West End House is a Grade II listed building in the Mid Suffolk local planning authority area, England. First listed on 18 December 1987. House, shop. 1 related planning application.

West End House

WRENN ID
hollow-pier-sorrel
Grade
II
Local Planning Authority
Mid Suffolk
Constituency
Waveney Valley MP: Adrian Ramsay (Green)
Country
England
Date first listed
18 December 1987
Type
House, shop
Address
West End House, the Street, Laxfield
OS grid reference
TM 295 724
Coordinates
52.30176, 1.36604
Source
Historic England listing

Also on this page: sale history · EPC · related consents · flood risk · radon risk · weather exposure · detailed attributes ↓

Description

West End House is a house and shop that dates from the 16th to 17th century, built in two phases, with 19th-century additions and significant alterations during the 19th and 20th centuries. The building features a front range that is entirely occupied as a shop and a three-cell range at the rear. It is timber framed and plastered, with a pantiled roof on the front range and glazed black tiles on the forward slope. The rear wing has both plain tiles and pantiles. The structure is two storeys high, with an attic in the front range only.

The front has four windows, positioned to the right, which are flush-frame sashes with glazing bars. There is a full-width projecting mid-20th-century shopfront. The rear wing contains 18th to 19th-century casement windows and a doorway featuring a six-panel raised and fielded door, with the upper two panels glazed. This doorway is framed by a moulded architrave and a 19th-century timber trellis porch. Inside, there is an internal stack with the shaft rebuilt in white brick, but very little of the structure is visible. The rear wing has a replacement roof, likely from the early 18th century, with stepped butt purlins. The front range consists of two parts; the section on the right has a three-bay queen-post roof with unbraced collars, probably dating to the late 16th century, which predates the work done on the rear. This section was extended in brick during the 19th century. Access to the attic is provided by a straight stair with solid treads.

Local climate

West End House sits in one of the driest parts of the UK, with an average of 700 mm of rain a year. This makes it drier than 92% of listed buildings in the UK. Its exposure to wind-driven rain is lower than that of 63% of listed buildings.

It experiences an average of 21 freeze-thaw cycles a year, fewer than 78% of listed buildings. Of these, 11 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 — 1 transaction since 2007
  • Related listed building consents — 1 application
  • 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
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