Guide price £2,150,000
A distinctively exceptional and meticulously restored, 14th century farmhouse, very privately positioned within thirteen acres (stms) of peaceful wildlife haven, with rolling lawns, wildflower meadows, woodland and historic, pure, spring fed ponds. With two separate 15th century barn conversions, offering outstanding entertaining space and four high specification en suite guest bedrooms. With artist's loft, large workshop, cart shed and lean-to store. __________ FARMHOUSE GROUND FLOOR - Large hand-crafted kitchen with concrete counters and sizable timber breakfast island - Boot room, laundry and WC - Dining room - Sitting room - Snug - Original icehouse cellar - Viewing deck __________ FIRST FLOOR - Master bedroom suite incorporating: - Landing room - Bathroom - Dressing room with secondary laundry - Dressing room loft storage space __________ SILO BARN ANNEXE - Fabulous vaulted entertaining room comprising of lounge, dining and church pew bar - Substantially sized for dining and seating large groups - Bespoke fully fitted kitchen - Cloakroom/WC - Three beautifully styled double bedrooms en suite - Boot room with laundry - Artist loft with ensuite accessed by external staircase - Large, 4-bay enclosed cart shed - Large deck accessed by bi-fold doors - Accessed from the outside, a plant room comprising of utilities for three dwellings __________ SUMMER BARN - Large study or guest bedroom with lounge space - Double shower ensuite - Extensive workshop space with potential for further accommodation. __________ LEAN-TO BARN - Substantial 3-bay lean-to open barn for garden machinery, boats, vintage cars and woodstore _________ OUTSIDE - Long private informal driveway - Idyllic undulating valley location with far reaching countryside views - 13 acres (stms) of exceptionally private landscaped grounds - Historic natural spring water ponds - Pond jetty and old fruit cart entertaining cabin - Two hardwood decks for outside entertaining or relaxing - Ground access for Plant Room - Stair access to Artists Loft - Garden lighting __________ KEY POINTS - The property is not a listed building - Unique, private and peaceful location no overhead wires or pylons (and we are told, amazing night skies!) - Entirely supplied by an abundance of private fresh spring water - Historic well lies within the property grounds and is fed by the spring - Innovative and sympathetic restoration of all buildings - Historic architectural elements are statements - Top quality and eclectic fixtures and fittings throughout - One-of-a-kind features - Entirely new electrics, plumbing, drainage and heating systems - Bespoke and antique light fittings and LED mood lighting - Dual fuel energy options including ground source heat pump and oil-fired boiler - Alarm systems in all dwellings - Wildlife haven due to natural landscape - Highways act protection for all rights of way DRIVING DISTANCES (approx.) - Norwich 23 miles (International airport and mainline trains to London Liverpool St. - Dereham 5 miles - Swaffham 11.5 miles - Kings Lynn 22 miles (mainline trains to London Kings Cross via Cambridge) - The North Norfolk Coast at Wells-next-the-Sea 20 miles __________ SITUATION Perfectly positioned within thirteen private acres (stms) with wonderful undulating views over open countryside, the property is accessed via a long private track between two rural villages, both offering small active communities, local pubs and fine parish churches, one also has a village shop and post office. The market town of Dereham is only five miles away offering schooling for all ages, supermarkets, shops, leisure centre and two market days a week. Access to the main routes in and out of Norfolk from here is easily accessible and both Norwich and Kings Lynn offer mainline rail services and Norwich also has an International Airport. __________ HISTORY This is an exceptional property, a unique curation of contemporary finishes, English heritage and agricultural life. It is not listed, but it is believed that the Farmhouse dates from the 14th Century but could have been built in the footprint of a much earlier building of importance due to its position by the holy well which sits on the land. The well was visited as part of the historic pilgrimage routes to the Marian Shrine at Walsingham. The vendors have taken great care with the restoration, stripping back the farmhouse and barns to expose, preserve and unashamedly celebrate some incredible finds, including original oak beams, many highly carved with historic carpenter markings and some etched with Marian symbols connected to the pilgrim beliefs. There is a marvellous preserved internal oak mullioned window, sections of wattle and daub, clay lump and lime rendering, The house is oak framed and would have been thatched originally and it is thought to have gained its brick faade in the 18th century. An original icehouse was discovered and has been converted to create a wine cellar. Two crests found have the Hastings Family Coat of Arms, indicating that prior to the 1700's the property could have been part of the Hastings Estate. The two associated barns appear to be 15th Century and they too have some wonderful original features that have been beautifully celebrated in the restoration. __________ THE FARMHOUSE This is a truly unique building that has been stripped back to create a semi open plan living space on both levels and which benefits from lots of natural light and wonderful far-reaching views. The original upstairs floorboards have been exposed to create the downstairs ceilings, a thing of beauty. Handmade Norfolk pamment flooring runs throughout, benefitting from underfloor heating, which, complemented by the carefully crafted hardwood triple glazed windows, the best of insulation and two large inglenook fireplaces fitted with Chesney multi fuel or wood burners ensure that although of significant age, this is a warm and comfortable home. The accommodation on the ground floor comprises a large kitchen breakfast room, beautifully light, with triple aspect and fitted with a range of bespoke kitchen units including a large breakfast bar/island, oversize Belfast sink and integrated appliances including a Rangemaster dual fuel cooker, and bespoke steel extractor, extra-large Miele dishwasher and two Norcool drawer fridges. At the far end of the kitchen a central chimney breast features a large