West Heath Barn Lynn Lane, Great Massingham, King s Lynn, Norfolk, PE32 2HL

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1 West Heath Barn Lynn Lane, Great Massingham, King s Lynn, Norfolk, PE32 2HL

3 WEST HEATH BARN Lynn Lane, Great Massingham, King s Lynn, Norfolk, PE32 2HL A PERIOD BARN CONVERSION WITH ADJOINING HOLIDAY COTTAGES 9 Acres (sts) Two Successful Holiday Cottages Bespoke Custom Fittings En-Suite Bedrooms Underfloor Heating Private Access to Peddars Way Private Garden Enclosed Paddocks Two Large Barns Sowerbys are delighted to offer an outstanding opportunity to acquire a period barn conversion with two successful adjoining holiday cottages, approximately nine acres (stms), private access to Peddars Way Roman Road and two further substantial former farm barns. Only by first-hand viewing of this exceptional property can one gain a full appreciation and understanding of the amazing opportunity for a residential business on offer. The current owners commissioned Michael McNamara Associates to carry out the conversion of the Main Barn and The Dairy and completed the fitting out and decorating of the two barns themselves. The owners then carried out the total conversion and finishing of The Cart Lodge. The main barn comprises a stunning full height entrance hall with Jerusalem limestone floor. Throughout the building there are many bespoke and custom fittings including underfloor heating, exposed original beams and solid oak floors. The kitchen/breakfast and family room is centred around a two door AGA with companion unit, custom made island unit with granite worktop and handmade base and wall units. In addition, there is a utility room and double en-suite bedroom. Moving upstairs there are two walkways with views down over the reception hallway, a breathtaking sitting room with wood burner and open ceiling with exposed roof trusses, a study and a very spacious master bedroom suite with dressing room and en-suite. The ground floor has two further en-suite double bedrooms specially designed as bed and breakfast accommodation. These two rooms are beautifully completed and have their own access allowing guests to come and go without disturbing the main house. This business has proved very successful and could easily be carried on by a new owner. The two separate converted barn holiday cottages are exceptional examples of short break accommodation. Since conversion, these have proved to be very popular and the proximity to Peddars Way Roman road makes them ideal for all manner of tourists. These two units were both painstakingly converted by the vendor to the highest standard and they offer two, two bedroom single storey conversions. One offering sitting room with wood-burner, kitchen/breakfast room, utility room and two en-suite bedrooms. The other has open-plan living accommodation, two bedrooms and a family bathroom. Further details of this outstanding business can be gained from Sowerbys or via It is also noteworthy that one of the barns is linked to the main residence to allow inclusion to the main home should one require an annexe or even a home office suite. Outside, the property has extensive land. Being part of a former farm there are two large barns, one of which is currently used as a workshop with the land suitable for private take off and landing. Overall, we understand the land to extend to approximately nine acres (stms) this includes a private garden, enclosed paddock and further land at the rear used for grazing. An important part of the land is the area for use as a private take off and landing strip as this also forms a private access to Peddars Way allowing holiday guests and the owner to reach the historic road without setting foot on a public highway. King s Lynn kingslynn@sowerbys.com

WEST HEATH BARN ACCOMMODATION COMPRISES:- Fully glazed oak entrance to barn with double oak doors leading to RECEPTION AND DINING HALLWAY 32' 9" x 13' 9" (10.0m x 4.

Matching glazed oak rear entrance and doors to bed and breakfast/guest rooms (bedrooms three and four).

