Wensum Lodge

Originally built in 1899, this former dairy barn now offers 2753 Sq. Ft. of fantastic accommodation set in an elevated position overlooking the Wensum Valley and River Wensum below, occupying approximately 2 acres of gardens and grounds. The property has well-proportioned accommodation that blends its historic character with modern elements. The present owners have occupied the property since 2016, during which time they have extended and remodelled the house extensively. There is a wealth of beams, exposed brickwork, and vaulted ceilings, and the carefully designed living spaces offer incredible entertaining space. The property further benefits from an additional parcel of land with its own access and PP for a single storey unit.
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ACCOMMODATION

- Porch
- Entrance hall
- Sitting room
- Kitchen/dining room
- Utility room
- Study
- Family room
- Main bedroom with en suite
- 4 further bedrooms
- Family bathroom
- WC
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OUTSIDE

- South & west facing gardens
- Terrace & decked seating areas
- Ample off-road parking
- Double cart lodge
- Detached double garage
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DRIVING DISTANCES (approx.)

- Reepham: 3.5 miles
- Norwich: 13.6 miles
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LOCAL AUTHORITY

Breckland Council, Band: E
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SERVICES

Oil-fired central heating, private drainage (Klargester), mains electricity & water
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LAND REGISTRY

- NK93298 – Wensum Lodge, grounds, and gardens
- NK367983 – Land on Northwest Side of Lyng Road
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TENURE

Freehold
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SITUATION

The property is conveniently located between the two villages of Sparham and Lyng. Sparham is a sought-after village and civil parish within Norfolk and falls within the Breckland District, situated 13.6 miles to the northwest of Norwich. The surrounding countryside offers an abundance of wildlife and a network of paths and bridleways. The village of Lyng offers good amenities including a village shop and tearoom, The Fox public house, a garage, and Church of England Primary School as well as a multi sports area, playing field and children’s playground. The village also benefits from a fine village church.

The nearest local shops are in Bawdeswell and Lenwade, with a wider range of amenities at nearby Reepham, with a good range of shopping and renowned secondary school. Schools nearby include Great Witchingham Primary, Lyng C of E Primary, Bawdeswell Primary and the property falls within the catchment area for the highly regarded Reepham High School (Ofsted rated outstanding). There are some excellent independent schools within reach, including Taverham Prep School, The Norwich School, Norwich High School for Girls, Town Close House Prep School, and Langley School.

The market towns of Dereham and Reepham are both within easy driving distance offering schooling for all ages and many amenities and shops, whilst the Cathedral City of Norwich has an international airport, and mainline rail links to Ipswich, Cambridge, and London Liverpool Street. This is a fine city renowned for its shopping and cultural facilities and offers private and state schooling for all ages and the University of East Anglia.
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DIRECTIONS

Leave Norwich on the A1067 and proceed through Great Witchingham (Lenwade) follow the road past the right hand turning to Sparham and take the first left hand road signed to Lyng. Continue for approximately half a mile and the property will be situated on the right-hand side of the road.
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WHAT3WORDS

gave.takeovers.seagulls
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KITCHEN/DINING/LIVING

From the entrance hall there is an opening through to the exceptionally large open plan living space (44’11 x 15’2), which is perfect for entertaining, and the large sliding windows to the rear provide outstanding views over the garden and water meadow beyond, with far reaching views over the countryside.

The kitchen and dining area have been added in recent years by the current owner. The bespoke kitchen has been designed and installed by Mulberry Kitchen Studio within the last 6 years. This is a renowned Norfolk based company, offering exceptional craftsmanship to create bespoke kitchen furniture to an exacting standard. The kitchen includes a range of built-in cabinetry with central island of the same. The kitchen incorporates a range of appliances including an oven, a combination oven and microwave, a warming drawer suitable for plate warming and bread proving, induction hob with built-in vented extraction, dishwasher, a boiling water tap, and a drinks fridge. There is space for a free-standing American style fridge-freezer. The kitchen and dining area has tiled flooring with underfloor heating and a large skylight window with an electric Velux.
The dining area provides ample space for a large dining room table, and there is a large skylight window with an electric Velux. The high vaulted ceiling in the sitting room gives an open airy feel. There are exposed timber beams and wood flooring.
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SITTING ROOM

The large (25’3 x 12’0) sitting room is located off the kitchen/dining room, and whilst still enjoying the view and open aspect of the rear house, can be furnished in a way to create a cosy/snug TV sofa area.

