26, 26a and 26b, High Street is a Grade II listed building in the East Suffolk local planning authority area, England. A Georgian House. 3 related planning applications.
26, 26a and 26b, High Street
- WRENN ID
- shifting-pilaster-alder
- Grade
- II
- Local Planning Authority
- East Suffolk
- Constituency
- Suffolk Coastal MP: Jenny Riddell-Carpenter (Lab)
- Country
- England
- Type
- House
- Period
- Georgian
- Address
- 26, 26a and 26b, High Street, Saxmundham, IP17 1AJ
- OS grid reference
- TM 386 631
- Coordinates
- 52.21485, 1.49267
- Source
- Historic England listing
Description
This is a house with hayloft, stables, and coach house, dating to the late 18th century, later adapted for use as a shop, offices, and restaurant. The front facade was reduced in height during the 1930s, and a late 19th-century shop front was introduced. Two earlier wings, dating to the 17th century, and a rear extension from 1866 are situated at the rear, along with more recent 20th-century alterations, including flat-topped dormers and altered window openings.
The front of the building is constructed of gault brick, topped with a hipped roof covered in plain tiles. The rear wings feature brick on the ground floor and a plastered timber-frame on the first floor, with a 19th-century brick extension. Pantiles and concrete tiles are used on the rear wings.
The front of the building is two storeys and an attic with a four-window arrangement. A plate glass shop front occupies the center and right side of the ground floor, with a doorway to No. 26A on the left. A single unhorned sash window with 8/8 glazing bars is located at the far left. Four similar sash windows are positioned on the first floor, each set beneath a gauged skewback arch. A plain parapet, originally pierced by four windows, partially conceals three small, flat-topped dormers fitted with casements. The right return side exhibits three sash windows on the first floor. The rear features a two-storey wing with a dormer attic and mostly modern casement windows. A lower two-storey range of service buildings has been converted.
The interior of the front block has been opened into a showroom. Chamfered bridging beams with run-out stops are present. Two staircases are noted: one early 20th-century with spiral incised decoration on the balusters, and another from the early 19th century with stick balusters and a ramped handrail. The timber-framed rear wings display jowled principal studs, and in the left wing, one wave-moulded bridging beam is visible. The roofs are plastered. Early 17th-century brickwork is found in extensive cellars, although the majority of the brickwork dates to the 19th century.
Local climate
26, 26a and 26b, High Street sits in a drier-than-average part of the UK, with an average of 720 mm of rain a year. This makes it drier than 84% of listed buildings in the UK. Its exposure to wind-driven rain is greater than that of 61% of listed buildings.
It experiences an average of 12 freeze-thaw cycles a year, fewer than 89% of listed buildings. Of these, 7 follow at least 1 mm of rain in the preceding 48 hours. Average temperatures at this location have risen by 0.3°C per decade since 1991.
Averages for 1991–2020; temperature trend 1991–2025. Figures describe the wider area (a grid cell of roughly 10 km), not the individual site. Contains modified Copernicus Climate Change Service information 2026.
More on this building
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- Full EPC report — heating system, energy costs, size, glazing, construction etc.
- Sale history — 11 transactions since 2001
- Related listed building consents — 3 applications
- Detailed attributes — period, style, materials, features
- Flood risk assessment
- Radon risk assessment
- Weather exposure and heating demand — rain and frost month by month and year by year, wind direction, solar and humidity
Matched applications, energy data and sale records are assembled automatically and may contain errors. Flag incorrect data.
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