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Burntoak Lane, Redenhall, Harleston, IP20

Guide price £1,350,000

6 Beds 1 Bath 5 Receptions

REF: NOR220051

Coldham Hall is a large 6-bedroom Grade II listed farmhouse with a wealth of charming period features offering approximately 3360 Sq.Ft. (stms) of living accommodation, arranged over 2 floors, with further potential accommodation on the 2nd floor in the attic rooms. The house sits in approximately 3.87 acres (stms) of gardens and grounds and enjoys a wonderful rural setting with far reaching countryside views, located on the edge of the South Norfolk village of Alburgh, just outside Harleston.

THE PROPERTY

Coldham Hall is a large 6-bedroom Grade II listed farmhouse with a wealth of charming period features offering approximately 3360 Sq.Ft. (stms) of living accommodation, arranged over 2 floors, with further potential accommodation on the 2nd floor in the attic rooms. The house sits in approximately 3.87 acres (stms) of gardens and grounds and enjoys a wonderful rural setting with far reaching countryside views, located on the edge of the South Norfolk village of Alburgh, just outside Harleston. EPC RATING N/A as Grade II listed (exempt) __________ HISTORIC ENGLAND Grade II Listed; List Entry Number: 1155998 __________ LOCAL AUTHORITY South Norfolk Council, Band: F __________ LAND REGISTRY NK371331 __________ ACREAGE Approximately 3.87 acres (stms) __________ TENURE Freehold __________ SERVICES - Oil-fired central heating - Mains electricity - Mains water - Private drainage __________ SITUATION Coldham Hall is located in unspoilt countryside to the west of the Waveney Valley village of Alburgh. Alburgh sits between the nearby market towns of Harleston and Bungay. The village of approximately 170 households is approximately 1 mile from the property, and benefits from a village hall, historic church, a primary school (Ofsted 2019 ''Good'), and a playing field. The market town of Harleston is some 5 miles to the south, offering good local amenities including shops, banks, post office, supermarkets, a high school and access to the A143. The market town of Bungay is also nearby and has a wide selection of shops, a theatre, and a golf club with an 18-hole course. The Earsham Street area of Bungay has several excellent shops including a fishmonger, delicatessen, florists, and greengrocer. There is a market on Thursdays. The Suffolk heritage coast is within easy driving distance and there are numerous schools in the area, including a primary school in Ellingham, the Sir John Leman High School in Beccles, Independent Langley School near Loddon, Bungay High School and Sixth Form College. The City of Norwich is approximately a 40-minute drive and is renowned for its shopping and cultural facilities, together with its range of schools, university and as a thriving business community. There are mainline railway services from Norwich and Diss (London to Liverpool Street in 90 minutes), whilst Norwich has an expanding airport. There are several golf courses in the area, whilst access to the Norfolk Broads complex can be had at Beccles and the coast. The coast is within easy driving distance and well known for its beaches, bird reserves and sailing facilities. __________ OUTSIDE The approach to Coldham Hall is lovely with its idyllic rural setting surrounded by open countryside providing a memorable first impression. The property stands well back from a rural country lane (Burntoak Lane) and is approached over a long drive through an avenue of Lime trees. The drive leads to ample space for parking and turning to the rear of the property, and to an open fronted carport of timber frame under a newly fitted pantile roof. To the right of the driveway there is a meadow, with an abundance of mature specimen trees that extend throughout the grounds. To the front of the property there is a wildflower meadow with mown pathways. Wrought iron park fencing and established box hedging separate the meadow from the house. To the south of the house there is a large, paved terrace, ideal for entertaining, which overlooks a parterre with paved pathways. Towards the west boundary there is an extensive lawned area, with beech hedging leading into further enclosed areas. __________ ENTRANCE HALL A large, light, and airy entrance hall provides access to the principal reception rooms. __________ CLOAKROOM From the entrance hall there is a cloakroom with WC and wash hand basin. __________ FAMILY ROOM Off to the left of the entrance hall there is a family room (17'3 x 13'8) which is presently used as a playroom. This room benefits from a set of French doors opening out to the south facing terrace and overlooking the parterre. __________ SITTING