Barn conversion for sale in Newbourne Road, Hemley, Woodbridge IP12

Summary
Church Farm Lodge is the Goldfinger Architects family home sensitively converted from old agricultural buildings. The 1998 new build East Wing is a smaller attached but separate dwelling, which was in a single continuous rental
since its construction.

Description
Hemley is a hamlet in a sought after and enviable rural Suffolk location between the desirable villages of Newbourne and Waldringfield. It is very close to the popular market town of Woodbridge and the seaside at Felixstowe.

The home was developed to provide a series of adaptable integrated accommodation for living and working from home, as well as guests, extended family and/or staff and carers.

On a third acre plot, both extensive single storey dwellings have been designed around a series of mature gardens and water features to maximise views over the surrounding Area of Outstanding Natural Beauty at the River Deben.

Distinctive features of the properties include the notably above average sizes of all principal rooms and the high vaulted ceilings throughout. The design heightens daylight and views of the mature walled gardens.

Both houses have underfloor heating throughout (except the Summer Room in the Lodge) a high eco-spec and are well insulated. The Lodge is triple glazed and East Wing double.

As offered the property is well suited to numerous lifestyle preferences. It has potential for further development. Due to its unique characteristics viewing is highly recommended.

Church Farm Lodge

Portico, Patio & Garden
The patio & Entrance Garden is separated from parking on the gravel drive by the portico, to form a sunny courtyard. There is a path to the Main Entrance & Secondary Access direct to the Primary Suite and walled Bedroom Garden.
The Portico also houses garden store and air sourced heat pump. Photovoltaics are neatly integrated on the south facing mono-pitched roof over.

Main Entrance 8' 4" x 6' 6" ( 2.54m x 1.98m )
Spacious, with picture window directly ahead to the Atrium Pool, bespoke double floor to ceiling pivot doors access the Living Room. Two steps lead to the Cloak Room & Library. Hanging and boot space is recessed behind front door.
Modern large format high gloss porcelain floor tiles match the styles in the
kitchen, cloak, bath & shower rooms in Lodge. Elsewhere, oak effect timber
laminated flooring is used throughout.

Cloakroom 4' 11" x 5' ( 1.50m x 1.52m )
Two-piece suite comprising low level WC and neatly recessed floating basin. Bright, due to the tall window with low sill and chamfered recess which is a design feature repeated all along this façade.

Living Room ( Reception1) 19' 1" x 13' 9" ( 5.82m x 4.19m )
The heart of the house, distinguishing features include large south facing picture windows to the Atrium to reflect daylight onto the high vaulted timber ceilings; it forms part of an impressive 30’7” x 13’9” (4152 ft) space incorporating the kitchen and dining room.
Window to the Patio and Entrance Garden faces west catching afternoon & evening sun. Adjacent is a wood burning stove.

Kitchen & Dining Room 13' 9" x 10' 8" ( 4.19m x 3.25m )
To one side this sizable space is dominated by an impressive floor to ceiling sliding window facing west. During fine weather this can be partially or completely opened.
U-shaped layout, all appliances are fully integrated. It incorporates a sizable walk-in larder/wine store (4’6” x 3’5” / 1.37m x 1.04m) where underfloor heating is omitted. Worktops are oak.
Double stainless-steel sink with mixer & five ring induction cooker are on main worktop: With dishwasher and wide format drawers under counter, and storage cupboards (with extractor hood) above.
To one side larder door, integrated fridge, freezer, double oven & microwave. To the other, double height counter with cupboards under forms separation to living room, where there is bespoke oak shelving on the other side.

Primary Suite 15' 1" x 13' 4" ( 4.60m x 4.06m )
Handsomely proportioned; accessed by a bespoke floor to ceiling pivot door via a bright passageway at the Secondary Entrance. Another large sliding floor to ceiling window can be opened directly into the secluded walled Bedroom Garden. Smaller windows are quirkily recessed into the deep external walls.
It has two large built in wardrobes (the larger with extra depth) with an additional cupboard in the entranceway.

En-Suite 9' 1" x 5' 7" ( 2.77m x 1.70m )
Skylit, the master bath & shower room is bright spacious and lofty with full height vaulted ceilings. Four-piece suite comprising double walk-in shower, sunken bath, low level WC and floating handbasin. Tiling is ash grey.

Library ( Reception 2/ Bed 5) 19' 1" Max x 17' 2" Max ( 5.82m Max x 5.23m Max )
With a staggered plan, this bright impressive room is fully vaulted with exposed timber beams and incorporates a ‘gaming snug’ in the mezzanine accessed by a stair in one corner. Benefitting from large windows with multiple orientations, as in the Living Room the Atrium Pool reflects light all around.
The room has been designed so that a large fifth bedroom can be located here.

Hallway
Quirkily, the passage (that distributes to bedrooms 2 & 3 and shower room) has ceilings extending to full height of vault. A handy ‘concealed’ cleaning cupboard is located under stairs.

Bedroom Two 12' 1" x 8' 4" ( 3.68m x 2.54m )
Well-proportioned double bedroom with mono-pitch vault, orientated towards the main garden spaces, daylighting via the large ‘feature’ double windows is enhanced by the chamfer and location of cascading water feature outside.

Bedroom Three 17' 2" x 12' 7" ( 5.23m x 3.84m )
This large and handsomely proportioned double bedroom enjoys same aspect as bedroom 2 over water feature towards the gardens. With exposed beams and double vaulted ceilings.