Jerusalem limestone flooring with underfloor heating, exposed brick walls, area for dining table, further doors to WC, store, utility room and bedroom two and access at either side of exposed chimney

5 WEST HEATH BARN ACCOMMODATION COMPRISES:- Fully glazed oak entrance to barn with double oak doors leading to RECEPTION AND DINING HALLWAY 32' 9" x 13' 9" (10.0m x 4.2m) Including Dining Area Pitched glazed and leaded roof with views through the dining hallway to the front courtyard. Matching glazed oak rear entrance and doors to bed and breakfast/guest rooms (bedrooms three and four). Ceiling open to full height of barn with two oak galleried walkways crossing overhead and staircase leading to first floor. Jerusalem limestone flooring with underfloor heating, exposed brick walls, area for dining table, further doors to WC, store, utility room and bedroom two and access at either side of exposed chimney breast to kitchen/breakfast room. KITCHEN/BREAKFAST ROOM 24' 3" x 20' 11" (7.4m x 6.4m) A superb spacious open-plan kitchen/breakfast room with room for a seating and family area. This outstanding room forms the hub of the house with views over the land to the rear and side paddock. Features include a two door oil fired Aga with an electric companion stove set in exposed brick range fireplace with lighting and fitted storage. Continuation of Jerusalem limestone flooring throughout with underfloor heating, island unit with granite worktop over and storage beneath and further bespoke kitchen units including a larder cupboard and Belfast sink with fitted dishwasher and storage. Further wall units over, exposed brick wall with Wainscot panelling and area for dining table and seating. Exposed ceiling beams and timbers and triple aspect windows. WC High level WC and washbasin. UTILITY ROOM 12' 5" x 9' 2" (3.8m x 2.8m) Continuation of Jerusalem limestone flooring, fitted storage with one housing the oil fired central heating boiler, granite worktops, spaces for washing machine and tumble dryer and further storage. Sink unit and oak windows and doors to outside. BEDROOM TWO 20' 0" x 14' 1" (6.1m x 4.3m) max measurements Ground floor bedroom suite with fitted storage and en-suite facility comprising a continuation of Jerusalem limestone flooring with underfloor heating, oak window to side, twin built in wardrobes and door to en-suite. EN-SUITE Tiled flooring, walk in shower cubicle, washbasin, WC, obscure glass oak window and towel radiator.

BEDROOM THREE 13' 1" x 13' 1" (4.0m x 4.0m) (Bed and Breakfast Room One) An outstanding double room with en-suite facility, currently used by the current vendors as a bed and breakfast room.

The room itself has Jerusalem limestone flooring with underfloor heating, Wainscot panelling, exposed brick wall, recessed ceiling lighting, oak window to central courtyard, twin fitted storage and

8 BEDROOM THREE 13' 1" x 13' 1" (4.0m x 4.0m) (Bed and Breakfast Room One) An outstanding double room with en-suite facility, currently used by the current vendors as a bed and breakfast room. This room has a separate access for guests via an external glazed oak door entered into via a small passage. The room itself has Jerusalem limestone flooring with underfloor heating, Wainscot panelling, exposed brick wall, recessed ceiling lighting, oak window to central courtyard, twin fitted storage and en-suite facility. EN-SUITE Bath with shower over, WC, washbasin, towel radiator and window to side. BEDROOM FOUR 20' 11" x 13' 1" (6.4m x 4.0m) (Bed and Breakfast Room Two) An almost mirror image of the opposite guest bedroom, again, having separate access for guests via a glazed oak door from central courtyard. This outstanding second bed and breakfast room also links the main barn to The Diary. Jerusalem limestone flooring with underfloor heating, exposed brick wall with Wainscot panelling, window and door to front, recessed ceiling lighting and door to en-suite facility. EN-SUITE Walk-in shower area, washbasin, WC, tiled walls and flooring and window. FIRST FLOOR Staircase leads to a galleried walkway spanning and giving views over the reception and dining hallways. There is a door to a cloakroom and access to the first floor sitting room. CLOAKROOM WC, sink with vanity unit, exposed brick wall with Wainscot panelling and heating manifold. FIRST FLOOR SITTING ROOM 23' 7" x 20' 11" (7.2m x 6.4m) A magnificent first floor sitting room with pitched open roof with a maximum ceiling height of approximately 5m, displaying roof trusses, ceiling timbers and purlins. Open-fireplace with wood-burning stove and pamment tile hearth, oak flooring with underfloor heating, exposed brick walls, double aspect oak windows with views to side and rear, door to study and access to further walkway spanning the reception hallway and dining area, leading to the master bedroom suite.

