4 bedroom house

A superb 18th century home, located in the desirable village of Ingham, just a couple of miles from the Norfolk coast and the Broads, the property adjoins the fine-dining Ingham Swan restaurant. The property is steeped in history and is located next to the historic 14th century Holy Trinity Church. With a most magical large rear garden and ample off-road parking. The current owners have lived in the property for 38 years, raising their 3 children and have carried out significant remedial works during the last few years.
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FEATURES

- New thatched roof
- New solid oak roof structure
- New solid oak beams
- New ring main & wiring
- New pipework and radiators
- New windows & cills
- New gable wall and chimneys
- New stainless-steel flue liners
- Exposed flint wall panels
- Exposed brickwork
- Inglenook fireplaces
- Norfolk pamment flooring
- Wood flooring
- Underfloor heating to the breakfast/garden room & shower room
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GROUND FLOOR

- Reception hall
- Sitting room
- Former shop Sitting room/Studio
- Kitchen
- Breakfast/garden room with underfloor heating
- Dining room
- Bedroom 4/study with door to outbuilding with planning consent to create separate annex
- Shower room with under floor heating
- Cellar
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FIRST FLOOR - Proposed

- Main bedroom with en suite
- Bedroom 2 with Jack-&-Jill bathroom
- Bedroom 3 with access to jack-&-Jill bathroom
- Landing with internal, original 15th century pre-glass window
- Exposed brick chimney stacks and exposed oak beams
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OUTSIDE

- West facing frontage with rose beds, bulbs, underplanting and climbing rose
- Gardens & grounds, in all approx. 0.71 acres (stms)
- Beautiful secret garden with remains of Priory cloister walls and Church as a backdrop
- Far reaching open field and sunset views
- Restored summer house
- Fire pit
- Outbuilding with Planning Consent
- Double garage with parking
- Separate further garage with parking, Store and pad
- Garden Store Shed
- Ideally located between The Broads & the Northeast Norfolk unspoilt coast
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DRIVING DISTANCES (approx.)

- Stalham 1.0 miles
- Coast 2.9 miles
- Hickling 2.4 miles
- Wroxham 8.2 miles
- Norwich 16.4 miles
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SITUATION

The small village of Ingham is situated in an unspoilt rural position bordering open farmland between the Broadland town of Stalham (1.0 mile) and the northeast Norfolk coast at Sea Palling (2.9 miles), which offers miles of unspoilt sandy beaches. The village enjoys an active community through the Village Hall, the church and the Norwich Cricket Club which is situated to the east of Town House. There is a magnificent 14th century church neighbouring the property to the south and the adjoining property is the fine- dining coaching inn, The Ingham Swan.

The property stands close to the Norfolk Broads, designated a National Park and well known for boating, fishing and wildlife. Hickling Broad is the nearest accessible Broad, situated just 2.5 miles to the south-east of the property. The North Norfolk Coast, with its pebble and shingle beaches, salt marshes and creeks is within easy driving distance (approx. 18 miles).

(Hickling maintains its quaint Broadland status with a number of local amenities including the magnificent Parish Church, traditional Methodist Church, excellent primary school, two pubs, sailing and windsurfing facilities, Village Staithe and boatyard.)

The Broadland small market town of Stalham and the village of Wroxham (8.2 miles), each offer a good range of supermarkets, schools, banks, doctor’s surgeries, access to The Broads, boat hire and other facilities. North Walsham, some 10 miles to the north-west is also an excellent market town with supermarkets (Waitrose and Sainsbury), a wide range of shops, schools, dentists and two doctor’s surgeries, There is Public transport, bus services from Ingham and Stalham and trains from Wroxham and North Walsham as well as public transport (bus and rail) to Norwich and London.

The Cathedral City of Norwich has a vibrant business and cultural community and is home to the Norwich and Norfolk festival now one of the largest in the country. There is a mainland railway station at Norwich to London Liverpool Street (1 hour 50 mins) and Links from Norwich Airport offering some international holiday destinations, internal flights, and links to Amsterdam.
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PLANNING APPLICATIONS

To view the associated planning applications, go to the North Norfolk District Council website and search for planning. The applications relating to restoration following fire damage are LA/18/0748 and PF/18/0746.

The planning application relating to the alteration of the outbuilding is LA/11/0278 (and PF/11/0277). The present owner has made a ‘material start' with the conservatory and shower room and so further works listed are secured in perpetuity. In addition to the self-contained annex, there is permission for spiral stairs down to the cellar and improved cellar ventilation with opening window lights.
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DESCRIPTION

The property is an attractive Grade II listed period home with origins going back to the 14th century but mostly dating from the 18th and 19th centuries. The house is traditionally constructed of brick and flint, with a newly thatched roof. Part of the roof to the rear of the property and the adjoining outbuilding is pantiled. The property occupies a historic site with much of the garden originally forming part of the ancient Ingham Priory, which ceased to function before the Dissolution of the Monasteries in the early 16th century.

The property was involved in a fire during 2017 which started in the neighbouring fine- dining restaurant. Both the neighbouring restaurant owners and the current owners, have carried out appropriate works to minimise the risk of this happening again. The structural restoration works have now been completed, so the house has the benefit of a new roof construction (all new oak), a new fire wall and a brand-new thatch. Most of the ground floor of the property has been restored, or in the process, but the first floor has been left for the subsequent owner to finish to their personal taste and desire. Planning has been approved (LA/18/0748 and PF/18/0746) to restore the first floor to its former layout. However, there is also the opportunity to create a new layout, subject to Planning and Listed Building approval.

