A beautifully presented 4-bedroom Grade II listed village home dating from 17th Century. With one bedroom guest annexe and full planning permission to extend into unconverted barn to create a much larger property or for multigenerational living. With south facing garden, home office and cart shed. Located in Kettlestone and offering easy access to Holt, Gresham’s School and the North Norfolk Coast.
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GROUND FLOOR

- Glazed entrance hall/boot room
- Large open plan kitchen/family/dining room
- Sitting room
- Conservatory
- Inner hallway and separate WC
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FIRST FLOOR

- Large galleried landing
- Main bedroom with en suite shower room
- 2 further double bedrooms
- Family bathroom
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SECOND FLOOR

- Vaulted double bedroom with large en suite bathroom
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OTHER

- High quality fixtures and fittings throughout
- Fully renovated by the present owners
- Many fine original features
- Planning permission details available North Norfolk District Council LA/21/1175 and PF/21/1174
- Planning drawings available, please enquire
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OUTSIDE

- Established right of way over unadopted shared drive
- Gated and enclosed garden and parking in all 0.32 acres (stms)
- Large unconverted barn with full planning permission for annexe use only
- One bedroom en suite for annexe use only
- Three bay open cart lodge with home office/store
- Gravelled parking for several cars
- Established private south facing garden
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DRIVING DISTANCES (approx.)

- Fakenham 3.5 miles
- Holt 9 miles
- Coast 9.5 miles
- Burnham Market 13 miles
- Norwich 24.6 miles
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SITUATION

The small linear village of Kettlestone along with the neighbouring parish of Pensthorpe were mentioned in the Domesday Book of 1086, today the village offers an active community with parish church and village hall.

The nearby town of Fakenham offers schooling for all ages, medical centres, supermarkets, pubs and restaurants, garages and a cinema. Fakenham is transformed by its weekly market, with a farmer's market monthly and at least twelve race days a year held at Fakenham Racecourse - one of the finest national hunt racecourses in the country.

To the east is the picturesque Georgian market town of Holt, renowned for its attractive street frontages, Greshams Schools and a wide range of independent shops and boutiques.

A few miles to the north is Burnham Market which is a vibrant and trendy village again offering a wealth of shops and restaurants and is a popular tourist destination, being set just inland from Holkham Beach and Burnham Overy Staithe.
There is a buzz in the air as the region 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.

Kettlestone offers easy access to the North Norfolk coast which is an Area of Outstanding Natural Beauty. The area boasts the best bird reserve in Europe and there is a wide variety of other leisure pursuits available such as sailing, golf, seal watching and walking along the Norfolk Coast pathways. There is so much to explore: long sandy beaches, creeks, saltmarshes and the quintessential and much painted North Norfolk wide, open skies.

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DESCRIPTION

The Old Barn Farmhouse is Grade II listed, constructed of mellow redbrick and flint under a pantile roof it is believed to date back to the 17th century. The present owners have taken a great deal of care to renovate and restore the property, whilst maintaining integrity and creating a wonderful family home.

The entrance hall is fully glazed with plenty of built-in storage making the ideal boot room, a half-glazed door opens into the large dining hall which would equally make a lovely family room, with a wonderful inglenook fireplace with wood burning stove, oak flooring that has been used in many areas throughout the house and fabulous old beams. The room has south aspect windows with plantation shutters and a door opening to the garden and terrace,

The kitchen is open plan to the dining hall the combined two offering the ideal family living space, it has double aspect to south and west with a further door to the garden. Fully fitted with a range of handmade wooden bespoke drawer units under stainless steel worktops, it is both practical and beautiful. There is space for a freestanding dishwasher and a 2-oven oil fired Aga with electrics in situ to enable the fitting of an Aga companion if required. The room allows plenty of space for dining if required.

Leading off the kitchen, a utility room has space for a washing machine and tumble dryer, along with some pantry shelving and plenty of room for a large fridge freezer. The oil-fired boiler is located in a cupboard within this room too.

The sitting room is situated on the east end of the property with fitted storage and book shelving it also has lovely beams and another inglenook fireplace with woodburning stove. From this room a door leads through to the south facing conservatory which in turn opens to the garden and terrace.

At the centre of the house there is an inner vaulted hallway and a downstairs cloakroom. Stairs lead up from this hall to a galleried landing with space for a comfortable chair or study area, exposed brickwork, oak flooring and old beams give a wonderful feeling of warmth and old charm.

The main bedroom is located on the east end of the house with lovely countryside and garden views, it has a wall of fitted wardrobes and a very stylish en suite shower room with Lefroy and Brooks bathroom fittings, surface basin, white sanitary wear and an oversized shower.

There are two further double bedrooms on this floor, one with south aspect and one on the west end of the property with vaulted ceiling, all rooms have the oak flooring, beams and many character features. A family bathroom completes this floor with bath and shower over, contemporary basin and white sanitary wear.

A door leads through to a further set of stairs that take you to the guest suite at the top of the house, here dormer windows give south light, this is a large double room linked by a walk through to a fabulous en suite bathroom with stylish freestanding bath (with great views!) marble pedestal with surface basin and WC.
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THE BARN AND GUEST ANNEXE

A large barn sits adjacent to the house, full of character with exposed internal coursed flint walls and lovey beams, there is full planning permission to connect the two buildings with a link room. The barn was previously used as a gallery and has electricity and the planning granted allows for it to be part of the main house or an annexe for guest or multigenerational living, we understand that it cannot be sold away or rented out.

Combining the two buildings would give a large property of over 4900 sq ft (stms) with a vast open plan ¾ vaulted room, and a galleried walkway and main bedroom with en suite above. A further single storey outbuilding has already been converted with a Iroko doors and windows and a very stylish double bedroom, space for a small kitchenette to be fitted if required and another contemporary and high-quality bathroom, all benefitting from gas fired underfloor heating. This area has been fully prepped to be joined to the main barn at any point in the future.

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OUTSIDE

The property sits gable end to the road and is accessed via driveway to double wooden entrance gates. Within the curtilage there is a good-sized gravelled parking area and a large open cart shed with three bays for car and boat storage etcetera. A further enclosed room has been used as an office space in the past but is currently used for storage. A new gas boiler is located within this building, this has been installed, along with an underground gas storage tank to provide heating for the annexe, and in the future for the barn. The house could also be changed from oil to gas fired central heating with the addition of another boiler if desired.

The majority of the garden is fully enclosed and south facing, it is very private and has some lovely established trees, including a willow, crab apple, ornamental pear and a large apricot tree. There is a paved terrace outside the house, lavender and box hedging and wisteria climbing on the south face of the property.

This is a special and really unique home, restored with sympathy, for character living spaces with a contemporary twist and it offers much opportunity to extend into the barn to create further living or social spaces.

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LOCAL AUTHORITY

(North Norfolk District Council Band F)
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SERVICES

Mains electricity water and drainage, oil fired central heating and Aga in house, gas fired central heating in annexe.
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TENURE

Freehold
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DIRECTIONS

From Fakenham take the A148 towards Holt and in Little Snoring turn right towards Fulmodeston, proceed along this road and take the first right hand road into Kettlestone, the property can be found on your right-hand side the entrance driveway is the first one just after the barn which sits on the roadside.
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DATE DETAILS PRODUCED

October 22
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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.