Falcon Inn Road, Sotterley, Wrentham, NR34

A superb opportunity to develop, subject to planning permission, a cluster of traditional non-listed farm buildings to create a spectacular and spacious 3-bedroom single-dwelling contemporary barn conversion (2626 sq. ft gross internal space and 1152 sq. ft of outbuilding storage areas) with circa 1 acre of land. West End Barn comprises a cluster of former agricultural buildings located on the west side of Falcon Inn Road, approximately 1 mile southeast of the village of Sotterley. The site is situated in open countryside with open farmland to the rear.

The proposed scheme for which full planning permission is being sought will comprise:

Living room; Dining room; Kitchen/breakfast room; Reading room/study area; Three bedrooms; Three en-suite bathrooms; Guest bathroom; Boot room; Utility room; Cloakroom; Two substantial outbuilding store room wings; Courtyard terrace.

Total Gross Internal Area = 244.0 m² (2626 sq. ft)
Total Gross Internal Out Building Storage Area = 107.1 m² (1152 sq. ft)

The proposal would see the conversion of the existing central, double height barn to become the main living area, and to convert two single storey attached wings on the west and eastern sides, to further living accommodation. The proposed site would provide two courtyards either side of the central barn, with three parking spaces on a driveway accessed from Falcon Inn Road to the north and a large residential curtilage to the rear (west) of the site. Two single storey leans to would be demolished to create one of the courtyards. Internally, 3 bedrooms are proposed in the eastern wing and kitchen/dining room/entrance lobby boot room and lobby/utility room would be formed in the western wing.

The materials proposed include: zinc to the double height central barn, vertical and horizontal timber boarding stained black, timber exposed rafter, fascia and soffit stained grey, gutters and downpipes uPVC black and zinc to barn, timber joinery stained grey and London Stock red brickwork.

The property is located equidistant between the villages of Sotterley & Wrentham. Wrentham has two public houses, a general store, tennis courts, bowls club and is within a mile and a half of the coast at Covehithe. Five miles to the south is the renowned coastal town of Southwold, a premier holiday destination on the Suffolk Heritage Coast, a designated Area of Outstanding Natural Beauty. The nearby attractive market towns of Beccles and Halesworth are just six miles away, with train connections to London.

Directions:

Traveling north on the A12, after passing through Frostenden, turn left into Guildhall Road (signposted: Wrentham Church / Henstead (B1127) / Beccles Heliport). Approximately 1 mile arrive at a junction – turn left onto Falcon Inn Road. Stay on Falcon Inn Road/West End for approx. 2 miles and take first available Right-hand Road.  After 2 mins or so you will arrive at West End Barn on the left-hand side.

What3words location:

(sizzled.placidly.path)

 

Agent’s note:

A formal planning application for the proposed scheme is about to be submitted (June 2024).

NB a pre-application planning submission ref: DC/22/4849/PREAPP which proposed a change of use of traditional farm buildings to single residential dwelling received a positive response from East Suffolk Council (13^th February 2023). The Pre-app response is available upon request.

Excerpts from the response:

·        The building is locally distinctive and of architectural merit;

·        The conversion requires only minimal alteration;

·        The design maintains or enhances the structure, form, and character of the rural building;

·        The creation of a residential curtilage does not have a harmful effect on the character of the countryside or settlement;

·        The conversion enhances the immediate setting of the area;

·        The site is served by an appropriate existing access; and

·       The development when considered cumulatively with other developments in the countryside would not result in a level of development which would be contrary to the strategy outlined in Policies WLP1.1 and WLP7.1

This complex of barns is not identified as a designated heritage asset and the buildings are not of any particular architectural merit.

Based on the submitted information, the barns are of traditional form and design. There is a
central, weather boarded double height pitch roof barn with metal corrugate roof, an open sided shelter to the east, constructed from brick with a red pantile roof, a stable block constructed from red brick with red pantile roof, and numerous other smaller outbuildings of similar design and construction.

Subject to the submission of a structural survey, the buildings appear to be capable of conversion, without requiring substantial demolition and only minimal alteration to enable their conversion to residential use.

It is considered that the principle of conversion is acceptable.

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Agent's note:

The owner is in the process of submitting a full planning application (June 2024) for residential conversion of the barn. It is anticipated that given the positive response from the previous Pre-App and amendments to the design drawings (to reflect the Pre-App reply), that planning is likely to progress without hindrance. Interested parties must conduct their own due diligence and take professional opinion on all aspects of the proposed scheme.

The red line shown on the drone photos is indicative of the boundary plan. Not to scale for illustration only.

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Guide price: £285,000 subject to contract

Tenure: Freehold