Guide price £750,000
A charming late 16th century Grade II* listed 6-bedroom family house of architectural and historical importance standing in the centre of the well-served village of Poringland and offering living accommodation of 4674 Sq. ft set over 3 floors with large gardens of approximately 0.88 acres (stms). __________ GROUND FLOOR - Porch - Entrance hall - Kitchen/breakfast room - Dining room - Sitting room - Summer room - Study - Utility room - WC - Rear porch __________ FIRST FLOOR - Master bedroom - 3 further bedrooms - Study/bedroom 6 - Family bathroom __________ SECOND FLOOR - Bedroom - Dressing room/en suite serving master bedroom - Cinema room - Eaves storage __________ OUTSIDE - Mature gardens & grounds extending to approx. 0.88 acres (stms) - Terrace - Double garage - Single garage - Office with WC - Turning circle & ample off-road parking __________ DRIVING DISTANCES (approx.) - Norwich Railway Station 5.8 miles - A47/A140 junction: 4.5 miles - A47/A11 junction: 7.1 miles - Beccles 14 miles - Norfolk coast 22 miles - Suffolk coast 26 miles __________ SITUATION Porch House stands in the centre of the well-served village of Poringland. The village has a variety of shops, schools, doctors' surgeries, pubs and other amenities. The house is also well placed for easy access to the A47 and A11 trunk roads via the Southern Bypass (2 miles). Caister St Edmund is a 3.3-mile drive from the property and was the capital of the Iceni tribe, ruled by Queen Boudica. The village offers an historic and remarkable example of a major Roman village. There are many beautiful ancient walks and cycle routes in the area. The Cathedral City of Norwich is a short commute and offers a vibrant business community with an extensive range of cultural and leisure facilities, including the Norwich City football club, the Riverside leisure development complete with cinema and numerous restaurants and pubs. The city has an excellent range of state and private schools, The University of East Anglia, and is also well known for its excellent shopping with a combination of independent retailers along with a number of premium department stores. Norwich has a mainline railway station with a service to London Liverpool Street and the expanding Norwich International Airport is just to the north of the city, which is now easily accessed by the new Northern Distributer Road. The Brecks, Thetford Forest, the Norfolk Broads and the coast are all within easy driving distance and there are several golf courses and other leisure facilities nearby. The village is well placed for easy access on to the A146 and is only 14 miles from the Georgian market town of Beccles, which provides excellent day to day shopping, leisure facilities and schools and has a railway station with services to Lowestoft and Ipswich with onward connections to London, Liverpool Street. The market is on Fridays. __________ DESCRIPTION Porch House is a late 16th Century former farm house which is reputed to have been built from the remains of Carrow Abbey which was demolished during The Reformation. The house is listed Grade II* of being of outstanding architectural and historical importance. It is built of a mixture of brick and flint and sandstone under a pantiled roof. An unusual feature of the design is its full height gabled tower porch after which it's assumed the house is named. Originally forming part of the estate of The Duke of Norfolk, the house has been extensively restored and improved and has a wealth of exposed beams, timbers, Inglenook fireplaces and other period features throughout the property. The house benefits from a large south facing rear garden and enjoys attractive views over the adjoining open countryside. Porch house also has the benefit of a separate office adjoining the garages, ideal for anyone wishing to work from home or suitable as a consulting room. __________ HISTORIC ENGLAND The following paragraph is taken directly from the Historic England listing entry: Listing NGR: TG 27171 01744 List entry number: 1373181 PORINGLAND BUNGAY ROAD TG 20 SE (north side) 5/42 Porch House (formerly 26/11/59 listed as Porch Farmhouse) II* House, once a farmhouse. Late C16. Flint, brick and ashlar with ashlar dressings. Pantiled roof. Through passage plan. 2 storeys' in 4 bays with plinth course. Full height gabled porch set left of centre with attic storey. Rectangular entrance with moulded stone surround and with consoles. Quadrant moulded inner doorway. Above entrance is a square niche. 3-light C20 mullioned windows to first and attic storeys. Gabled roof. Window surrounds to porch and all other windows are ashlar. Fenestration of mullioned or cross casements of C20. Door to left of facade into kitchen in original surround. Gabled roof. Twin octagonal flues to gable end stacks, that to north-west rebuilt. Gable heads on kneelers. Stairway outshuts to both gables under narrow sloping pantiled roofs. West gable with a 2-light chamfered C16 stone mullioned window to first floor and a similar hollow chamfered attic window. This attic window repeated in east gable; the first-floor window replaced C20. Both staircase outshuts with one C20 window each. Rear has modest C19 and C20 extensions, the former part with flint, the latter wholly of brick. Pantiled roofs. Doorway and a 4-light C20 cross casement to left of extensions. 