ROOM To the right of the entrance hall is the fantastic and elegant drawing room (16'10 x 16'5), featuring exposed timber beams and an open fireplace with built-in shelving either side. The east facing window looks out over the front lawn and meadow beyond. __________ KITCHEN/BREAKFAST ROOM The large kitchen/breakfast room (21'10 x 16'5), benefits from dual aspect views (front and rear). There is an oil-fired 4 oven Aga and a much-coveted pantry. There are a range of built-in cabinets, a butler sink, and space and plumbing for a dishwasher. __________ DINING ROOM Leading off from the kitchen is the dual aspect dining room (18'8 x 15'7) with exposed timber beams, and a large open fireplace. Beyond the dining room there is a utility/2nd kitchen (15'4 x 11'11) with a range of built-in cabinets, a sink, and space for freestanding appliances. __________ OFFICE/BEDROOM 5 & BEDROOM 6 A staircase rises up from the dining room to a further two bedrooms, with planning consent granted for the creation of a bathroom suite (see section below). __________ PLANNING PERMISSION Navigate to the planning section on the South Norfolk Council website and search for the application using the following reference: Application Reference Number: 2021/1542 Proposal: Creation of bathroom suite __________ FIRST FLOOR LANDING There are two separate staircases providing access to two sections of bedroom accommodation. The main staircase rises from the entrance hall below to the first-floor landing. The first floor offers four bedrooms: - Main bedroom (16'3 x 15'11) - Bedroom 2 (17'11 x 12'0) - Bedroom 3 (16'5 x 14'6) - Bedroom 4 (13'1 x 7'11) A dressing room also links the main bedroom to the family bathroom. All bedrooms benefit from views over the gardens and grounds, and neighbouring countryside beyond. __________ ATTIC ROOMS From the landing there is a hidden staircase leading to 3 connecting attic rooms (not shown), offering further potential accommodation subject to the necessary consents etc. __________ MAIN BEDROOM The main bedroom (16'3 x 15'11) is located to the front of the house with an eastern facing window offering views over the front meadow and beyond. Whilst the main bedroom has its own door, there is also an additional door opening directly into the dressing room, which in turn leads to the family bathroom. __________ BEDROOM 3 Bedroom 3 (16'5 x 14'6) is a charming room on the southeast corner complete with feature fireplace. __________ FAMILY BATHROOM The large family bathroom offers a free-standing bath, walk-in shower, WC and wash hand basin. __________ BEDROOM 2 Bedroom 2 (17'11 x 12'0) is located on the southern side of the house with a view over the garden and beyond. __________ BEDROOM 4 Bedroom 4 (13'1 x 7'11 - not shown) is located between the main bedroom and bedroom 3 with an eastern facing window. __________ DIRECTIONS From Norwich, head south on the A140, and shortly after passing Tasburgh (before reaching Long Stratton), turn left onto the B1527 towards Hempnall. After passing through Hempnall, turn right into Alburgh Road and continue heading south as Alburgh Road becomes Spring Lane, Barondale Lane, and then Broad Road. Continue on Broad Road for approximately 1.2 miles and then turn right onto Mill Road and continue onto Burntoak Road. Drive for approximately 0.8 miles. Please note that if you are using google maps, the postcode for the property (IP20 9PD) will take you to the correct road, but not directly to the property. Coldham Hall is located a little further north on Burntoak Lane and is the next property on the road. With that in mind, we recommend you also use the what3words app (see below) or study google earth before you visit the property. __________ WHAT3WORDS We highly recommend the use of the what3words app. This can be downloaded free of charge and used on a smartphone. The combination of words relates to a 3m square, with the whole country divided up into 3m squares, so one can easily pinpoint a location for ease of navigation. The following three-word combination will take you to the entrance of the driveway: princes.copies.asterisk __________ DRIVING DISTANCES (approx.) - Harleston: 4.5 miles - A140 (Tasburgh): 7.8 miles - Bungay: 8.0 miles - Diss: 13.8 miles - Norwich: 16.4 miles __________ AGENTS NOTE We understand a public footpath runs from East to West from Burntoak Lane along the far boundary of the property. __________ 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; if there is any point of particular importance to you, we ask you to discuss this with us before you make arrangements to visit or request a viewing appointment. 8. Viewings are strictly by prior appointment through Jackson-Stops. __________ DATE DETAILS PRODUCED August 2022