inglenook fireplace fitted with a multi fuel wood burner, which creates a focal point and a lovely place to relax. Leading from the kitchen, a small lean-to room doubles as a laundry room and a WC and with an external door, it is the ideal boot room too. Fully fitted with integrated Liebherr fridge freezer, storage cupboards, 1-metre-long clay fired sink and LG washing machine and tumble dryer. The dining hall features another inglenook fireplace and a unique bespoke square table made from the farm's old water tank, the room is double aspect with a west facing window and an open framework of the original beams allows lots of natural light from the east from many windows and French doors, which open to a hardwood decked terrace. The icehouse cellar is accessible from here and a contemporary counter levered steel, glass and oak staircase leads to the first floor. There is a large sitting room at the north end of the house, with substantial oak beams that are ornately carved and dominated by another fabulous inglenook fireplace with herringbone brickwork and historic stonework. This is fitted with another Chesney wood burning stove. A small snug adjacent to this room features a glimpse of the original icehouse wall and vaulted ceiling and a small feature original fireplace. The first floor has been given over entirely to a magnificent and wonderfully indulgent main bedroom suite, with vaulted ceilings throughout, four rooms run seamlessly together with hardwood flooring running through. The large landing room with original fireplace, leads through to the bedroom, wonderfully opulent with beautiful carved ceiling beams and another inglenook fireplace. The large central chimney breast separate the bathroom from the landing room, here a large double rainfall shower is complimented by a freestanding bath and then hidden behind a secret mirrored door a beautifully fitted dressing room and secondary laundry room complete the suite. Within the dressing room there is a staircase leading to a loft space, with the same hardwood flooring, perfect for additional storage. __________ THE SILO BARN ANNEXE Named after the herculean blue silo that supported a once crumbling gable end, Silo Barn features a substantial and wonderfully eclectic social open plan living and entertaining space, under a 40ft ancient oak vaulted roof. Here seating and dining areas are complimented by a fully equipped church pew bar with bespoke fittings and integrated drawer fridge, dishwasher and ice machine. Aluminium framed double glazed windows and glazed apertures allow amazing views, particularly to the hardwood decked terrace and beyond. The entire barn has a concrete floor with underfloor heating for warmth. The barn has its own fully fitted bespoke kitchen with old stable doors from the farm and a full complement of high-quality integrated appliances like the farmhouse. There are three boutique style guest bedrooms in this barn, each with its own unique features and an ensuite beautifully fitted shower room. The barn also benefits from a combined laundry and boot room and from here you can access the cart shed which is fully enclosed and heated and could easily double up as a further workshop if required. Accessed via an external metal staircase, the Artist's Loft is of Scandinavian design with sealed plywood floors and walls, with a compact bathroom, light comes from three large Velux windows and it is heated with radiators. A great teenage hang out or yoga space maybe? __________ SUMMER BARN Situated behind Silo Barn across a lawned courtyard; Summer Barn currently has a large study or guest bedroom with the same stunning vaulted ceilings, and wonderful views. It benefits from a double rainfall shower room. The majority of this barn is given over to a large workshop with plenty of storage, gymnasium lighting from Vermont and doors opening on three sides for access and natural light. This has lots of potential for further accommodation and could be linked to Silo Barn to create a larger main home (subject to planning). __________ LEAN-TO BARN This open barn has been restored with aluminium box sheeting and its generous bays can accommodate boats to tractors and anything in between, it is well equipped with power points and has an outside car wash area. __________ OUTSIDE The distinct uniqueness of the farm lies in the pureness of the surrounding landscape. Untainted by overhead wires, electric pylons and with no public rights of way, the grounds are truly private and peaceful with the only neighbours being the quintessential British wildlife. The natural spring provides all the water for the property and feeds the well, which is situated adjacent to the two ponds , here there is a large area of decking and an old fruit cart that doubles as a covered entertaining space. The ponds were fully drained, cleaned and lined with clay and today Bullrushes, water lilies and some magnificent trees create an incredibly special setting. The majority of the remaining land is left as wild grass and wildflower meadows, with pathways mown for access and to enjoy the wildlife that thrives in this setting. Around the house the undulating lawns have been mown to open the vista. Currently the vendors use one entrance driveway, however the house actually owns access drives from both directions, one has been allowed to grow wild for more privacy but could be reopened if desired by a future owner. __________ PLANT ROOM A dual fuel heating system comprises a ground source heat pump which heats the Farmhouse and there is an oil-fired central heating system which provides a choice of heating and hot water for the Farmhouse and heating and hot water for the barns. The water is all private from the spring, it is very pure but with the added protection of a UV filtration system. There is a large pressure vessel and circulation pumps to ensure good pressure and a huge hot water cylinder providing ample hot water for all the showers. _________ LOCAL AUTHORITY Breckland District Council Band D __________ SERVICES Mains electricity, private water, new private Klargester for eco-friendly drainage. __________ TENURE Freehold _________ DIRECTIONS Directions to find the property will be given when viewings are booked __________ DATE DETAILS PRODUCED September 2022 __________ 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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