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To Let: POA


Boss Hall Business Park, Unit 50 Boss Hall Road, Ipswich, Suffolk, IP1

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  • Area

    5000 - 11851Sq M

Ipswich is the county town of Suffolk and the principal administrative centre for Suffolk. The town is located approximately 77 miles north east of London, 45 miles south of Norwich and 18 miles north east of Colchester.

Boss Hall Business Park is situated to the west of the town centre in the popular Sproughton Road industrial area. The estate is less than 1 mile from the A14 intersection, giving a direct dual carriageway link to the A12, Felixstowe, Cambridge, Colchester and the national motorway network.

The premises are located close to the western estate entrance.

The property comprises a substantial distribution warehouse originally constructed in the 1980s with subsequent side extensions. The property is of steel portal frame construction with part brick/blockwork and part insulated profile sheet cladding to the elevations and roof, incorporating translucent panels.

Secure loading yards are provided to the north west and south east end of the building with a total of 17 dock levellers, with 3 ground level loading doors along the north east elevation.

Ancillary accommodation is provided at either end of the building, arranged beside and above the loading bays and comprising reception, offices, canteen, storage and toilet facilities. A goods lift is also provided at the north west end of the building.

Car parking is provided at the south east end of the building adjoining the reception and service yard. An associated forklift charging building together with further offsite car and lorry parking are also potentially available by negotiation.

The ancillary accommodation is served by a gas fired central heating system with comfort cooling to the offices.

The warehouse area is fitted with high level radiant heating panels.

The premises are served by mains three phase electricity, gas, water and drainage.

We have not tested any of the services and all interested parties should rely upon their own enquiries with the relevant utility companies in connection with the availability and capacity of all of those serving the property including IT and telecommunication links.

The property provides the following approximate floor areas and dimensions:

Warehouse area 8,830.71 sq m ( 95,054 sq ft)

Ground floor loading
(north west) 695.40 sq m ( 7,485 sq ft)
Ground floor loading
(south east) 818.38 sq m ( 8,809 sq ft)

First floor ancillary
inc. canteen, storage
(north west) 812.89 sq m ( 8,750 sq ft)
First floor ancillary
inc. offices and WCs
(south east) 693.44 sq m ( 7,464 sq ft)
Total gross internal
floor area 11,850.82 sq m (127,562 sq ft)

Chilled store 520.08 sq m ( 5,598 sq ft)

Chilled store
ceiling height 4.98 metres

Eaves height 9 metres to 9.12 metres
(6.7 metres to part extension)

10no. dock leveller
loading doors
(north west) width 2.54 metres
height 2.23 metres
7no. dock levellers
loading doors
(south east) width 2.50 metres to 2.95 m
height 2.27 metres to 3.16 m
Ground level
loading doors width 3.00 metres to 4.00 m
height 4.46 metres to 5.00 m

Fixtures and Fittings
The existing racking system and chilled store are
available to the ingoing tenant if required.

The property has planning permission for warehouse use. The operational hours of the Sproughton Road (north west) yard are currently restricted to 0700 to 2100 hours weekdays and 0700 to 1300 hours
Saturdays (ref: IP/08/00334/VC).

Business Rates
The property is assessed as follows:
Description: Warehouse and Premises
Rateable Value £422,500
Rates Payable (2020/21) £216,320 per annum

Local Authority
Ipswich Borough Council
Grafton House
15-17 Russell Road
Suffolk, IP1 2DE
Tel: 01473 432000

The property is available on a new lease upon flexible terms and at a rent to be agreed.
Consideration would be given to letting the property in parts, subject to terms.


  • Good access to the A14/A12
  • 11,851 sq m (127,562 sq ft) - may split
  • Eaves height 9 metres
  • Secure loading yards and separate onsite parking
  • Available on flexible lease terms



Alistair Mitchell

01473 232701
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