STUDY 20' 11" x 13' 5" at floor level (6.4m x 4.

MASTER BEDROOM 20' 0" x 15' 8" (6.1m x 4.

approximately 5m with exposed ceiling timbers. Storage at high level, hallway with door to en-suite and dressing room.

10 STUDY 20' 11" x 13' 5" at floor level (6.4m x 4.1m at floor level) Step down, roof windows, partially restricted head height and exposed ceiling timbers and purlins. MASTER BEDROOM 20' 0" x 15' 8" (6.1m x 4.8m) Oak flooring with underfloor heating, double aspect windows with views to rear, freestanding roll top bath, ceiling height open to approximately 5m with exposed ceiling timbers. Storage at high level, hallway with door to en-suite and dressing room. EN-SUITE 11' 9" x 7' 2" (3.6m x 2.2m) Tiled walls and floor, walk-in shower cubicle, washbasin, WC, towel radiator and obscure glass oak window. DRESSING ROOM 16' 0" x 9' 2" at floor level (4.9m x 2.8m at floor level) excluding cupboards Step down, fitted storage and eaves storage, three roof windows, exposed wall and partially restricted head height.

THE CART LODGE ACCOMMODATION COMPRISES:- Oak door leading into OPEN-PLAN PLAN SITTING ROOM, DINING AREA & KITCHEN 27' 2" x 14' 5" (8.3m x 4.

4m, double aspect oak windows to front and side and further double doors to outside.

Fitted stainless steel sink unit, spaces for automatic washer and dryer, dishwasher, free-standing Grant oil fired central heating boiler and further space for fridge/freezer.

12 THE CART LODGE ACCOMMODATION COMPRISES:- Oak door leading into OPEN-PLAN PLAN SITTING ROOM, DINING AREA & KITCHEN 27' 2" x 14' 5" (8.3m x 4.4m) Open-plan room with tiled flooring with underfloor heating, pitched open roof with exposed roof trusses to a ceiling height of 4.4m, double aspect oak windows to front and side and further double doors to outside. Seating and eating area with ample space for furniture and comprehensive fitted kitchen at eye and base level with solid wood worktops over. Fitted stainless steel sink unit, spaces for automatic washer and dryer, dishwasher, free-standing Grant oil fired central heating boiler and further space for fridge/freezer. Fitted four ring induction hob with built in oven below, extractor fan and door to hallway. HALLWAY Continuation of tiled flooring with doors to bedrooms and bathroom, cupboard housing hot water system and manifolds for underfloor heating. BEDROOM ONE 14' 5" x 12' 1" (4.4m x 3.7m) Oak window to side, tiled flooring with underfloor heating, twin built in wardrobes and open pitched roof to ceiling height of 4.4m. BEDROOM TWO 10' 5" x 8' 2" (3.2m x 2.5m) Oak window to side, tiled flooring with underfloor heating and open pitched roof to ceiling height of 4.4m. BATHROOM Tiled flooring with underfloor heating, three piece suite comprising WC, washbasin and bath with shower over. Tiled splashback, towel radiator and access to roof void.

ACCOMMODATION COMPRISES:- Oak door opening to ENTRANCE HALLWAY Tiled flooring, cloak hanging space and doors to WC and kitchen/dining room.

WC Low level WC, washbasin, tiled splashback and window with obscure glass. KITCHEN/DINING ROOM 19' 8" x 14' 1" (6.0m x 4.

Comprehensive fitted kitchen comprising eye and base level units with solid wood effect worktops over incorporating a four ring hob, built in oven and grill and extractor fan.

