4 bedroom house

A charming 4/5 - bedroom detached 16th Century cottage offering over 2000sq. ft. of fabulous accommodation, located in the highly desirable Broadland village of Lamas. The property has recently been extended and sympathetically renovated by the current owner to create an exceptional home with enclosed rear garden, off-road parking and garage and lovely views over the River Bure. An additional parcel of land across the road is included in the sale, and our client has applied for pre-planning permission (result pending) to erect a single storey building on this. The property is being offered for sale chain free.
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GROUND FLOOR

- Enclosed porch
- Kitchen/breakfast room
- Dining room/playroom
- Sitting room
- Bedroom/Office
- Utility room
- WC
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FIRST FLOOR

- Bedroom with en suite
- 2 further bedrooms
- Family bathroom
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SECOND FLOOR

- Main bedroom with en suite
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OUTSIDE

- Gated entrance
- Off-road parking
- Rear garden
- Garage
- Workshop
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DRIVING DISTANCES (approx.)

- Coltishall: 3.3 miles
- Aylsham 4.8 miles
- North Walsham 7.5 miles
- Wroxham 6.7 miles
- Norwich 11 miles
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SITUATION

Lamas is a picturesque rural riverside hamlet; separated from the neighbouring village of Buxton only by the River Bure; once home and now the resting place of Anna Sewell, author of Black Beauty. The property is conveniently placed for easy access on to the Northern Distributor Road (10/15 minute drive).

The neighbouring village of Buxton (0.6 miles) offers a primary school (OFSTED rated as Outstanding in 2017), post office, fish and chip shop, local shop and public house. There are further schools and amenities in nearby Coltishall and the market towns of Aylsham and North Walsham.

Coltishall has an excellent range of facilities including doctors' surgery, pharmacy and a number of shops, pubs and restaurants, including the award-winning gastro pub, the Recruiting Sergeant.

Aylsham offers an excellent selection of shops and supermarkets and has two doctors' surgeries, primary and secondary school (OFSTED rated Good in 2014 and 2018), as well as sports grounds and a steam railway station. There are private schools nearby, notably Greshams at Holt and Beeston Hall in Sheringham.

North Walsham is a popular market town with a wide range of amenities including supermarkets (Waitrose and Sainsbury’s), shops, primary and secondary schools and the prestigious Paston College, dentists, two doctor’s surgeries and a cottage hospital.

Wroxham village has an extensive range of facilities including shops, banks, schools and many leisure activities. A championship golf course is a short distance away. There are regular bus services to Norwich and also rail connections from Wroxham to Norwich and the North Norfolk coast.

The Cathedral City of Norwich is renowned for its shopping and cultural facilities, selection of schools both state and private and is the regional business centre with a university and teaching hospital. There are rail connections from both Wroxham and Norwich with intercity trains to London Liverpool Street. Norwich has an expanding airport and there are good communications by road via the A11 and A47. The North Norfolk coast is renowned for its sandy beaches, bird reserves and there is good sailing to be had on both the Norfolk broads and the coast.
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DESCRIPTION

Lamas Cottage is a charming period (16th C) property in an attractive position with river views to the front. The cottage is of brick and flint construction, under a pantile roof, with pressure treated timber cladding. The property has been extended and sympathetically refurbished (completed January 2022), retaining many original period features including exposed timber beams and second storey A-frame, fireplace, and bell chimney. The accommodation is well-arranged and offers a good degree of flexibility, set over three floors.

Our client has advised us that they have carried out the following:

- Re-wiring and new lighting throughout (including fuse boards)
- New plumbing and drains, and new connection to the mains drains under the driveway
- New soak aways including 1.5 ft French drain
- New pantiled roof, chimney stack, rafters, and joists
- Exposed external brick has been re-pointed
- All floors on the ground floor have been latex/damp proofed
- New 165mm insulation boarding throughout property
- All internal timbers have been treated and beams sandblasted
- New windows and French doors throughout with fitted energy glass
- Replastered and re-painted throughout

As can be seen from the images, our client has not put down flooring, allowing the new owner the opportunity to finish the flooring to their own personal style and taste, along with the kitchen.
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GROUND FLOOR

An enclosed porch opens into the kitchen/breakfast room (16’5 x 12’3). This room offers the new owner the opportunity to create a design and layout that suits their personal taste and desire. Plumbing and electrics are newly installed. The kitchen/breakfast room offers dual aspect views to the rear of the property and there is a walk-in pantry. The adjoining utility room benefits from built-in cupboards and sink, and space for a washing machine and tumble dryer. From the utility room, a door opens into a WC.