The property was acquired by the current owners in 1982. During this time, work has been carried out over the years including the creation of a large kitchen/breakfast room with a garden room extension facing south onto a paved terrace with views towards the magnificent church tower. The property benefits from well-arranged accommodation to the ground floor, with three main reception rooms to the front elevation. The reception hall is a lovely room, featuring pamment tiled flooring, exposed oak beams, exposed flint wall panel and an inglenook fireplace with wood burning stove. From the reception hall, the staircase, with storage below, rises to the first floor. Leading off from the reception hall is the sitting room, featuring exposed oak beams and some exposed brickwork, wood flooring and door leading through to the dining room. There is a lovely inglenook fireplace with pamment hearth and wood burning stove and shelved alcove to the right. The third reception room was originally the village shop and post office but has also been utilised as a children’s playroom, extra sitting room and studio. It is a bright and sunny west facing room with considerable glazing and glazed outside door and access through to the fourth bedroom/study and down to the cellar.

The dining room enjoys an east facing aspect with French doors opening out to the paved terrace. The room features some exposed brickwork, oak beams, flint panel and an original 15th century internal window. There is a feature fireplace with timber mantle.

The kitchen with adjoining breakfast/garden room is a light and sunny living space. The kitchen has a range of built-in cabinets with island, a 5-burner range cooker, space and plumbing for a freestanding dishwasher and space for a freestanding fridge-freezer. The kitchen features pamment tiled flooring, new lighting, new radiators, and an exposed flint wall panel. The pamment tiled flooring extends through to the garden room, which benefits from bi-folding doors leading out to the terrace.

Leading off from the garden room is a shower room with walk-in shower, wash hand basin and WC, and beyond that is the boiler room and door access to the road.

There is also a useful outbuilding on the ground floor with planning consent to convert this brick and pantiled outbuilding into an annexe/secondary accommodation. The property has a large and delightful garden to the rear and east with the church forming a backdrop to the south.
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HISTORIC ENGLAND

Grade II listed, number: 1172402, first listed in 1987

The following text has been taken directly from the Historic England website:

TG 32 NE INGHAM MILL ROAD (east side)

2/28 Swan Inn and Town House

G.V. II

Later C18 range comprising house and former shop and public house. Utilises fragments of former Trinitarian Priory which was situated immediately east. Flint with brick dressings and thatched roof. 2 storeys. Swan rendered to facade. Swan with 2 C20 ground floor casements flanked by a door each side, that to right with a timber case. One C19 and 2 C20 casements to first floor. Town house to north. C19 shop front (rebuilt C20) of glazed panels right and left of doorway. Domestic door to left flanked by one late C19 horned sash left and right. 3 C19 casements to first floor. Gabled roof with 3 ridge stacks.

Listing NGR: TG
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OUTSIDE

There is a right of vehicular access to the south of The Ingham Swan restaurant which leads to gates, a gravelled drive and parking area where there is a double garage situated with an inspection pit.

There is further vehicular access to the east of the property, off the Sea Palling Road. Here is further parking and a timber garage with lean-to. The double front and rear doors provide drive through access to a solid concrete pad behind the garage. This pad could accommodate further parking and/or provide the base for a workshop or shed.
The rear garden is a striking feature with the neighbouring 14th century church forming a most wonderful backdrop to the south. The historic garden originally formed part of the site of Ingham Priory and remains of its cloister walls still survive. Later marl workings have produced the undulating topography which has created a garden of real character with areas of sunken lawn surrounded by shrubberies, comprising rambling roses, buddleia, honeysuckle, japonica, peony and many other plants. There are numerous specimen trees, which amongst others includes hazel, beech, walnut, oak, larch, sycamore, and holly. There is much underplanting of spring bulbs, wild flowers and various ground cover plants. Immediately to the east, tucked behind the property, there is a sheltered, paved terrace approached by bifold doors from the breakfast/garden room and French windows from the dining room. It has outside lighting, extending the living space in fine weather. From the terrace, a gravelled pathway meanders down to the main garden. The garden is a haven for wildlife, in particular birds, bats and butterflies and forms part of the local Conservation Area in the centre of Ingham. The gardens and grounds, in all extend to approximately 0.71 of an acre (stms).
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LOCAL AUTHORITY

North Norfolk District Council, Band: F, Annual cost: £2,672.61 (2020/21)
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SERVICES

Oil-fired central heating, mains electricity and water, drainage to septic tank.
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AGENTS NOTES

In September 2017, the property was involved in a fire, originating from the adjoining Ingham Swan. Main structural restoration work has been completed, including the gable wall and chimneys, a new thatched roof and new solid oak timbers. Most of the ground floor has been restored. The structure of the first floor is in place, but the room partitioning has not yet been re-instated as proposed in planning documentation PF/18/0746. Planning and listed building consent allows for all works to be completed to restore the property to its original structure and appearance.

The property has a legal vehicular right of access across the yard of The Ingham Swan, leading onto a gravelled drive and parking area to the south of the property.

The property is attached to The Ingham Swan to the south.
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DIRECTIONS

From Norwich take the A1151 to Wroxham. Proceed through Wroxham. From Wroxham head North on the A1151 towards Stalham. After about 8 miles continue onto Norwich Road/A149 and proceed for approximately 2.2 miles. Upon reaching the Tesco Superstore, turn left onto Old Market Road and then continue onto Lower Staithe Road. At the double mini roundabout take the 2nd exit onto Ingham Road. Continue onto Town Road and the property will be on the right-hand side, next door to The Ingham Swan.
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DATE DETAILS PRODUCED

October 2020
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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.

Marketed by: Jackson-Stops, Norwich