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FAMILY ROOM

The inner hallway continues through to the incredible family room (27’9 x 18’8), study, and beautiful family bathroom. These rooms have been added by the current owner and enjoy underfloor heating throughout.

The spacious family room is an exceptionally large room with a high vaulted ceiling, giving a real sense of space and offers the perfect environment for entertaining. There is a large skylight and sliding doors that open out to the rear decked seating area offering unrivalled views of the Wensum Valley.
Whilst the family room is currently set up as a games room/family room and office with bathroom off the hallway, the space is incredibly versatile and could be configured in a number of ways to potentially create a self-contained annex to the main house.
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STUDY

The study benefits from a dual aspect with views to the rear and we believe this is created by simple internal stud partitioning and could be removed/reconfigured if required.
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FAMILY BATHROOM

The family bathroom features exposed brick and flint walling, freestanding bath, walk-in shower, wash hand basin, and WC.
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MAIN BEDROOM

Returning to the other end of the house, from the sitting room there is a door through to the main bedroom suite (12’5 x 12’0). The dressing room (9’4 x 8’11) was originally designed as a 5th bedroom/nursery and could be re-instated as such. The main bedroom has oak flooring and enjoys dual aspect views to the front and rear of the property, with the partially vaulted ceiling creating an airy feel. Adjoining the main bedroom there is an en suite shower room with walk-in shower, wash hand basin and WC with views to the rear.
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ENTRANCE

The property is accessed through a canopied entrance porchway which in turn leads through to an enclosed porch with pamment tiled floor and exposed flint and brickwork along with a WC and storage cupboard.
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BEDROOM 4

A door to the right of the porch opens into bedroom 4 (13’2 x 7’9), which features exposed brick and flint walling, exposed ceiling timbers, oak flooring, and window to front.
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BEDROOM 2

Bedroom 2 (12’5 x 12’0) is located off the entrance hall with a window to the front.
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UTILITY ROOM

Beyond the kitchen there is an inner hallway leading to the utility room, offering a range of built-in cabinets, and an integrated washing machine and tumble dryer.
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BEDROOM 3

Bedroom 3 (12’0 x 9’6) also leads off this inner hallway, it overlooks the front garden and has a built-in cupboard with shelving.
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OUTSIDE (main house)

Wensum Lodge is approached through electric gates over a shingled driveway, where there is plenty of parking and turning space to the front of the house, a double cart lodge and detached double garage. There is also an additional manually operated gate, which when open creates an in-out driveway. The garage is presently set up as a gym and a workshop.

To the rear of the property there is a paved entertaining terrace overlooking the undulating garden, water meadow and the River Wensum beyond. The views truly are spectacular and far reaching.

The rear garden is significantly sloped and has been designed to create a Mediterranean style garden with raised terraced beds. Much of the garden is laid to lawn with flower and shrub borders that extends down to the stream that meanders along the rear boundary.

There is a summer house with timber decking and fishing pier. The summer house has light and power connected and there is an outside tap. In addition, there is a shed which is ideal for storage of outdoor furniture.
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OUTSIDE (parcel of land to south)

Within the south section of the property boundary there is a derelict cottage with planning permission to renovate (see Planning Section) to a single storey unit.

There are also two other existing structures, one of which is set up with a temporary bedroom and kitchen whilst the other is set up as a utility area, toilet, wash hand basin and walk-in shower. There is a double garage with light and power, a shed, and a caravan hook-up is also available.

In its entirety, the nature of the landscape and the surrounding area provides diverse and valuable habitats for an abundance of wildlife and plant species and totals approximately 2 acres (stms) in all.
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PLANNING PERMISSION (parcel of land to south)

Navigate to the planning section on the Breckland Council website and search for the application using the following reference:

Application Reference Number: 3PL/2008/1381/F

Proposal: Renovation & re-roofing of outbuilding for domestic storage

Location: Land adjoining Wensum Lodge Lyng Road

We believe planning permission was granted in November 2008 for the renovation & re-roofing of an existing outbuilding for domestic storage. We have been told by our client that since this date, water, electricity, and drainage to a separate private system have been installed. Buyers are encouraged to make their own investigations into the planning permission and take the appropriate legal advice accordingly.
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AGENTS NOTE

There is a stream that runs along the rear boundary so anyone visiting the property with young children should be extra vigilant.
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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 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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DATE DETAILS PRODUCED

July 2022



Marketed by: Jackson-Stops, Norwich