2 timber hollow chamfered mullioned windows to first floor, one of 4 lights, the other of 8. Interior. Porch opens into cross passage with studwork partitions. Kitchen with wide fireplace and bressumers and stone surround. Bridging beams are chamfered and tongue stopped. Similar fireplace in lounge but with replaced bressumer. Winders by both stacks at each end of house, both with octagonal newels. Floorboards are original as are most doors. Staircase at high end blocked at attic level. Roof of tie beams, diminished principals, clasped purlins, collars and curved windbracing. Many timbers renewed. __________ GROUND FLOOR A gabled porch with seats either side and pamment flooring leads to the original solid timber front door. The door opens into the entrance hall, which features exposed beams and studs and pamment tiled floor. The entrance hall extends through to the rear of the property with French doors opening up to the rear porch and garden. Off to the right of the entrance hall is the dining room, with dual aspect views to the front and rear of the property, exposed beams and studs, and French door opening to the terrace and garden. The sitting room benefits from a dual aspect and features an Inglenook fireplace with exposed brick surround, pamment hearth and multi fuel stove, exposed beams and studs and a door to stairs leading to the first floor. A further door opens out to the summer room, with exposed brick and flint wall, pamment tiled floor, and double doors opening out to the garden. The kitchen/breakfast room overlooks the front of the property and features an inglenook fireplace with brick surround, pamment hearth and exposed beams. The kitchen has been well designed and planned out and incorporates a range of fitted cabinets and central island with breakfast bar, with cupboards and drawers, granite worktops, Corian sink with filter tap, and under surface unit lights. Integrated appliances include electric double ovens, a 4-burner gas hob with overhead vented extraction and a mechanical waste disposal unit. There is ample space for a freestanding dishwasher and a larder fridge or freezer. Returning to the rear entrance hall, with original pamment flooring, there is a cloakroom comprising pedestal wash hand basin, WC and built-in cupboard. Also situated to the rear of the property, there is a utility room comprising built-in units, stainless steel sink unit, worktops, and space and plumbing for automatic washing machine and tumble drier. There is a shelved airing cupboard with hot water cylinder, water softener, two wall mounted boilers for the central heating and hot water and pamment tiled flooring. The study sits adjacent to the utility room and features pamment flooring and exposed original beam. __________ FIRST FLOOR The first-floor landing features exposed beams and studs, shelved alcove and the staircase to the second floor. The master bedroom enjoys triple aspect views over the front and rear garden and features exposed beams and studs, Inglenook fireplace now blocked with exposed brick wall above now converted to a hanging cupboard. There is a door with stairs up to the second floor en suite/dressing room. Bedrooms 2 and 3 are double rooms and overlook the front of the property. They both feature exposed beams and studs and bedroom 3 features an inglenook fireplace which is now blocked with fitted shelving. Bedroom 5 sits to the rear of the property and comprises a fitted wardrobe and shelved cupboard. Bedroom 6/study looks out to the front of the property and features exposed beams. The family bathroom comprises bath with shower over, wash hand basin vanity unit, WC and heated towel rail. __________ SECOND FLOOR The en suite shower room, serving the master bedroom is now decommissioned but could easily be reinstated. Presently, it comprises with pedestal wash basin, WC, and shower cubicle, and there are a range of fitted wall length wardrobe cupboards, exposed beams and studs. Bedroom 4 on the second floor is a large double room with exposed beams and studs, a cupboard housing a wash hand basin, a built-in wardrobe and a step leading down to a small study area. Adjoining bedroom 4, there is a large attic/cinema room with exposed beam, built-in cupboards and hatch to roof space. __________ OUTSIDE Porch House is approached over a gravelled driveway leading to a central turning circle and to large parking area, beyond which is a range of brick and pantile outbuildings comprising an office with WC and garaging for 3 vehicles, with up and over doors, power and light. The gardens and grounds are a feature of the property and extend in all to approximately 0.88 acres (stms). To the front of the house there are areas of lawn with a number of mature trees and shrubs and surrounded by mature hedging and walls. The main garden lies to the rear and south of the property. Adjoining the summer room there is a large paved terrace leading on to a timber deck ideal for eating and entertaining beyond which are large areas of lawn interspersed with a number of mature specimen trees, apple and pear trees, mature shrubs, and a number of well stocked borders. The whole garden is surrounded by mature hedging which provides privacy and seclusion. __________ LOCAL AUTHORITY South Norfolk Council, Band: G __________ SERVICES Gas-fired central heating, mains electricity, water and drainage. __________ DIRECTIONS Leave Norwich on the A140 Beccles Road and just after the Southern Bypass turn right onto the B1332 for Poringland and Bungay. Proceed into the village of Poringland, over the two roundabouts and Porch House will be found on the left-hand side on the corner of Rectory Lane. __________ 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. Note to potential purchasers who intend to view the property; we would politely ask you discuss with our staff the reason for the property coming onto the market and if there is any point of particular importance to you, before you make arrangements to visit or plan a viewing appointment. 8. Viewings are strictly by prior appointment.
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