A privately positioned farmhouse, with substantial barns, meadows and woodland amounting to about 6 acres.

Description

Laurel Farm is an increasingly rare package of a farmhouse that retains ownership of the original farm barns, which have the benefit of planning consent for conversion. The farmhouse and barns are located on the edge of the North Norfolk village of Little Barningham, set in about 5.88 acres of gardens, meadow and woodland with wonderful privacy and peace.

The House
The farmhouse is a believed to be late Victorian, with later additions and alterations to create a substantial family home of almost 3000 square feet. The house is well arranged, with a conventional layout in the original part of the house, with a significant link being added to incorporate part of the outbuildings into the accommodation.

An initial entrance hall provides lots of space of country kit, and is very much the functional end of the house leading to a pantry, utility, WC and through to a boot room. A farmhouse kitchen/breakfast room, with Aga, is a great place to congregate, with space to spread out in with a sitting room and living room, both with fireplaces, and a substantial reception room, again with fireplace, that could be used in many ways.

Stairs up to a central landing lead to four double bedrooms, including the principal bedroom with en suite shower room, and a further family bathroom. All rooms over both floors enjoy views across the gardens meadows and woodland beyond.

Barns
Across a courtyard from the house is traditional Norfolk barn, of attractive red brick under a pantile roof, much of which is one substantial open room of about 16m x 10m, with mezzanine level and skylights. This is a brilliant space that could be utilised in many ways and has the benefit of planning consent for conversion to a separate dwelling. A wing leads away from the main barn, eventually linking back to the house, with garden store, workshop, and other storage rooms. Part of the wing has the benefit of a planning consent to be converted into an annexe to the main house, which incorporates part of the boot room area of the house. There is a fantastic flexibility to the property as a whole.

Gardens, grounds and land
Laurel Farm has two entrances. The main entrance sweeps into a courtyard adjoining the barns and farmhouse, with parking for many cars and set behind a low brick wall. A second, and lesser used, entrance is via a five bar field gate on brick pillars providing access to the meadows and house.

The gardens of the farmhouse are mainly to the east and south, with a recently landscaped area to the south of box topiary, lavender, box hedging and gravelled areas opening out to an expanse of lawn. A delightful sunken garden presents a cooler place to enjoy, with further lawns stretching away to a Ha-Ha.

The meadows, which are bordered by stock proof fencing, offer established grazing or alternatively could become wildflower meadows or similar, they are a brilliant open space. A field gate separates the meadow from the broad lead woodland, a thriving wildlife area which has been left wild.

Location

Laurel Farm is situated on the outskirts of the small rural village of Little Barningham, about 6 miles from Holt and the market town of Aylsham, and 15 miles from Norwich. The village of Itteringham (1½ miles) to the south includes The Walpole Arms, a well regarded public house and restaurant and an excellent village shop and post office.

The popular Georgian town of Holt has excellent shopping facilities including many thriving independent shops and is home to Gresham’s Public School. Beeston Hall Preparatory School is nearby on the coast towards Sheringham.

The North Norfolk Coast, much of which is classified as an Area of Outstanding Natural Beauty, is approximately 8 miles to the north at Cley-next-the-Sea and offers numerous recreational pursuits including bird sanctuaries, beaches, excellent sailing and many popular public houses and restaurants. The Gunton Arms public house and restaurant on the edge of Gunton Deer Park is about 5 miles. The city of Norwich has comprehensive shopping, schooling, business and leisure facilities.

Square Footage: 2,923 sq ft


Acreage: 5.88 Acres

Directions

Leave Norwich on the A140 Cromer Road forking off to the left soon after passing the airport onto the B1149 signposted towards Holt. At Saxthorpe Church, turn right to Matlaske. Continue along this road for approximately 2 miles and turn right in to the village of Little Barningham. Laurel Farm is on the right as you come into the village. The postcode for the property is NR11 7AG. The what3words unique location code is ///billiard.occur.pink.

Additional Info

Local Authority
North Norfolk District Council
Council Tax Band F

Agent’s Note
There is a right of way over the initial part of the drive, in favour of the neighbouring drive.

Fixtures & Fittings
All fixtures and fittings including fitted carpets and curtains are specifically excluded from the sale, but may be available in addition, subject to separate negotiation.

Viewings
Strictly by appointment with Savills. If there is any point which is of particular importance to you, we invite you to discuss this with us, especially before you travel to the property.