge (14m x 4m) of timber construction under a corrugated sheet roof and earth floor.

There is an underground fuel tank and pump in the yard.

ARABLE LAND The arable land extends to 138.87 acres and is gently undulating and contained predominantly in a ring-fenced block. The land is situated either side of Simms Lane which is a council adopted highway providing direct road frontage to a number of the field parcels.

The land is classified as Grade 2 and is of the Hanslope soil series of slowly permeable calcareous clayey soils. The land is farmed on a rotation of combinable crops including winter wheat and gluten free spring oats.

The boundaries are made up of a combination of hedgerows and ditches with a 5.48 acre woodland known as ‘Jollys Wood’ identified as an ancient woodland which adds to the amenity and environmental value of the land.

Land drainage has been installed where necessary and a regular programme of mole drainage is undertaken.

The recent cropping history can be found in the brochure.

GRASS PADDOCKS The main farmstead is surrounded by well-maintained grass paddocks which have a combination of mature hedgerows and stock fencing to the boundaries. The paddocks are connected to mains water and have been regularly cut for forage production.

There is a further 5.28 acre grass field on the edge of the village of Kedington, which has road frontage and a public footpath running along the eastern boundary.

GENERAL REMARKS AND STIPULATIONS TENURE AND POSSESSION Freehold with vacant possession on completion. The arable land will be left in stubble with straw either chopped and spread or baled and removed.

The land has been farmed by the same local contractor for in excess of 20 years, and the contractor has expressed an interest in continuing to farm the land for the new owner.

BASIC PAYMENT SCHEME AND GRANT SCHEMES The land has been claimed for Basic Payment Scheme entitlements and is registered on the Rural Land Register. The seller will retain the 2023 BPS payment and all historic delinked payments.

The purchaser(s) will be required to indemnify the seller with regard to any claim in respect of breach of cross compliance or any other relevant scheme regulations for the current year up until 31 December 2023.

The land is not currently entered into any environmental schemes.

ENVIRONMENTAL The yard adjoining the main Period Barn has been previously subject to a site contamination survey commissioned in March 2012. The results of the report highlighted that the area of the proposed barn conversion was at ‘medium risk’ due to the unacceptably high levels of hydrocarbons in certain areas of made up ground. The report concluded that decontamination works will be required to clean up the site before any residential development could commence.

There is a disused underground fuel tank in the yard opposite the farmhouse.

OUTGOINGS Simms Farmhouse - Council Tax Band G
Whyberries Cottage - Council Tax Band D

Environment Agency drainage rates are currently payable at the standard rates.

SPORTING, TIMBER AND MINERALS All sporting, timber and mineral rights are included in the sale insofar as they are owned.

WAYLEAVES, EASEMENTS, COVENANTS AND RIGHTS OF WAY The land is sold subject to and with the benefit of all existing wayleaves, easements, covenants and rights of way whether or not disclosed.

There is a public footpath along the eastern boundary of field parcel 2034.

VAT The land is not registered for VAT. However, if the sale of the property of any right attached to it is deemed a chargeable supply for the purpose of VAT, such tax shall be payable by the purchaser in addition to the sale price.

EXCHANGE AND COMPLETION Exchange of contracts shall be within 6 weeks of the purchaser(s) solicitor receiving a draft contract. Completion will be by agreement between the parties.

PLANS, AREAS AND SCHEDULES Plans attached to the particulars are based upon the Ordnance Survey and are for identification purposes only.

LOCAL AUTHORITY West Suffolk Council, West Suffolk House, Western Way, Bury St Edmunds, Suffolk, IP33 3YU

SOLICITORS Mishcon de Reya LLP, 4 Station Square, Cambridge, CB1 2GE

VIEWINGS AND FURTHER INFORMATION The land can be viewed by prior arrangement with the Sole Agents. For further information please contact Simon Gooderham or Jonathan Purkiss. Contact details can be found in the brochure.

As always, potential hazards exist on working farms and it is requested that all viewings are undertaken with care and regard to safety particularly with regard to any areas in and around buildings.

The residential postcode is CB9 7QP

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ANTI-MONEY LAUNDERING REGULATIONS Buyers will be required to provide proof of identity and address to the Selling Agent following acceptance of an offer (subject to contract) and prior to Solicitors being instructed.

AGENTS NOTES For clarification we wish to inform purchaser(s) that we have prepared these sales particulars as a general guide. None of the statements contained in these particulars as to the property shall be relied on as statements of fact. All measurements are given as a guide and no liability can be accepted for errors arising therefrom. The plan and acreages use gross acreages taken from the Ordnance Survey sheets and are for identification purposes only. The purchaser(s) shall be deemed to have full knowledge of the state and condition thereof and as to the ownership or any tree boundary or any part of the property. If communications, condition of the property, situation or such factors are of a particular importance to you please discuss these priorities with us before arranging an appointment to view. This should avoid a wasted journey. August 2023

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Clifton House, 1-2, Clifton Road, Cambridge, CB1 7EA, Cambridgeshire

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