Guide price £795,000
* GREAT LOCATION FOR HOLT AND NORWICH* A stunning Grade II listed 4-bedroom barn conversion, formerly the forge for the Walpole Estate. With established gardens including a large sheltered courtyard and lovely south facing garden with summer house, beautiful parkland views and separate cart shed /garage with annex/studio above. Ideally located for easy access to Holt the North Norfolk Coast and Norwich. __________ GROUND FLOOR - Spacious kitchen/dining room - Entrance hall/utility room - Guest cloakroom - Drawing room - Master bedroom with en suite bath/shower room - Double bedroom with en suite shower room - Double bedroom/study with en suite WC __________ FIRST FLOOR - Large loft bedroom with en suite shower room __________ OTHER - Many original features, dating from 1840's - Bright and spacious accommodation - Security Alarm - Communal service charge (currently £250 per annum) - New oil storage tank - Underfloor heating to ground floor, radiators upstairs. __________ OUTSIDE - Large courtyard garden - South facing garden - Low maintenance kitchen garden with raised beds and some fruit trees - Private parking - Double cart shed with single garage and bedroom/studio en suite above - Fast broadband advised by BT __________ DRIVING DISTANCES (approx.) - Holt 7.5 miles - Cromer 10 miles - Norwich 19 miles (International airport, mainline trains to London Liverpool Street) - Gunton Arms and Station 8 miles - Aylsham 5 miles __________ SITUATION Forge Barn is part of Park Farm Barns, converted in 2006 by renowned barn specialist Michael McNamara the barns date back to the 1830's and were originally part of the Walpole estate with Wolterton Hall and Mannington Hall on the doorstep. This is a really beautiful part of Norfolk and the barns sit surrounded by open countryside, the village of Itteringham is just 1.5 miles away, where there is an award winning local shop/post office, church and the Walpole Arms, which like the Scaracen's Head at Wolterton are both good local gastro pubs within walking distance. The market town of Aylsham has a wide range of amenities, several supermarkets, sporting facilities, doctors and dentist surgeries and schooling for all ages along with a popular weekly market and for that little bit of luxury there is a Waitrose at North Walsham just over 8 miles away. The historic market town of Holt is just over 7 miles away, renowned for its attractive street frontages and for its wide and eclectic range of independent shops, as well as Bakers and Larners - an exceptional privately-owned department store. Holt is also home to Gresham's pre-prep, prep and senior schools, founded in 1555. Beeston Hall prep school is also within easy driving distance. The North Norfolk Coast offers outstanding beaches, and activities including fine coastal walks, golf courses, sailing and bird watching making this part of the world a wonderful place to live and enjoy quality time. Just 19 miles to the south, the Cathedral City of Norwich has an extensive range of cultural and leisure facilities, including the Norwich City football club, The Theatre Royal, cinemas and numerous restaurants and pubs. The city is well known for its excellent shopping with a combination of independent retailers along with several premium department stores. The University of East Anglia is situated to the south-west of the city, there is a teaching hospital and several business parks. Norwich has an excellent range of schools in both the state and private sector. Norwich International Airport is just to the north of the city and there are regular Intercity trains to London Liverpool Street and Cambridge. __________ DESCRIPTION Approached through an attractive courtyard garden, double French doors lead into a very impressive kitchen/dining room with north and south aspect overlooking the gardens, the room is filled with lots of natural light and has a high ceiling and exposed beams to the rafters. The kitchen is bespoke, hand made by Kitchens Etc. a well know local firm, curved carpentry doors, soft close drawers and basket storage being some of the features. With a range of fitted cupboards and a large island unit under soft grey flecked granite worktops, and double pie crust ceramic sink with filter system. Integrated appliances include a double Lacanche duel fuel range cooker, American style fridge freezer, Bosch dishwasher and microwave oven. Old pamment floor tiles run throughout this room with further French doors leading out to the garden and plenty of space of a large dining table and chairs. The back hall/utility room leads off the kitchen where there is a door to the courtyard garden, a range of useful storage cupboards under granite worktops Butlers sink, Bosch washing machine and tumble dryer. The Megaflow water system, water softener and boiler and a good broom cupboard are also located in this room. A separate guest cloakroom is accessed from here. Further glazed double French doors lead from the kitchen to the drawing room. This is a magnificent space with the same vaulted ceiling and exposed beams and a contemporary Italian spiral staircase leading to a galleried landing above. Large south facing windows offer fine views over the garden and further French doors open to the courtyard which allows a wonderful through flow for entertaining on a summer's day. Oak floorboards run throughout this room and an inglenook style brick fireplace with oak beam and contemporary woodburning stove provides a focal point and feature. Taking the spiral stairs to the first-floor galleried landing you reach a fabulous loft bedroom with an en suite shower room beyond, this room is currently used as a studio/library. There are three further bedrooms on the ground floor, the master bedroom is very spacious with vaulted ceiling, built in wardrobe cupboards, and en suite bathroom with contemporary bathroom fixtures and walk in Matki shower. The two further rooms comprise a double bedroom with en suite shower room and a further small double/study has an en suite WC. __________ OUTSIDE Approached over a shared gravel driveway, the barn sits within a small group of converted farm buildings, it benefits from private parking and a double cart shed with separate lock up garage. Exterior stairs lead to the studio/bedroom 5 above the garage which has an en suite bathroom and central heating. The cart shed is not listed. Behind this building there is a further area of garden which has some low maintenance raised beds and a few fruit trees. The new oil tank and gas cylinders are also located here. Wooden double entrance gates lead to steps down into the courtyard garden, which is sheltered by magnificent old mellow brick barn walls on both sides. The courtyard is paved in sandstone with a quadrant of raised flint, lavender borders and a classically designed water feature taking pride of place. The garden to the south side of the property has superb views of the surrounding countryside particularly to the west from the Amdega summer house. Surrounded by a mixture of park railings, willow fencing and post and rails it is mostly laid to lawn with low maintenance herbaceous borders, flowering shrubs and roses and an area of sandstone terracing. We are told that this quiet rural setting surrounded by parkland and countryside is a haven for nature and wildlife. __________ LOCAL AUTHORITY North Norfolk District Council Band F __________ SERVICES Mains electricity and water, shared Biodisc private drainage, oil fired central heating and bottled gas for Lacanche duel fuel range cooker. __________ DIRECTIONS From Norwich take the B1149 towards Holt to Saxthorpe, at the junction with the B1534 Aylsham road roundabout turn left towards Holt and take the first right turning towards Matlask. Follow this road taking the first right hand road to Mannington. Follow past Mannington Hall to a T junction, turn right and then take the next right-hand turn. Follow to the next T junction and turn left, Forge Barn and Park Farm Barns can be found on your left as indicated by the For-Sale Board. If approaching from Holt turn left in Saxthorpe just after the garage on the Matlask road and follow as above. __________ 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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