Valley Farm

An attractive five-bedroom farmhouse perfectly positioned for easy access to Holt and Greshams School. Sitting in a rural location within 3.57 acres (stms) of gardens and paddocks with hard tennis court and full planning to extend existing house and also to create a further one-bedroom detached dwelling, ideal for income generation or annexe use.
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GROUND FLOOR

- Reception hall
- Dining hall
- Sitting room
- Drawing room
- Kitchen/breakfast room
- larder
- Boot room and separate WC
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FIRST FLOOR

- Galleried landing
- Main bedroom with en suite bathroom
- Three further double bedrooms
- Single bedroom
- Family bathroom
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OTHER

- High ceilings
- Original features
- Full planning to extend existing house North Norfolk District Council Planning Ref PF/21/3024
- Full planning by permitted development to convert single storey barn to one-bedroom self-contained dwelling
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OUTSIDE

- Single garage
- 2 large single storey barns
- Gardens
- Paddocks
- Hard tennis court
- Gravelled driveway and parking
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DRIVING DISTANCES (approx.)

- Holt and Greshams School 7.5 miles (10-15 mins drive)
- Aylsham 7 miles
- Reepham 6 miles
- Norwich 16.5 miles (international airport and mainline trains to London Liverpool Street)
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SITUATION

Valley Farn sits in wonderful rural location on a quiet single-track lane on the edge of the small villages of Corpusty and Saxthorpe. These collectively offer a village shop, pub and primary school and a fine parish church.

This house is very well situated for easy access to the Georgian market town of Holt , which is renowned for its attractive street frontages and for its wide and eclectic range of independent shops. Holt is also home to Gresham’s pre-prep, prep and senior schools, founded in 1555 and these are within 10- 15 minutes’ drive, ideal for school runs.

There is a buzz in the air in North Norfolk and the surrounding area enjoys everything on offer from locally sourced butchers, fishmongers and farmers markets to artisan bakers, cool coffee shops, restaurants, delicatessens, up-market farm shops and art galleries.

Access to the coast at the lovely sandy beach of West Runton is just 20 minutes’ drive away. The coast is an Areas of Outstanding Natural Beauty (AONBs) with one of the best bird reserves in Europe and a wide variety of other leisure pursuits available such as sailing, seal watching, golf and walking the Norfolk Coast path. There are saltmarshes, long sandy or pebble beaches, creeks and the quintessential north Norfolk wide, open skies.

The nearby market towns of Reepham and Aylsham offer a wide range of amenities, shops, sporting facilities, doctors and dentist surgeries and schooling for all ages.

To the south the Cathedral City of Norwich and has an extensive range of cultural and leisure facilities, including the Norwich City football club, The Theatre Royal, cinemas and numerous restaurants and pubs.

The city is well known for its excellent shopping with a combination of independent retailers along with premium department stores. The University of East Anglia is situated to the south-west of the city and Norwich has an excellent range of schools in both the state and private sector.

Norwich International Airport is just to the north of the city and there are regular Intercity trains to London Liverpool Street and Cambridge.
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DESCRIPTION

Dating from the 18th Century, this pretty farmhouse offers generously sized reception rooms with high ceilings and original features, sash windows and French doors allow lots of natural light with views and easy access to the garden.

The front door opens to a nicely proportioned reception hall with diamond tiled flooring, stairs lead up from here to the first floor and the hallway opens out to a dining hall on the east side of the house with oak flooring and fireplace with wood burning stove (this is currently not in working order). French doors open from this room to the garden and terrace.

A cosy sitting room with burning stove leads off the hall and a spacious drawing room sits on the south side of the house with French doors to a south facing terrace, original beams and an inglenook fireplace with a large wood burning stove.

The kitchen is also of good size with a range of built in wooden painted units and granite worktops. Integrated appliances include a 4-oven oil fired Aga, a Bosch electric cooker and ceramic hob. The kitchen also benefits from a plate rack and deep Belfast sink. There is space and plumbing for a freestanding dishwasher.

A substantial proportion of the room is given over to a generous dining area with further French doors to the east facing terrace, perfect for breakfast on a lovely day.

Leading off the kitchen is a small boiler room which doubles as a utility and larder. Beyond this there is a small boot room with a back door and a separate WC.

The stairs lead to a generous landing, on this floor the large main bedroom has west aspect, fitted wardrobes and an en suite bathroom with clawfoot bath, provision for a shower (currently being replaced) heated towel rail and white sanitary wear.

There are three further double bedrooms and a single room on this floor and a family bathroom with bath and separate shower.

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PLANNING PERMISSIONS GRANTED

The vendors have gained two planning permissions. The first is to extend the existing house in the place of the current single garage, this would create a ground floor bedroom/study and a large boot room/utility with stairs leading up to a further bedroom and bathroom and a large open plan kitchen/dining/sitting room. It was intended for the upstairs to be self-contained for income generation, however it could easily be incorporated into the main house and reconfigured internally as desired. Planning was granted in March 2022 so runs for 3 years.

Further planning has been granted through permitted development to convert a single-story barn in the grounds into a completely separate one bedroom dwelling, this could be used for holiday letting, or it would make an ideal granny annexe.
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OUTSIDE

A five-bar gate opens to a sweep around gravel driveway, currently there is a single garage which would be removed if the house were extended with the current planning permission. There is room to build further garaging if required subject to necessary planning permission.

The land extends to 3.57 acres (stms), with a nicely presented hard tennis court, a fully fenced paddock, and a water meadow with a natural pond and a summer house nicely positioned for summer picnics and entertaining. This meadow is a wonderful wildlife haven, and it is separated from neighbouring farmland by a small stream.

The garden is securely fenced from the water meadow and wraps around the house with two terraces one on the east side and one on the south of the house, here there is a wooden pergola covered in wisteria. The entire site has some lovely established trees and the garden benefits from mature shrubs and plants including, jasmine, fig, roses and wisteria to name a few.

Two original single-story barns are currently used for storage, one has permission to be converted and it would be possible to access this via a separate driveway due to a right of way over neighbouring land.

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LOCAL AUTHORITY

North Norfolk District Council Band F
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SERVICES

Mains electricity and water, private drainage, oil fired central heating and Aga
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DIRECTIONS

From Holt take the B1149 towards Norwich, proceed through Edgefield into Saxthorpe and turn right by the church. Proceed over the river and turn right at the village green, taking the left in front of the Dukes Head pub. Take the first right hand road into Horseshoe Lane and then continue straight onto Wood Dalling Road. Continue for a short distance and valley Farm can be found on the left-hand side.
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DATE DETAILS PRODUCED

November 2022
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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.



Marketed by: Jackson-Stops, Burnham Market