Guide price £625,000
!! VIDEO AVAILABLE !! A detached 4/5-bedroom cottage originally built in 1746. It has since been extended and modernised to create a fabulous home in the pretty Broadland village of Filby, just over 4 miles from the Norfolk Coast. It stands centrally in its own landscaped gardens and grounds and has a range of outbuildings along with ample off-road parking. __________ GROUND FLOOR - Kitchen/dining room - Utility room - Pantry - Boot room - Drawing room - Sitting room - Family room/study/bedroom 5 - Bathroom __________ FIRST FLOOR - Master bedroom - Bedrooms 2, 3 & 4 - Stunning bathroom suite __________ OUTSIDE - Landscaped gardens - Ample off-road parking and turning area - Green Oak car port - Double garage - Workshop - Cart shed and store - Automatic dark sensitive lighting - In all approx. 1/3rd acre (stms) __________ DRIVING DISTANCES (approx.) - Norwich station: 17.7 miles - Beach: 4.2 miles - Acle: 5.4 miles __________ SITUATION Filby is a pretty Broadland Village situated on the shores of Filby Broad and Ormesby Little Broad, part of the Trinity Broads. It is located just over 17 miles east of the Cathedral City of Norwich. The village can trace its roots back to the Vikings who settled in the area around AD800, deriving its name from the Viking File The Dane. The Trinity Broads are no longer connected to the rest of the Broads network which means they have for particularly clear water quality. Sailing, boating and fishing are allowed on these Broads but are carefully regulated as they are also areas rich in birdlife and natural beauty. Filby has won the village category of the Britain in Bloom competition on a number of occasions and is a mass of colour throughout the year with its wonderful flower arrangements along the roadside. There are several camping and caravan sites in the area, along with a small parade of village shops and amenities along with some excellent pubs and a restaurant. There are further schools, supermarkets and other facilities at Acle. The cathedral city of Norwich is located 17 miles to the west and is known for its cultural and shopping facilities, range of schools both public and private, university, science parks, hospital and has a mainline railway station with regular connections to London. As well as the Norfolk Broads, there are numerous leisure facilities in the area including many golf courses, whilst the beautiful unspoilt beaches, such as Winterton are within easy driving distance. __________ DESCRIPTION This delightful home is set well back from the road and stands in a secluded well stocked garden with mature trees bordering the rear. The property offers privacy and seclusion as it cannot be seen from the road - it is approached over a gravel drive through metal gates. __________ GROUND FLOOR The front door leads into the sitting room, which features wooden floor, open fire place with brick surround and pantile hearth and storage cupboards to the side. This room benefits from a south-west aspect out to the garden. A doorway leads into the large dining room with wooden floor and inset fireplace with wood burning stove on tiled hearth. This room again benefits from an aspect out to the garden to the front of the property. An archway leads into the large kitchen/dining room which benefits from a triple aspect and lovely exposed beams on the ceiling. French doors open out to the front terrace and there is a large bay window. The kitchen features handmade kitchen units with solid oak work surfaces, including a large central island with built-in shelves, cupboards and soft closing drawers. There is a built-in bin, double electric socket and a small ceramic preparation sink with mixer tap. There is a separate large Belfast sink with cupboards below and space for a dishwasher. There is also ample space for a freestanding fridge/freezer. There is a beautiful Aga 6/4 series with LPG gas hob and 3 ovens plus electric grill set within a tiled inglenook. Further features include recessed down lighters and inset speakers at either end of the kitchen ceiling. Leading directly off from the kitchen is a door to the walk-in pantry with fitted shelving and space for a fridge and freezer and a separate door into the utility with Belfast sink and matching units above and below with solid oak surfaces. There is space available for a washing machine and tumble dryer. A doorway leads through into the porch with hanging clothes airier and door leading out into the garden. The rear hallway features wooden floor and door opening out to the outside parking area. Internal doors open into Bathroom 1 with large bath, mixer tap and shower head with marble surround. There is a separate walk-in shower cubicle, WC and wash hand basin with light over. In addition, there is a heated towel rail, sky light and extractor fan. Returning to the rear hallway, doors open into the drawing room and the family room, which could also be utilised as a study or additional bedroom. The family room enjoys a dual aspect and has the addition of a sky light __________ FIRST FLOOR The staircase leads up from the rear entrance hall to the landing. Leading off to the right is bedroom 2, which is a double room with newly fitted double glazed windows in keeping with the house. From the hall is a storage cupboard and access to the attic. Bedroom 3 is a double room with wooden floors and an aspect over the garden to the front of the property. A door leads into a further carpeted hallway with sky light and door to bedroom 4 with inbuilt shelves. There is a storage room leading off the hallway, housing the pressurised hot water cylinder. The large family bathroom features high ceilings, free standing roll top bath with mixer tap and shower head, large walk in shower with tiled surround, wash hand basin with light above and a high-level WC. Leading off from the hallway is the large master bedroom, featuring exposed beams above, a dual aspect over the gardens and door opening into a walk-in dressing room. __________ OUTSIDE The Old Gardeners Cottage is approached over a gravelled drive through iron gates. There is an oak and cedar shingle carport for storing cars or boats and a large double garage with electric up and over doors with light and power. From the garage, a door leads into a further extensive workshop/garaging area currently used as a workshop. There is a further carport with storage building to the side and a garden shed. Automatic dark sensitive external lighting. The gardens are laid to lawn at the front and side of the house with well stocked shrub and flower borders. The current owners planted a new Yew hedge along the border to the side and front of the house. To the front of the house is a south facing terrace with brick paths through the lawns. __________ LOCAL AUTHORITY Great Yarmouth District Council __________ SERVICES Mains water, electricity and drainage. Oil fired central heating, LPG for hob __________ NEIGHBOURING LAND - IMPORTANT We understand the neighbouring plot of land has been granted planning for the erection of 8 dwellings to the rear of the house. Full details are available on the Great Yarmouth council website under the planning permission section. The original planning application is reference: 06/15/0308/F. Further applications have been submitted. __________ DIRECTIONS Leave Norwich on the A47 eastwards toward Acle. At the roundabout at Acle, take the A1064 towards Caister on Sea. Go through Fleggburgh. On entering Filby, go past the shops on the right and turn right onto Thrigby Road. The entrance to The Old Gardeners Cottage can be found immediately after the 20 mile an hour sign on the left. __________ 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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