SUBSTANTIAL FAMILY HOME WITH ADAPTABLE ACCOMMODATION THE WOOD BARN DUNSTON, NORFOLK

SUBSTANTIAL FAMILY HOME WITH ADAPTABLE ACCOMMODATION THE WOOD BARN DUNSTON, NORFOLK

SUBSTANTIAL FAMILY HOME WITH ADAPTABLE ACCOMMODATION WITH SEPAR ATE COTTAGE The Wood Barn Ground floor: Entrance hall dining area kitchen/breakfast room sitting room family room study utility room and pantry 2 cloakrooms bedroom 6 First floor: Master bedroom bathroom 5 further bedrooms 2 shower rooms EPC rating = D The Wood Farm Ground floor: Entrance hall sitting room dining room kitchen/breakfast room utility room bath/shower room First floor: 2 bedrooms EPC rating = E Outside: Double garage with machinery store and further store large barn hard tennis court formal gardens vegetable garden stable block and yard paddocks water meadows in all extending to 8.50 acres (est) Stoke Holy Cross ½ a mile, Norwich: 4 miles. The Property The Wood Barn and The Wood Farm are tucked away off a country lane between the villages of Dunston and Stoke Holy Cross, just 4 miles south of Norwich. The Wood Barn comprises a complex of mainly mellow red brick barns with some flint elevations and some timber cladding under pantile roofs. The barns date back to around the 1850s and were first converted into a residential dwelling around 1990. The Wood Farm is believed to have older origins and is constructed of timber frame with clay lump and rendering, again under a pantile roof. The farmhouse is currently let on a six month Assured Shorthold Tenancy. The Wood Barn provides extremely versatile and flexible accommodation on different levels and with various links. During 1996 to 1998, the present owners carried out various alterations to the accommodation. In 2000, they also created a delightful south facing courtyard. The hub of the house is the splendid family kitchen, located in the central part of the barn with a clever part-glazed roof to provide additional lighting on the north side and windows overlooking the courtyard on the south. There is a four oven Aga and some lovely exposed timbers. Leading off the kitchen is a large reception hall and formal dining area, if required, as well as a study and laundry room with cloakroom and useful pantry.

The Wood Farm The Wood Farm The Wood Farm

There are then two wings that lead away from this central area on the east and west sides; the west side providing an integral large double garage with machinery store and workshop as well as housing the boiler. The east wing was used for a period of time as a separate annexe which could easily be created again if required. Please refer to the floorplans for a full explanation as to how the accommodation is arranged. The heating for the main barn is oil fired. It has photovoltaic electric panels with one of the original feed-in tariffs which was installed approximately seven years ago. The Wood Farm has a large central hallway with stairs leading to the first floor, a comfortable sitting room and dining room, long kitchen/ breakfast room with larder and then leading to a rear lobby with utility room and bathroom with shower. On the first floor there is a large landing that serves two bedrooms. The farmhouse has oil heating. More recent additions to the whole property were the hard tennis court which was created in 2003, a large barn/garaging overlooking the tennis court constructed in 2012, and more recently, the stables on the northeast side which were completed in 2015. Situation The small village of Dunston lies approximately 4 miles south of Norwich and has an attractive common and pretty church. The village of Stoke Holy Cross is approximately half a mile from the property and has a renowned public house and restaurant. About 2 miles further are the villages of Framlingham Earl and Poringland which offer a good range of amenities including a secondary school. There is a primary school in Stoke Holy Cross and private education is available in Norwich or Hethersett. Between the village and the A140 Norwich to Ipswich Road is Dunston Hall Hotel which has bar and restaurant facilities, as well as an eighteen hole golf course. Dunston is approximately 1½ miles from the A47 Norwich southern bypass linking all the major trunk roads south from the city. Outside The property is approached from the country lane via a wide driveway running between the farmhouse and the barn providing ample parking and turning for many vehicles. Around this area there is a charming professionally landscaped south facing courtyard garden leading out from the main kitchen area which was completed in 2000 and has attractive seating areas, mature shrubs, plants and creepers as well as a water feature. The drive then extends to the garage for the barn and then onto the large modern barn/garaging with power and lighting. The barn overlooks the hard tennis court to the south of which is a sizeable meadow situated on higher ground. Leading away from the barn on the north side are the formal gardens for the property which are attractively laid out with paved terraces, lawns and well stocked shrubberies. To the west of the formal gardens is a vegetable area with large polytunnel.