Returning to the kitchen/breakfast room, there is access through to the adjoining dining room (14’5 x 8’10), which enjoys views to the front of the property, over the River Bure. The sitting room (19’7 x 18’4) is a delightful space, offering a dual aspect with plenty of natural light, an original inglenook fireplace with new pamment surround and wood burner, and a set of French doors opening out to the rear garden. To the right of the fireplace a door opens through to a ground floor bedroom/family room (16’5 x 9’1), which also benefits from French doors opening out to the garden. Leading off from the sitting room, the staircase, with storage cupboard below, rises to the first floor.
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FIRST FLOOR

There are three bedrooms on the first floor, two of which (Bedrooms 3 and 4) enjoy elevated views over the river and beyond. Bedroom 2 (12’4 x 11’6) has a lovely rural outlook out to the rear of the property and benefits from eaves storage, a walk-in cupboard/storage and an adjoining en suite. The en suite has a walk-in shower, wash hand basin vanity unit and WC. Bedroom 3 (13’1 x 11’11) also benefits from a walk-in storage cupboard. Bedroom 4 (11’11 x 8’6) is located next to the family bathroom.

The family bathroom is on the first floor and offers a walk-in shower, separate bath, wash hand basin vanity unit, and WC.
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SECOND FLOOR

The incredible main bedroom (28’5 x 10’6) suite is a beautiful and spacious room offering considerable period character, with original exposed timber beams and A-frame. This is a light and airy room offering rural views to the rear. There is ample eaves storage in this room and a large recessed walk-in cupboard that would accommodate shelving and hanging. The spacious en suite benefits from good natural light and offers a walk-in shower, wash hand basin vanity unit and WC.
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OUTSIDE

The property adjoins The Street to the front, and enjoys wonderful, picturesque views towards the River Bure. The property is approached through a new 5-bar timber gate onto a gravelled driveway. To the rear of the property there is raised lawn, below which a new feature retaining garden wall has been built. Behind the garage a play area has been created with the inclusion of a children's fort.

There is ample off-road parking to the side of the property, in addition to the parcel of land (see plan) owned by Lamas Cottage, which provides considerable space for overflow parking.

The garage (22’ x 9’10) and adjoining workshop (22’ x 12’4) benefits from waterproof switches, new mains board and has been newly re-wired (as advised by client). The brick outbuilding lends itself to a development opportunity, subject to necessary planning/consents.

The garden and grounds extend in all to approximately 0.33 acres (stms).
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PLANNING APPLICATION

There is a sizeable parcel of land opposite the property that is presently used for overflow parking. The current owners are awaiting on pre-planning approval for a single storey office. This has been submitted and a decision is expected shortly.
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LOCAL AUTHORITY

Broadland District Council, Band: F
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SERVICES

Oil-fired central heating (incl. external Grant boiler) newly installed Nov/Dec 2021. Main’s electricity and water. The plumbing is completely new throughout, including boiler, radiators, and pressurised water tank. Zonal heating on all three floors allowing independent control.
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DIRECTIONS

Leave Norwich, heading north on the B1150 and continue to follow this road for approximately 6.5 miles. At the roundabout, take the first exit onto Rectory Road/B1354. Continue to follow this road for approx. 1.1 miles and then continue onto Buxton Road for 0.3 miles and Coltishall Road for 1.5 miles. Turn right onto Mill Street and then right again to stay on Mill Street. Continue onto The Street and the property will be seen on the right.
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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.
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DATE DETAILS PRODUCED

January 2022



Marketed by: Jackson-Stops, Norwich