Beeston, King's Lynn, Norfolk, PE32

An exceptional lifestyle farm of 93 acres, enjoying complete peace and seclusion. A modernised principal house, guest house, range of outbuildings and conservation land make this idyllic.

Description

The Farmhouse
New Farm is an exceptional lifestyle opportunity. Set in about 92 acres of peace and complete privacy, the only beings that wander into view are the local roe deer, the hunting barn owl, the vibrant yellowhammer and the musical sky larks in the conservation fields. To be surrounded by your own conservation farm, unblighted by foot paths or road noise, is a rare entity, particularly on this manageable scale.

A long gravel driveway sweeps through the charming parkland with glimpses of the amazing gardens, to where the principal house stands well amongst the surroundings. Much like the superb gardens, the house is in excellent order having been the subject to a thorough programme of improvements and additions, yet not losing its place within the landscape, with a subtlety from the old mellow red brick and lime mortar, and the silvering off oak cladding.

The most notable addition is a significant wing that added a superb master bedroom with en suite bathroom and balcony, providing the ideal spot to survey the farm and gardens, as well as enjoying a gin and tonic whilst watching the sun set to the west. The ground floor created an elegant drawing room with natural light from three aspects, panelling and a fireplace with a wood burning stove, it’s a room with a great atmosphere. Indeed the design of the house makes it particularly light to most rooms, many of which are triple aspect. This is best displayed in the kitchen, a fine bright and airy open plan space with cabinetry by the super stylish team at De Vol kitchens, complete with island and granite work surfaces and Everhot cooker. A breakfast area is next to the island, with French doors leading to an outside dining area, whilst a useful walk in pantry is just off the kitchen. A comfortable sitting room has a far reaching view through avenues in the garden to the parkland and farm beyond, with glazed doors out to a terrace of which there are a number surrounding the house offering a variety of alfresco dining areas to follow the sun.

The clever configuration of the first floor provides a very usable layout with four en suite bedrooms. This includes an aforementioned principal bedroom, and the spacious second bedroom with bespoke cabinetry. All the bedrooms have charming views over the surrounding gardens, along with gently rolling open farmland beyond and the distinctive spired church of St Mary’s, Beeston in the distance. The high quality renovation, particularly given the house is not listed, allowed for double glazed throughout and is run via air source heat pumps which combined with the solar panels and battery storage significantly minimises the running costs.

The Gardens
The gardens at New Farm are a complete triumph, complimenting the house perfectly. Professionally designed and laid out by the renowned garden designers Verity Thompson and George Carter, there are plenty of their respective hallmarks, with a series of charming avenues, a number of ‘rooms’ defined by mature clipped yew and beech hedging, alongside areas of shrub borders and herbaceous beds. A particular feature is the long western avenue, which extends for around 200 metres, with areas of estate railing and impressive yew topiary, some charming rose beds, and pleached limes, all of which combines to create a spectacular garden which is very well maintained.

To the north-east of the house is an area of woodland extending to about 4.5 acres which has paths cut into it, providing delightful woodland walks. To the north-west of the house is a pond and the ground mounted solar PV array which is well hidden. New Farm would be ideal for equestrian enthusiasts with a number of fenced, grassed paddocks surrounding the property and extensive riding opportunities. There are no public rights of way across the farm.

The gravelled driveway continues past the house to a parking and turning area which gives access to two large garages and the machinery store, which is tucked away at the back of the property. The gravelled driveway continues around the back of the outbuildings to the guest house which is private and orientated away from the main house. There are further garages and a variety of stores. Centred around a courtyard is a charming loggia and office, along with a gym and with some well stocked herbaceous borders, flower beds and shrubs, all of which creates a Mediterranean appearance.

The Guest House
Set away from the house, and self-contained within the former farm buildings, is the high quality guest house. An open-plan kitchen/living/dining room provides an appealing space to enjoy, particularly with vaulted ceilings and cosy wood burner, and with lovely views to the east through floor to ceiling glazing. A bedroom and bathroom complete the guest house, a great option for overflow accommodation for the main house, or indeed as an Airbnb, multi-generational living or to house a live in couple or nanny.

Wildlife Warden’s Dwelling
There is planning permission for the erection of a tied dwelling, which is to be located either to the south-east of the main house or to the south-west of the house in a central paddock. There is a second separate access for this house. The location is being determined and further details are available from the agent. The planning permission includes a two-bay cart shed with adjacent machinery and log store. The house has planning for 3 bedroom suites, a sitting room, kitchen/dining room, utility, study and WC. The accommodation extends to over 1800 sqft.

