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Beech Road, Wroxham, Norfolk NR12 8TP

Guide Price Of £1,250,000
Under Offer

A stunning 7-bedroom detached waterside property offering 5585sq ft. of living accommodation with integrated annex set in 3.31 acres (stms) of gardens and grounds with 300 ft. quay heading, private dyke and lagoon
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GROUND FLOOR

- Entrance hall
- Drawing room
- Dining room
- Kitchen/breakfast room
- Conservatory
- Study
- Utility room
- Master bedroom with en suite bathroom
- Bedroom 2
- Family bathroom
- Cellar
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FIRST FLOOR

- 4 Bedrooms
- Family bathroom
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ANNEX

- Sitting room
- Kitchen
- Laundry room
- Bedroom
- Shower room
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OUTSIDE

- Double garage
- Ample off road parking area to front
- Landscaped front and rear gardens
- 300 ft. quay heading
- Private dyke and lagoon
- In all approx. 3.31acres (stms)
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DRIVING DISTANCES (approx.)

- Norwich: 8 miles
- Aylsham: 11.6 miles
- Cromer: 19.8 miles
- East Coast: 12.5 miles
- A140: 7.9 miles
- A47: 6.6 miles
- Norwich International Airport: 9 miles
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SITUATION

The Sheriff House is situated off Beech Road which runs between The Avenue and the River Bure in one of the most sought after locations in Wroxham. The property has direct access to the River Bure which connects to The Broads and river network. Nearby is Wroxham Broad, home of the Norfolk Broads Yacht Club. Wroxham village has an extensive range of facilities including shops, banks, schools and many leisure activities. A championship golf course is a short distance away. There are regular bus services to Norwich and also rail connections from Wroxham to Norwich and the North Norfolk coast. The university and cathedral city of Norwich is 8 miles to the south with its vibrant business community. Being the regional business centre, Norwich is renowned for its shopping, cultural and arts facilities. From Norwich there are main line services to London (Liverpool Street every 30 minutes) and also an expanding international airport.
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DESCRIPTION

Believed to have been built in 1904, The Sheriff House occupies a fantastic location on Beech Road, arguably the most sought after road in Wroxham, enjoying a quiet plot with the rarely added benefit of 300 ft. (stms) of direct river frontage onto the River Bure, along with its own private dyke and lagoon. The property has been extended and modernised over time, to now incorporate an integral ground floor annex that can offer both self-contained accommodation or a further sitting room and overflow accommodation to the main house.

Planning permission was granted in 2006 for ground and first floor extensions - of which the ground floor work has been completed creating a fabulous kitchen/breakfast room with wrap around garden room/conservatory to the rear of the house. As the work was started and signed off, the planning permission remains in perpetuity, should the new owner wish to carry out the extension on the first floor.
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GROUND FLOOR

The main front door opens into a large and impressive entrance hall which in turn leads into the main house. A stunning timber staircase leads up from the entrance hall to the first floor.

Directly off the entrance hall is the formal drawing room (25' x 18'4) complete with a large brick and wood panelled fireplace surround with installed double wood burner. This room has a unique corner window and along with the window and door enjoys a view over the rear garden as well as access to the conservatory. The ceiling still displays the original exposed timbers.

The next room off the hallway is the formal dining room (22'3 x 16'10) which features a superb brick tiled fireplace surround with open fire as well as French Doors which lead to the wraparound sun room to the rear. This room has a link door through to the kitchen/breakfast room which takes full advantage of the view of the rear garden. The modern kitchen has been well thought out with the addition of an island and the tiled flooring benefits from underfloor heating. The   garden room links the kitchen round to both the dining room and drawing room providing an un-broken view over the stunning rear garden. A boot room is located off the kitchen to the side before leading outside.

To the front of the house, still on the ground floor is the master bedroom (16'6 x 15'6) with built in wardrobes which leads through to the large en suite bathroom with separate shower cubicle.