Room has been designed so that an ensuite/dressing room could be made here.

Shower 1 12' 1" x 4' 1" ( 3.68m x 1.24m )
Linear design with double pan walk-in shower, countertop recessed vanity wash hand basin and low-level WC. Shower separated from countertop by narrow integrated storage; under is washing machine/drier and storage cupboards.

Plant Room 5' 1" x 4' 1" ( 1.55m x 1.24m )
Services run at low level along far wall so that it can be converted to utility room.

Summer Room ( Reception Three) 23' 9" x 18' 8" ( 7.24m x 5.69m )
This stunning room has exposed beams full vaulted ceilings and glazed bi-fold doors which open onto the garden lawn. Originally designed as garage, the current owners have used it as a workshop.

The Studio ( Reception Four) 25' 6" x 17' 1" ( 7.77m x 5.21m )
With exposed beams full and full vaulted ceilings, this imposing 45 sq ft multifunctional room was designed as a part of living space for long term guest accommodation, with its own segregated entrance via the Garden Entry.
Bright with two large double window and further direct garden access. It has numerous options for further development.

Studio Bedroom ( Bedroom Four) 12' 1" x 8' 4" ( 3.68m x 2.54m )
Well-proportioned double bedroom with mono-pitch vault, orientated towards the main garden spaces, daylighting via the large ‘feature’ double windows is enhanced by the chamfer and location of cascading water feature outside.

Studio Shower 12' 1" x 4' 1" ( 3.68m x 1.24m )
With modern varnished marine ply and ceramic tile design. Double pan walk-in shower, floating vanity wash hand basin with drawers under and low-level WC.

The East Wing

Covered Porch 13' 4" x 12' 8" ( 4.06m x 3.86m )
Principal access to the East Wing is via the voluminous timber vaulted covered porch, which also contains a sizable 3’11” x 3’ (1.2m x 0.93m) garden store. Opposite are parking spaces off the gravel drive.

Main & Inner Halls 20' 7" x 7' 9" ( 6.27m x 2.36m )
These segregate the bath and bedrooms from the living rooms and are in turn separated by a 10’11” long utility passageway.
The Main Hall is large (10’2” x 7’9”/3.09 x 2.36m) allowing multiple furnishing options. Beech effect timber laminate flooring is as throughout the house (except the tiled bathroom & slate conservatory) and is new. Coir mat is recessed; inner and front doors are glazed.
The Inner Hall is smaller (7’7” x 5’8” /2.30m x 1.73m) but still spacious lending itself to additional uses such as a home office/study area.
The Utility Passage connecting both halls has high storage cupboards either side. There is a set-back countertop 5’8” (1.73m) long with basin and plumbed space for washing machine drier.
The ceilings are all vaulted with exposed solid structural timbers, a striking design feature throughout.

Living Room ( Reception Five) 20' 2" Max x 12' 5" Max ( 6.15m Max x 3.78m Max )
The Living Room combined with the kitchen and dining room. Forms part of a larger single 4052 ft open plan living space. With its south and west orientations this bright room heightens timber ridge and vault.
There is direct access via glazed doors both to the front garden and another to the Conservatory Garden, where there is an additional south facing window.

Kitchen & Dining 20' 2" x 8' ( 6.15m x 2.44m )
Access from the Main Hall is by a half-light glazed door, beside the fridge and
freezer space. Opposite is the dining space with French doors to the conservatory. Additional worktops could be installed along wall adjacent to sink worktop if desired.
Appliances include hob with mechanical extract over, & single oven. There is a new 1.5 bowl stainless steel basin with drainer and plumbed space for 60cm dishwasher below.

Main Bedroom ( Bedroom 5/6) 12' 5" x 10' 9" ( 3.78m x 3.28m )
A generously proportioned double bedroom. There is a glazed door opening to the drive and garden and window in the gable wall. Additionally, it has a large built-in wardrobe.

Bedroom ( Bedroom 6/7) 12' 5" x 10' 9" ( 3.78m x 3.28m )
Smaller double bedroom, also with glazed door opening to the drive and garden and window to the porch with a large built-in wardrobe, with additional storage at high level.

Conservatory
Versatile space with slate floors this very bright room leads to the boiler cupboard and an additional store. Conveniently location between the conservatory garden and the dining area.
With underfloor heating and double-glazed French doors (& roof) this could be used as a second reception room for the East Wing.

Bathroom
Fully refurbished in 2022 following termination of tenancy, this compact bathroom with three-piece suite is finished in a modern plywood and light ceramic tiles.

1. Money laundering regulations: Intending purchasers will be asked to produce identification documentation at a later stage and we would ask for your co-operation in order that there will be no delay in agreeing the sale.
2. General: While we endeavour to make our sales particulars fair, accurate and reliable, they are only a general guide to the property and, accordingly, if there is any point which is of particular importance to you, please contact the office and we will be pleased to check the position for you, especially if you are contemplating travelling some distance to view the property.
3. The measurements indicated are supplied for guidance only and as such must be considered incorrect.
4. Services: Please note we have not tested the services or any of the equipment or appliances in this property, accordingly we strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.
5. These particulars are issued in good faith but do not constitute representations of fact or form part of any offer or contract. The matters referred to in these particulars should be independently verified by prospective buyers or tenants. Neither sequence (UK) limited nor any of its employees or agents has any authority to make or give any representation or warranty whatever in relation to this property.