The Land and Environmental Scheme
The total land holding at New Farm comes to 92.89 acres (37.61 hectares). This includes the house, buildings and gardens which make up about 5 acres. There is about 4.5 acres of woodland with the remaining 83.39 acres down to grass, environmental strips and features and a fine selection of well established hedges and ponds. The grassland is currently used for production of haylage with the whole farm down to the Countryside Stewardship Scheme. The majority of the land is of the Beccles 1 series described as being a fine coarse loamy over clayey soil which is suitable for cereals, sugar beet, potatoes and grassland. The land is designated as Grade 3 an there are no public rights of way across the land. New Farm is particularly attractive and private, with far-reaching views of the surrounding countryside. The mature hedges are an important feature of the farm and there has been some more recent woodland planting carried out. Whilst the farm is not currently used for sporting purposes there is potential for a small shoot and duck flighting on the ponds. The farm however is a haven for wildlife, especially with the environmental schemes it is currently entered into and there is a wide variety of bird and mammal life. Birds resident at New Farm include; Barn Owls, Little Owls, Skylarks, Grey Partridge, Yellow Hammers, Corn Buntings, Cirl Buntings, Tree Sparrows to name just a few. Garden birds are also in residence. Roe deer are common along with Muntjac, and Brown Hares. The fields surrounding the farmhouse and buildings are suitable for grazing horses and there are some delightful strips of wild flowers which are popular with butterflies, bees and insects. The farm has wildflower nectar mixes, flower rich margins and winter bird food strips within the agreement, which runs until the end of 2025.

Location

Swaffham Waitrose Supermarket 6 miles
Fakenham 10 miles
A47 1.75 miles
Litcham 2 miles
Brancaster 20 miles
Norwich 22 miles

New Farm occupies an extremely private and secluded south facing location to the south-west of the village of Beeston in central Norfolk. The farm is well located for access to the A47, which is around 1.75 miles to the south and therefore Swaffham and Dereham are both easily accessible with a wide range of amenities, including a Waitrose on the northern side of Swaffham which is about 6 miles away. The charming and historic villages of Litcham and Castle Acre are 2 and 4.5 miles away respectively and along with other villages in the locality provide good local amenities. The award winning Brisley Bell public house is around 5.5 miles to the north-east. There is excellent schooling in the private sector in both Norwich (20 miles), Holt (19 miles) and at Wymondham College which is about 16 miles to the south-east. The north Norfolk coast (20 miles) is classified as an area of Outstanding Natural Beauty where there are excellent walks, sandy beaches and bird watching along with sailing and golf.

Square Footage: 4,177 sq ft


Acreage: 92.89 Acres

Directions

The postcode PE37 2LZ but takes you to the property to the North of New Farm. Head south down Fransham Road and the driveway is on the right hand side.

What3words is: pints.croaking.feelers and this takes you to the front door.

Additional Info

Services
Private water supply, mains electricity, private drainage system, air source heat pumps. 8KW ground mounted solar array, battery storage, back up oil heating.

Wayleaves, Easements and Rights of Way
The property is being sold subject to and with the benefits of all rights including rights of way whether public or private, light, support, drainage, water and electricity supplies and any other rights and obligations, easements and quasi-easements and restrictive covenants and all existing and proposed wayleaves for masts, pylons, stays, cables, drains, water and gas and other pipes whether referred to in these particulars or not. There are no public rights of way over the farm.

Basic Payment Scheme
The historic payments will remain with the vendor.

Environmental Schemes
Countryside Stewardship agreement ref 1053735 which expires on 31/12/2025 and is on the arable land. It includes AB1, AB8, AB9 and BE3.

Countryside Stewardship agreement ref 1453199 expires on 31/12/2027 and includes the permanent grassland fields as well as the associated hedgerows.

Sustainable Farming Incentive (SFI) agreement ref 1693580 expires on 28/02/2027 and includes arable management options.

Sporting, Timber and Mineral Rights
Included in the freehold sale so far as they are owned.

Holdover
The vendor may reserve holdover for the cutting of a haylage crop.

Ingoing Valuation
If required and in addition to the purchase price the purchaser may be required to pay for any growing crops and all beneficial cultivations at CAAV rates if applicable.

Fixtures and Fittings
All fixtures and fittings and equipment including fitted carpets and curtains, garden ornaments and statuary are excluded from the sale.

Employees
There are no employees and therefore TUPE will not apply.

Local Authority
Breckland Council
Council Tax Band D

Health and Safety
Given the potential hazards of a farm we ask you to be as vigilant as possible when making your inspection.