The 2nd bedroom is located on the south-westerly corner and is served by a family bathroom across the corridor. A study and utility room complete the ground floor accommodation.
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FIRST FLOOR

Accessed via the staircase from the entrance hall, the first floor spans over the eastern side of the house, although, with the planning permission could be extended further over the main footprint. Four of the bedrooms are located on this floor and are all served by a family bathroom and an additional W.C.
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ANNEX

Currently accessed from the corridor in the main house (although private access could be created) the annex offers either a one bedroom self-contained unit, complete with sitting room, bedroom, bathroom and kitchen or alternatively can be used as ancillary accommodation, or simply an extension of the main house. The rear garden can be accessed between the kitchen and the laundry room.
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OUTSIDE

The Sheriff House is set back from the road and is approached over a gravel driveway leading to an ample off road parking and turning area in front of the 24'6 x 20'9 garage, complete with pedestrian rear door. The property also owns the additional driveway that passes round the neighbouring property and leads down the side of the land, providing vehicle access at approximately the midway-point of the rear garden. The neighbouring properties/boat houses have a right of way over this drive. The neighbouring property (Rivercroft Cottage) is not included in the sale, and the exclusion is clearly indicated on the promap image, shaded in red. The front garden boasts a number of large trees providing privacy between the house and Beech Road.

The rear garden is stunning, having been landscaped to create numerous different areas, allowing the garden to be enjoyed at different times of the day throughout the year. The previous swimming pool has been in-filled creating a large terrace directly off the back of the kitchen/breakfast room and this looks over the rest of the garden. Like the front garden, the rear garden enjoys numerous large specimen trees.

The land enjoys a private quay heading of 300 ft. onto the River Bure as well as a private dyke leading to a lagoon. We understand a boat house was previously erected at the entrance of this dyke.

The view from the rear garden is simply magnificent, enjoying a slight corner location with beautiful views in both directions up and down the river and over to the other side (Hoveton). Despite enjoying a glorious view, when in leaf, the rear garden and rear of the house are almost hidden from public view, offering the owners privacy in their own home, with the benefit of being close to the river at the same time.
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PLANNING PERMISSION

Planning Permission was granted on the 17th February 2006 (The Broads Authority, reference: BA/2005/3672/HISTAP) for alterations and extensions to ground and first floor. The works to the ground floor (kitchen/conservatory) have been carried out leaving the remaining planning permission existing in perpetuity. The plans for the proposed works are available on The Broads Authority website under the planning section.
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LOCAL AUTHORITY

Broadland District Council/The Broads Authority
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SERVICES

Mains gas and electricity are connected, private drainage, private water from on-site well. Our client has informed us they have installed (2012) a Solar PV (4kW array) which attracts a FiT (Feed in Tariff) of 21p/unit and an export rate of 3.1p/unit.
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DIRECTIONS

From Norwich take the A1151 to Wroxham. Cross over the mini-roundabout, pass the garage on the left and turn right down The Avenue. Take the 2nd turning to the left down Beech Road and the entrance to The Sheriff House will be found on the left hand side after approximately 1/3rd of a mile.
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IMPORTANT NOTICE

1. These particulars have been prepared in good faith as a general guide, they are not exhaustive and include information provided to us by other parties including the seller, not all of which will have been verified by us.

2. We have not carried out a detailed or structural survey; we have not tested any services, appliances or fittings. Measurements, floor plans, orientation and distances are given as approximate only and should not be relied on.

3. The photographs are not necessarily comprehensive or current, aspects may have changed since the photographs were taken. No assumption should be made that any contents are included in the sale.

4. We have not checked that the property has all necessary planning, building regulation approval, statutory or regulatory permissions or consents. Any reference to any alterations or use of any part of the property does not mean that necessary planning, building regulations, or other consent has been obtained.

5. Prospective purchasers should satisfy themselves by inspection, searches, enquiries, surveys, and professional advice about all relevant aspects of the property.

6. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact; we have no authority to make or give any representation or warranties in relation to the property. If these are required, you should include their terms in any contract between you and the seller.

7. Viewings are strictly by prior appointment with sole agents Jackson-Stops. If there is any point which is of particular importance to you, we invite you to discuss this with us, especially before you travel to view the property.

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