15 ACCOMMODATION COMPRISES:- Oak door opening to ENTRANCE HALLWAY Tiled flooring, cloak hanging space and doors to WC and kitchen/dining room. THE DAIRY ceiling trusses and roof timbers and wood-burning stove set on tiled hearth with brick back. Opening to hallway. HALLWAY Glazed oak door giving access to courtyard and doors to bedrooms. WC Low level WC, washbasin, tiled splashback and window with obscure glass. KITCHEN/DINING ROOM 19' 8" x 14' 1" (6.0m x 4.3m) max measurements Tiled flooring with underfloor heating, exposed brick wall, oak window to side, further window to rear and glazed door and side pane to central courtyard. Comprehensive fitted kitchen comprising eye and base level units with solid wood effect worktops over incorporating a four ring hob, built in oven and grill and extractor fan. Integrated dishwasher and fridge/freezer, stainless steel sink unit with drainer, tiled splashbacks, door to linking room to main barn (via bedroom), door to utility room and door to sitting room. UTILITY ROOM Continuation of tiled flooring, fitted worktop, spaces for washer/dryer and freestanding Grant oil fired central heating boiler. SITTING ROOM 19' 8" x 15' 5" (6.0m x 4.7m) Spacious sitting room with tiled flooring with underfloor heating, double aspect oak windows to side and central courtyard, exposed original brick and flint wall, exposed MASTER BEDROOM 16' 0" x 11' 5" (4.9m x 3.5m) Triple aspect oak windows to front, side and to courtyard, tiled flooring with underfloor heating, original exposed roof trusses, doors to en-suite, two built in cupboards and door to airing cupboard housing pressurised hot water system and underfloor heating manifolds. EN-SUITE 8' 10" x 5' 10" (2.7m x 1.8m) Tiled flooring with underfloor heating, WC, washbasin, bath with shower over, original exposed ceiling timbers, window to side, towel radiator and tiled splashback. BEDROOM TWO 11' 9" x 11' 1" (3.6m x 3.4m) Tiled flooring with underfloor heating, oak window to side, built in wardrobe, exposed ceiling timbers and door to en-suite. EN-SUITE 11' 1" x 5' 10" (3.4m x 1.8m) Tiled flooring, underfloor heating, oak window to side, WC, washbasin, double shower, tiled splashbacks and surrounds, exposed ceiling timbers and towel radiator.

OUTSIDE To the immediate front of the property there is a courtyard laid to lawn with

From here, all three properties may be accessed as well as the private entrances to the two

Vehicular access is to the side where there is parking for the holiday cottages and an

Access continues to the rear where there is private parking for the main barn and entrance to

17 OUTSIDE To the immediate front of the property there is a courtyard laid to lawn with surrounding path. From here, all three properties may be accessed as well as the private entrances to the two Bed and Breakfast rooms. Vehicular access is to the side where there is parking for the holiday cottages and an enclosed paddock. Access continues to the rear where there is private parking for the main barn and entrance to both the outbuildings. The land extends to the rear where the current owner has a paddock with fenced boundaries and further paddocks for grazing. Careful attention should be paid to the land from here leading to the rear, as this is of irregular shape and can be used for access to Peddars Way and for a private landing strip.

19 ENERGY EFFICIENCY RATINGS West Heath Barn: C. Ref: The Cart Lodge: C. Ref: The Dairy: D. Ref: To retrieve the Energy Performance Certificates for these properties please visit and enter in the reference numbers above. DIRECTIONS *A larger version of this map is available from the agent. Sat Nav Postcode PE32 2HL These particulars and measurements whilst believed to be accurate, are set out as a general outline only for guidance and do not constitute any part of an offer or contract. Intending purchasers should not rely on them as statements of representation of fact, but must satisfy themselves by inspection or otherwise as to their accuracy. No person in this firms employment has the authority to make or give representation or warranty in respect of the property.

2,750,000 St Martin's. Open Market. la Grange Le Varclin. lovellsproperty.com Telephone

2,750,000 St Martin's. Open Market. la Grange Le Varclin. lovellsproperty.com Telephone Open Market lovellsproperty.com Telephone 01481 723636 2,750,000 St Martin's la Grange Le Varclin 4 Bed(s) Traditional granite farmhouse Impressive receptions rooms 3 En-suite bedrooms 2 Bath(s) Separate