Continuing further to the north is a large young planted wood containing an assortment of trees beyond which are the paddocks with modern stable block, yard and separate access to the lane. Beyond the lane to the east side are water meadows with a further wooded area on the far east boundary leading down to the River Tas. In this tranquil area are further views of the river to meadows and Stoke Holy Cross in the distance. The Wood Farm has its own private formal garden to the front east side leading around to a south facing garden, largely lawned with trees, shrubs and plants. The garden then leads up to a raised area on the west side. The gardens and grounds are a particular feature of the property, creating a mature and natural setting attracting a good degree of local wildlife, yet only 4 miles from the city centre. The gardens and grounds in all extend to 8.505 acres (est). Agent s Notes 1. Part of the grounds are designated agricultural with a holding number which is largely referring to the paddocks. 2. Some ancient covenants apply to the site. 3. The photographs used in the brochure were taken in July 2016. Directions Leave Norwich via the A140 Ipswich Road passing Dunston Hall. Take the next left hand turn signposted Dunston and Stoke Holy Cross and proceed down this country lane bearing sharply to the left. The Wood Barn will be found on the left hand side. The postcode for the property is NR14 8QD. Services The Wood Barn: Mains water and electricity, private sewerage treatment plant and four oven Aga. The Wood Farm: Mains water and electricity and septic tank. Local Authority South Norfolk District Council: Band E. 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 view the property.

Main House gross internal area = 3,487 sq ft / 324 sq m Garage gross internal area = 635 sq ft / 59 sq m Cottage gross internal area = 1,268 sq ft / 118 sq m Boiler Room gross internal area = 21 sq ft / 2 sq m Barn gross internal area = 675 sq ft / 63 sq m Total gross internal area = 6,086 sq ft / 566 sq m Bedroom 4 3.94 x 3.52 12'11" x 11'7" Floor Above Bedroom 6 Bedroom 1 5.09 x 4.57 16'8" x 15'0" Floor Above Sitting Room Utility 3.99 x 1.73 13'1" x 5'8" Pantry Covered Way Kitchen/ Breakfast Room 6.89 x 5.62 22'7" x 18'5" Boiler Room Sitting Room 7.36 x 4.27 24'2" x 14'0" F/P Kitchen/ Breakfast Room 6.89 x 3.12 22'7" x 10'3" Larder Utility Dining Room 3.81 x 3.42 12'6" x 11'3" Boiler Hall 3.85 x 3.79 12'8" x 12'5" Sitting Room 3.92 x 3.69 12'10" x 12'1" Bedroom 2 3.75 x 3.46 12'4" x 11'4" Bedroom 1 3.97 x 3.68 13'0" x 12'1" The Wood Barn Store 4.01 x 2.42 13'2" x 7'11" Boiler Machinery Store 5.75 x 3.53 18'10" x 11'7" F/P Family Room 5.45 x 3.71 17'11" x 12'2" Cottage Ground Floor Cottage First Floor Garage 8.10 x 7.28 26'7" x 23'11" Ground Floor Study 5.42 x 3.57 17'9" x 11'9" Barn 10.65 x 5.89 34'11" x 19'4" Bedroom 6 3.70 x 3.49 12'2" x 11'5" Bedroom 2 3.95 x 3.94 13'0" x 12'11" Bedroom 3 3.95 x 3.30 13'0" x 10'10" Bedroom 7 3.93 x 2.51 12'11" x 8'3" The Wood Farm First Floor Bedroom 5 3.85 x 3.46 12'8" x 11'4" Savills Norwich norwich@savills.com 01603 229229 savills.co.uk FOR ILLUSTRATIVE PURPOSES ONLY - NOT TO SCALE The position & size of doors, windows, appliances and other features are approximate only. Denotes restricted head height ehouse. Unauthorised reproduction prohibited. Drawing ref. dig/8256413/srs Savills, their clients and any joint agents give notice that: 1. They are not authorised to make or give any representations or warranties in relation to the property either here or elsewhere, either on their own behalf or on behalf of their client or otherwise. They assume no responsibility for any statement that may be made in these particulars. These particulars do not form part of any offer or contract and must not be relied upon as statements or representations of fact. 2. Any areas, measurements or distances are approximate. The text, images and plans are for guidance only and are not necessarily comprehensive. It should not be assumed that the property has all necessary planning, building regulation or other consents and Savills have not tested any services, equipment or facilities. Purchasers must satisfy themselves by inspection or otherwise. 170328MR