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"Enjoying a secluded setting amidst enchanting walled gardens, a handsome Regency house with an impressive orangery.

Garden House enjoys a magical and enchanting setting within its walled gardens, which originally formed part of the formal landscaped grounds of Ashe Park. Dating from Regency times, the original building was thought to have been the summer house overlooking the formal gardens of the stately home. A unique and intriguing house with an appealing ambience, Garden House offers accommodation extending to nearly 3,000 sq ft including a stunning 42 ft orangery ideal for summer dining, with the added benefit of a large wood burner for winter use. The accommodation flows from a central hall, set off which is an elegant and well proportioned, triple aspect drawing room, with a south facing central door onto the gardens and an ornate fireplace surround. The dining room, with its parquet flooring, links to the orangery and the kitchen, with its traditional full height dressers and La Canche cooking range. Beyond, is a more recently added utility room and rear hallway. An atmospheric snug sitting room has a wood burner and links through a concealing door into the east wing with its three multi purpose rooms offering scope for use as studies, library or further bedrooms, together with a shower room and independent access.

On the first floor the south facing master bedroom has built in wardrobes and a glazed door onto a delightful veranda balcony from where views across the topiary gardens can be enjoyed. A second double bedroom overlooks the rear gardens and both share access to the main bathroom.

The property benefits from an oil fired central heating system, with underfloor heating in the rear hall and utility room.

OUTSIDE

Garden House is approached via a pair of large wooden gates, opening through the wall and accessing a shingled drive and parking area, fronting onto which is a lean to garage and potting shed range. The driveway continues to a further parking area beyond the house.

There is an extensive range of domestic and garden stores including secure workshops, multi purpose stores, together with a freezer store and dog kennel and run.

THE GARDENS AND GROUNDS

The mainly walled gardens are a significant feature of Garden House. Well kept lawns, ornamental canals, colourful herbaceous rose and shrub beds and borders, manicured yew hedging, and a plantation of Holme oak trees create an enchanting and magical setting for the house. Featured in a variety of books including The Painted Gardens by Penelope Hobhouse and Country Life s The Lost Gardens of England, they include an historic Yew oval and extensive topiary Yew colonnade which are subject to a Listing entry. There is a well managed area of kitchen garden, large chicken run and a large and impressive subterranean icehouse. In all the property extends to about 2.3 acres.

LOCATION

Located within the parish of Campsea Ashe, Garden House is just a few minutes drive from the centre of the village which has an impressive church and a well reputed local pub, whilst the restored rail station, with its well supported caf , offers regular rail services on the East Suffolk branch line connecting to the London main line rail services at Ipswich. Nearby Wickham Market 3.5 miles offers a good range of local shopping facilities, a primary school and health centre, together with easy access to the main A12 dual carriageway, which connects to the popular riverside town of Woodbridge 8 miles . The Suffolk Heritage Coastal Area, the Tunstall and Rendlesham Forests and the picturesque coastal village of Orford are easily accessed to the east.

DISTANCES

Campsea Ashe village centre with pub & rail station 2 miles
Tunstall & Rendlesham forests 3 & 5 miles
Orford & the Suffolk Coast 7 miles
Wickham Market & A12 3.5 miles
Woodbridge 8 miles

DIRECTIONS IP13 0QB

From the A12 drive in a north easterly direction. Proceed beyond the turning off to Wickham market and at the next junction signed to Framlingham B1117 turn right at the head of the slip road, cross back over the road and proceed for approximately one mile into Campsea Ashe. Proceed through the village passing the rail station and at the church turn right and then immediately left into Ivy Lodge Road. Proceed for a further 1 of a mile following the red brick wall on your left hand side where the gates to Garden House will be found on the left hand side opposite the red post box. If you reach the end of the wall, you have gone too far.

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Services Mains electricity is connected to the property. Private bore hole water supply. Modern mini treatment plant drainage system. Bottled gas plumbing for the kitchen cooking range.

Tenure Freehold and vacant possession on completion.

Council Tax Band E

EPC F

Broadband The vendors report that the property benefits from direct fibre connection to the property FTTP .

Fixtures and Fittings The carpets and all fitted kitchen and utility room appliances are included in the sale. Curtains and other fixtures and fittings, together with garden statuary, and ornamentation are initially excluded, but certain items may be available by separate negotiation, although certain items may be available by separate negotiation.

Viewings By appointment with Jackson Stops.

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