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West Lane, Horsham St. Faith, Norwich, NR10

Guide price £895,000

6 Beds 4 Baths 4 Receptions

REF: NOR210073

Old Paddock Barn is an outstanding 6-bedroom barn conversion offering very flexible spacious accommodation (almost 3500 sq.ft. stms) and providing the opportunity for an integrated self-contained annexe. The property is set in a large (approx. 1/3rd acre stms), beautifully landscaped plot, situated in an enviable rural location, on the edge of Horsham St Faith, accessed by a private lane, with easy access to Norwich, The Broads and the Coast. A timber framed garden room allows enjoyment of the stunning garden all year round!

THE PROPERTY

Old Paddock Barn is an outstanding 6-bedroom barn conversion offering very flexible spacious accommodation (almost 3500 sq.ft. stms) and providing the opportunity for an integrated self-contained annexe. The property is set in a large (approx. 1/3rd acre stms), beautifully landscaped plot, situated in an enviable rural location, on the edge of Horsham St Faith, accessed by a private lane, with easy access to Norwich, The Broads and the Coast. A timber framed garden room allows enjoyment of the stunning garden all year round! __________ GROUND FLOOR - Kestrel Kitchen/dining room with Aga & mezzanine - Sitting room - Utility room - 4 bedrooms - 2 shower rooms __________ FIRST FLOOR - Main bedroom & dressing room - En suite bathroom & shower room __________ ANNEXE - GROUND FLOOR - Kitchen area - Bedroom - Shower room __________ ANNEXE - FIRST FLOOR - Bedroom - Spacious dressing room __________ OUTSIDE - Beautiful west facing landscaped garden - Courtyard - Garden room - Summer house & adjoining studio - Patios & various seating/dining areas - Shed - Ample off-road parking to the front __________ DRIVING DISTANCES (approx.) - Norwich 5.3 miles - Aylsham 8.4 miles - Coast 19 miles __________ SITUATION The village of Horsham St Faith is just 5 miles North of the centre of the Cathedral City of Norwich. The village has a good range of amenities including a shop, post office, doctor's surgery, public house, whilst there are a selection of supermarkets nearby. The property is conveniently placed for ease of access to the outlying suburbs of Hellesdon, Catton and Sprowston. The Cathedral City of Norwich is the regional centre, as well as being renowned for its cultural and shopping amenities. There is a permanent market in the centre of the city and the wonderful Cathedral close on the edge of the River Wensum. The city has a mainline railway station and close to the village is Norwich International Airport, just a 2.3-mile journey by car. The market towns of Aylsham and Holt offer alternative shopping destinations whilst the North Norfolk coast renowned for its sandy beaches and bird reserves is within easy reach as too are the popular Norfolk Broads. __________ DESCRIPTION This exceptional barn was converted in 1991 and now offers a unique combination of period character blended with modern contemporary quality features. The property provides versatile accommodation with numerous character features including exposed brick and oak beams, and vaulted ceilings. Multiple sets of doors along the front of the barn allow good natural light and multiple points of access. The current owners typically use the access through the front courtyard into the kitchen/dining room. The kitchen/breakfast room is spacious and open plan, and features bespoke, designed and handcrafted cabinetry by Kestrel Kitchens & Furniture. The kitchen has tiled flooring and offers an extensive range of built-in cabinets with granite worktops, and a large central island, again with a granite work surface. There is a four-door electric Aga, along with a gas five ring hob, a discrete retractable worktop extractor, double oven, fridge freezer, dishwasher and double butler sink. From the kitchen, stairs lead to a first-floor mezzanine which sits over the kitchen and would make an ideal study area. A stable door leads out to the rear garden and a double door opens out to the front of the property. The dining/family area has a part-vaulted ceiling and sets of double doors leading out to the front and rear of the property. A double-facing multi-fuel burner nestles in the brick fireplace between the dining area and the sitting room. This room enjoys dual aspect views to the front and rear of the property. From the sitting room a staircase rises to the main bedroom suite. The bedroom features a vaulted ceiling and exposed timber beams and enjoys views over the rear garden. There is an adjoining dressing room with Velux window and an adjoining en suite bathroom, which extends through to an en suite shower room. The en suites are beautifully appointed and offer storage and good natural light. Returning down the stairs and moving through to the inner lobby, there is a beautifully fitted shower room and two further bedrooms. The smaller of the two bedrooms would make an ideal study or nursery and has the benefit of French doors opening out to the front of the property. The larger bedroom features built-in wardrobes, storage and shelving and also benefits from French doors out to the front of the property. The inner lobby continues through to a further lobby with access to the utility room, which features built-in cabinets with ample storage, worktop, butler sink and space for freestanding appliances. A door opens out to the rear garden. Continuing through the barn there is a further bedroom with built-in wardrobes and two sets of French doors out to the front of the property. Directly opposite this room there is a further shower room. __________ ANNEXE Within the hallway of the annexe, double doors open out to the front driveway. If desired, this could provide an alternatively main entrance to the property. Stairs rise to the first-floor mezzanine landing and there is a mini multi-fuel burner. On the ground floor there is a bedroom with built-in wardrobes and an aspect to the front of the property. There is a small kitchen area with built-in cabinet, butler sink and worktop, access to a shower room and a stable door out to the rear garden and small patio area. The first-floor mezzanine landing offers excellent space for an additional sitting room, study or dressing room. This links through to a bedroom, which features exposed timber beams and Velux window. Please note the green bath in the image of the bedroom has not been plumbed in or connected. __________ OUTSIDE The property is approached via a private tree-lined lane with open fields either side. At the end of the lane there are a small cluster of beautifully converted barns and the original farmhouse. Old Paddock Barn is reached over a shingled driveway that in turn provides ample space for turning and parking. This barn is tucked away at the back of the cluster and therefore benefits from open field views to the rear from the first floor, which attracts an abundance of wildlife and birdlife. To the front of the property there is a lovely east facing courtyard. This outdoor space can be accessed directly from the kitchen, making it a perfect setting for breakfast on a sunny morning. The rear garden is a particularly striking feature of this property, and time and effort has been heavily invested to make it into what it is today. The garden comprises a network of paved pathways, a pond and stream, numerous fully stocked shrub and herbaceous beds, ornamental grasses, perennials, established hedging and numerous specimen trees. The garden is a delight to enjoy and appreciate, as well as a haven for local wildlife. A number of outdoor paved terraced seating areas have been created, perfect for entertaining and al fresco dining and all enjoying a lovely aspect over the attractive garden. Within the garden there is a fabulous oak framed glazed garden room, with double doors opening out onto the garden. There is also a large timber framed summerhouse with decking, along with an adjoining office/studio. __________ LOCAL AUTHORITY Broadland District Council, Band: F __________ SERVICES Oil-fired central heating, mains electricity, water and drainage __________ DIRECTIONS Leave Norwich on the A140 Cromer Road proceeding past the airport, at the roundabout continue along the A140 turning right shortly after, signposted Horsham St Faith, take the next turning on your right into West Lane, shortly after as the road bends around to its left continue straight on whereby the property can be found tucked away from view accessed via a five-bar gate. __________ AGENTS NOTE Please note the green bath in the image of the bedroom has not been plumbed in or connected. __________ 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. __________ DATE DETAILS PRODUCED July 2021