Location

Situated in a secluded position in undulating farmland south of Bury St Edmunds, Rookwood Hall enjoys unspoilt views out over its own surrounding land. The approach to the Hall is made from a long private drive from the public highway heading north from the southern end of the estate. Arriving at the Hall through a pair of wrought iron gates, virtually no other properties are visible.

Rookwood Hall sits to the west of Stanningfield, a small village just off the A134, between Bury St Edmunds to the north and ultimately Sudbury to the south. Bury St Edmunds offers extensive amenities including retail, leisure and transport links to London via Cambridge. The A14 is a major trunk road which can be joined at Bury St Edmunds and links to the A11/M11 near Cambridge providing good road access to the national road network. Stansted Airport operates an extensive domestic and international schedule and is conveniently accessible by road and rail.

Description

Since its completion in 2002, Rookwood Hall has become established as a fine home at the heart of a very impressive and well equipped estate. Set amongst rolling farmland in a most attractive part of Suffolk, the property offers seclusion and privacy as well as wide ranging facilities.

Whether seeking a rural retreat, an opportunity to farm or a diversified business proposition, Rookwood Hall will suit all equally well. Alongside its obvious charm as a home, the farmland and buildings are of requisite quality and scale to be operated commercially, either in-hand or by a third party. As well as a clear commercial opportunity, the attractive landscape and woodland will provide a new owner with countless avenues for sporting and leisure activities.

There are few finer, ring fenced amenity farms presented to such a high standard with such flexible facilities.

THE HALL
Construction of Rookwood Hall was started by the previous owners in the late 1990s and completed by the current owners in the early twenty first century following their acquisition of the estate. Combining the charm of classic historic house design with the obvious benefit of modern construction, the Hall further benefited from a high-quality, Danish inspired finish. The ground floor provides light and spacious accommodation taking advantage of the southern aspect, enhanced in 2018 by the addition of a traditionally built mahogany Orangery.

The first floor cleverly places two principal bedrooms on the southern elevation, one as part of a 'master suite', as well as a large gallery at the top of the stairs, allowing enjoyment of the far reaching views over the gardens and parkland. The Hall provides a total of five bedrooms (two with en-suite bathrooms) and a family bathroom in its current configuration but if further accommodation was required, the Vendor has prepared plans for conversion of the attic space to provide an additional three bedrooms which, subject to the necessary planning consent, could be carried out. Plans of the proposed layout are included in the Data Room.

The addition of an extensive pool complex further adds to the Hall's appeal, offering indoor swimming throughout the year and an outdoor feel for the summer, with multiple double doors opening out on to a substantial decked terrace capturing views over the garden and parkland beyond. The pool and jacuzzi are heated from an indoor plant room with a sauna and changing facilities adjacent.

The Hall is serviced by a range of high quality outbuildings including a large 4-bay garage. Being oversized in all dimensions, it is more than large enough to accommodate 5 conventionally sized cars or 4 particularly large cars with ample room remaining to the front and rear of the building.

In addition to the garage is a large annexe which could quite conceivably be converted to form a second dwelling, subject to the necessary planning consents. The ground floor is currently used as a well-equipped workshop with painted concrete floors and three large double-door accesses whilst the first floor is used as a sewing room, office and games room with its own external staircase. Any workshop equipment including post lifts and ramps are considered fittings and therefore excluded from the sale but available to a Purchaser under separate negotiation.

The gardens and grounds surrounding the Hall are maturing well and are predominantly laid to lawn with hedges and specimen trees placed neatly throughout as can be seen primarily to the south west of the Hall. Behind and to the west of Rookwood Hall is an appealing block of woodland, through which tracks lead down the side of a small valley to an old quarry and meandering paths through meadow and woodland. The Hall is not listed but planning consent for its construction was granted subject to an Agricultural Occupancy Restriction which is detailed further under General Remarks and stipulations herein.

FARM BUILDINGS
A range of modern farm buildings sit to the north of Rookwood Hall, accessed along a tarmac drive and set within a large concrete apron. They provide high quality storage for machinery, crops seed and fertilisers.

LAND
The land at Rookwood Hall surrounds the residential core and the yard and is easily accessed from the main drive forming the spine of the estate. The fields are of sufficient scale and shape to enable economic application of modern farming operations.

The soils vary across the farm, with about half being classified on the Soil Map of England and Wales as Grade 2 and about half Grade 3. The soils are of the Hanslope series, a calcareous clay loam most suited to the growing of conventional cereal crops. The Vendor has farmed the land accordingly on an in-hand basis but with operations being carried out by a local contractor who it is understood would be pleased to continue to farm the land for the Purchaser.

The land drains naturally through ditches with the undulation of the terrain but the Vendor is unaware of any additional land drains.

Separately to the sale of Rookwood Hall, a neighbouring landowner is offering a block of about 289 acres for sale which immediately adjoins Rookwood Hall on the western boundary. Although not advertised, a further 239 acres could also be available to extend Rookwood Hall to a total of about 794 acres.

FOR MORE DETAILED INFORMATION ABOUT ROOKWOOD HALL PLEASE DOWNLOAD THE PDF BROCHURE AND CONTACT US FOR ACCESS TO THE DATA ROOM