Land to the rear of Gillyflower House, Polstead
Description
The plot currently forms part of the residential curtilage to Gillyflower House, which is located some 65 metres to west. The site itself is slightly elevated with a cluster of deciduous trees. A former stable block is set to one corner, which is currently used as a garden store.
Planning
The full planning approved briefly comprises a detached two-bedroom bungalow with a floor area of approximately 131sq.m (1,400sq.ft).
A shared driveway (with neighbouring Gillyflower House only) will join the adopted highway to the north (Rockalls Road).
The full approval with 25 conditions, supporting documentation and associated site plans are available via Babergh & Mid Suffolk’s planning portal under reference DC/23/03923.
The permission was granted on the 12th January 2024, and the development must commence no later than the expiration of three years from the approval date above.
Boundaries
The entire northern, southern and eastern boundaries are defined, where the latter attractively abuts grazing land. The entire western boundary requires demarcation, where the erection of a mutually agreeable fence type is required with the vendors.
Services
Mains water is on site but requires connection. Electric and telephone cables are located along the adopted highway (Rockalls Road) but also requires connection. Private foul drainage treatment plant requires installation.
Location
With the village centre located some 120 metres away from the site, Polstead is a popular and picturesque village with the green and pond. Village amenities include The Cock pub, an active village hall, community shop and post office as well as the beautifully positioned St Mary’s Church. In addition, there is an excellent network of footpaths across the surrounding rolling countryside. Further amenities and popular restaurants can be found in neighbouring Stoke-by-Nayland, Nayland and Hadleigh.
Community Infrastructure Levy (CIL Liability)
A CIL payment can apply; however, self-builders are exempt but must remain in residence for a minimum period of 3 years from completion. The charge is based on an indexed calculation of £115 per sq.m of the entire proposed floor area (including garaging).
Purchasers’ Obligations and Considerations
The discharge of all stated conditions and any unilateral undertakings.
Flood Risk
The plot is within Flood Zone 1, which has the lowest risk of fluvial flooding.
Map Location
Property details
- Tenure
- Ask Agent
- Council Tax Band
- Ask Agent
- Date Posted
- 2026-05-30
Utilities & Restrictions
Utilities
- Electricity
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- Water
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- Heating
- Ask Agent
- Broadband
- Ask Agent
- Sewerage
- Ask Agent
Rights & Restrictions
- Public Rights of Way
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- Private Rights of Way
- Ask Agent
- Listed Property
- Ask Agent
- Restrictions
- Ask Agent
Listed status, conservation areas and planning constraints for this location are in the full report.
Property Features
- Accessibility
- Ask Agent
- Parking
- Parking Available
- Garden
- Garden
Beyond the particulars: planning activity, flood history, heritage and ground risks, checked for this exact spot.
Connectivity
Broadband
Fastest speed available at this postcode
1.8 Gbps
Gigabit full fibre · available to 33% of premises
Suitable for
- 4K streaming on every screen
- Full-time home working
- Online gaming & big downloads
Fixed wireless access may also be an option here.
Mobile signal
Outdoor predictions; indoor signal depends on building materials.
Ofcom Connected Nations postcode-level predictions. Speeds and signal are modelled, not measured, and vary between addresses and providers.
Signal is the easy part. Planning activity, flood history and protected designations here are in the full report.
Nearest Schools
Primary
- Stoke-by-Nayland Church of England Primary School1.2 milesOfsted: Good
- Ages
- 3 to 11
- Pupils
- 48
- Type
- Academy sponsor led
- Faith
- Church of England
- Boxford Church of England Voluntary Controlled Primary School2.2 milesOfsted: Good *
- Ages
- 4 to 11
- Pupils
- 178
- Type
- Voluntary controlled school
- Faith
- Church of England
- Nayland Primary School2.7 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 197
- Type
- Community school
- Hadleigh Community Primary School3.4 milesOfsted report card · Jan 2026
- Ages
- 3 to 11
- Pupils
- 525
- Type
- Community school
- Kersey Church of England Primary School3.6 milesOfsted: Good
- Ages
- 4 to 11
- Pupils
- 40
- Type
- Academy converter
- Faith
- Church of England
Secondary
- Hadleigh High School3.7 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 712
- Type
- Academy converter
- East Bergholt High School5.7 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 902
- Type
- Academy converter
- The Trinity School6.3 milesOfsted: Good *
- Ages
- 11 to 16
- Pupils
- 780
- Type
- Free schools
- The Gilberd School6.3 milesNo Ofsted rating
- Ages
- 11 to 16
- Pupils
- 1,588
- Type
- Academy converter
- Thomas Gainsborough School6.4 milesOfsted: Good *
- Ages
- 11 to 18
- Pupils
- 1,603
- Type
- Academy converter
* Latest graded judgement covers quality of education only; no overall grade was issued under the 2024-25 inspection framework.
Distances are straight-line from the advertised location. Source: the national school registers (DfE, Welsh Government, Scottish Government) and Ofsted.
Schools are just the start: sold prices nearby, planning activity and any flood history are in the full report.
Amenities
Supermarket
GP surgery
Pharmacy
Hospital
Green space
Straight-line distances from the advertised location. Sources: NHS records, Geolytix supermarket locations, OS Open Greenspace and the national trails registers.
The area stacks up? Now check the location itself: planning nearby, protected designations and past flooding.
Getting Around
Nearest station
Nearest bus stop
Typical drive times
Straight-line distances from the advertised location; drive times are typical free-flow times over OpenStreetMap road data, so allow more at peak. Public transport locations from DfT NaPTAN.
Easy to reach matters. So do planning activity, flood history and ground risks: all in the full report.
Flood Risk
From Environment Agency flood map open data, checked around the advertised map pin and allowing for the listed acreage where known. This summary comes from LandSale, the advertising platform, not from the listing agent, and is not part of the agent's particulars. Risk can vary across a single holding, so verify anything critical through your own searches before committing.
Rivers and the sea
Surface water
The detail behind these bandings
The full report pinpoints where this location sits on the flood maps, and runs the deeper checks that usually only surface after an offer.
- Exact flood zones & annual chances (included in the full report)
- Any recorded past flooding (included in the full report)
- Planning activity nearby (included in the full report)
- Heritage & conservation (included in the full report)
- Protected nature designations (included in the full report)
- Ground risks (included in the full report)
- Sold prices nearby (included in the full report)
£14.99 · one-off purchase
By LandSale, the platform. Not provided by the listing agent. Ready in about a minute.
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1. Source of information
- Listing content: Core description, asking price, tenure, measurements, photographs and planning history originate from the marketing materials of the advertising estate or land agent. LandSale does not author this content and cannot guarantee its accuracy.
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2. Verification required
Prospective purchasers must verify critical matters, including but not limited to planning permission, title boundaries, public rights of way, environmental constraints, acreage, services, access and VAT status, through their own inspections, specialist surveys, legal advisers and the selling agent before relying on the information or entering into any contract.
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© LandSale | Version 1.3 - August 2026
Listing agent
Chapman Stickels, Hadleigh
The Corn Exchange, Market Place, Hadleigh, IP7 5DN
Contact Chapman Stickels, Hadleigh
The Corn Exchange, Market Place, Hadleigh, IP7 5DN
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