Guide price £1,500,000
A substantial modern barn conversion currently configured as two separate dwellings, with potential to create one large family home, situated in an outstanding location with views over farmland to the sea and across the Glaven Valley to Blakeney. Double cart shed/garage with studio above, shower block and 3.2 acres (stms) of land. Currently run as a business with camp/caravan site and holiday let. __________ LAPWING GROUND FLOOR - Kitchen/dining room - Games room/study - Utility room - 2 double bedrooms en suite - WC __________ LAPWING FIRST FLOOR - Sitting room - Master bedroom en suite __________ BUNTING GROUND FLOOR - Entrance hall - 2 double bedrooms en suite __________ BUNTING FIRST FLOOR - Kitchen/dining/family room with lovely field views __________ OTHER - Currently camping/caravan site and holiday let creating income (accounts available) - Potential to create one large house (subject to planning) - Land could also have potential for paddock and stables - Outstanding location on the edge of Cley - Wonderful views to Blakeney and the sea - Elevated position - Modern insulation and double-glazed windows __________ OUTSIDE - Fully enclosed south facing gardens - Workshop/store - The Crow's Nest, double open cart shed/garage with 2 room studio, and shower room - Camp site/paddock - Purpose built shower block with potential to convert to annex/stables subject to planning __________ DRIVING DISTANCES (approx.) - Holt 3 miles - Blakeney 1.5 miles - Coast 1 mile - Sheringham 8 miles - Norwich 29 miles __________ SITUATION Rectory Hill Barns are situated just to the east of Cley in an elevated position with lovely views over farmland to the sea and across the Glaven Valley to Blakeney. Cley-next-the-Sea is an ancient historical 18th Century port with a renowned windmill on the old quayside. The village has attractive brick and flint cottages along with grander merchant's houses, an eclectic range of shops including a gallery, Cley Smokehouse and the Picnic Fayre delicatessen as well as a wonderful church, two pubs and a restaurant with the well-known Wiveton Hall Café within walking distance of the village. This is an Area of Outstanding Natural Beauty and a Conservation Area, and Cley-next-the-Sea is perfectly placed for easy access to the saltmarshes and Blakeney Point. There are many ways to while away leisure hours including sailing, bird and seal watching, cycling, golf, coastal walking and with numerous fine beaches to discover. Cley-next-the-Sea also benefits from a recently restored small harbour and slipway. The nearby Georgian market town of Holt is renowned for its attractive street frontages and for its wide range of independent shops. As well as Bakers and Larners - a privately owned department store, there are boutiques, cafes and bars, doctors' surgery, dentist, bank and post office. Holt is also home to Gresham's pre-prep, prep and senior schools, founded in 1555. __________ DESCRIPTION Constructed of brick with timber cladding under a pantile roof, the barn was built in 2004 and converted to residential use in 2010/11. Currently configured as two separate properties the vendors live in Lapwing which is a 3-bedroom en suite home. The other property is called Bunting and this is used as a successful holiday let with accommodation comprising 2 bedrooms en suite and a fabulous first floor open plan kitchen/dining/living room with floor to ceiling windows and amazing views. Both barns have full residential planning with potential, subject to any necessary planning permission, to knock through and create one very large 5 bedroom plus home. LAPWING - 3 BEDROOM BARN Lapwing has a good-sized kitchen/dining room with pamment flooring, a range of painted wooden kitchen units and an Everhot electric cooker with extractor above. There is space and plumbing for a dishwasher and plenty of room for a large American Style fridge. French doors from the dining area double as the front door and lead out onto the garden. From the kitchen further interior double doors lead to the back hallway with access to the utility room which has a range of fitted cupboards. There is a Butlers sink and space for washing machine and tumble dryer. There are two generous double bedrooms on the ground floor, both with en suite shower rooms and French doors leading out to the garden. These are light filled rooms with engineered wood flooring and contemporary shower rooms. The Games room is a great space with a wall of windows and a ½ glazed door leading to the front courtyard and loft storage above, currently used as a further reception room/study it offers much potential. There is a separate cloakroom on the ground floor. Stairs from the kitchen lead to the first-floor landing and sitting room with wooden flooring and feature beams, this dual aspect room has a large span of windows with lovely distant coastal and countryside views. The master bedroom is a good-sized double room with an en suite shower room and has a west facing balcony from where you can take in the amazing views across Cley to Blakeney Church and of the coastline. BUNTING - 2 BEDROOM BARN Double height windows and French doors open into the reception hall with pamment flooring, vaulted ceiling, storage cupboard and airing cupboard. There are two large double bedrooms on the ground floor both have en suites one with a bath and shower over and the other with a large shower, both have white bathroom suites and heated towel rails. Stairs from the hallway lead up to a fabulous open plan kitchen/dining/family room with wooden flooring, this is a triple aspect room with stunning views over farmland from east facing French doors with a Juliette balcony, big windows from the landing looking south and further windows taking in coastal views. The kitchen has a range of fitted units with space for a freestanding oven, undercounter fridge, ½ sized dishwasher and washing machine. There is lots of room for dining and comfortable seating, making this the perfect social space. __________ OUTSIDE The property sits in just over 3 acres of land with ample parking, both barns have south facing fully enclosed gardens, and Lapwing also has a large courtyard garden to the north. Currently the paddock is used as a camping/caravan site which creates income, there is a purpose-built shower block which lends itself to conversion to an annex or stables (subject to planning). A timber double cart shed with, lock up store, shower room and a large open plan room above would make an ideal artist studio or home office or occasional guest bedroom. Rectory Hill Barns is in a private location and owns the driveway from the road with a right of way over the first part of the drive given to the neighbour to access their home. __________ LOCAL AUTHORITY North Norfolk District Council Band F, Annual cost: £2,596.40 (2019/20) __________ SERVICES Mains electricity and water, private drainage, oil fired central heating. __________ DIRECTIONS Take the Cley Road out of Holt and follow until you pass the left hand turning Bridgefoot lane to Wiveton, the entry to the driveway can be found on your right-hand side with low bricked walls on either side of the entrance. __________ 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 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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