Witton, North Walsham, Norfolk, NR28

Ivy Farm is an attractive period Norfolk Long house offering four reception rooms and four bedrooms. The property is set within approx. 3.4 acres (stms) of charming, landscaped gardens, with a quadruple cart lodge and a range of traditional outbuildings and an agricultural barn. Surrounded by unspoilt countryside and just 2 miles from the coast.
__________

GROUND FLOOR

- Porch
- Entrance hall
- Sitting room
- Dining room
- Spacious kitchen/breakfast/family room
- Utility room with WC
- Garden room
__________

FIRST FLOOR

- Main bedroom
- 3 further bedrooms
- Family bathroom
- Guest shower room
__________

OUTSIDE

- Formal landscaped gardens with terrace & pergola
- Orchard
- Quadruple cart shed
- Traditional brick & flint barns
- Agricultural barn
- Gravelled turning area & off-road parking
- Large natural pond
__________

TENURE & LAND REGISTRY

Freehold: NK240012
__________

LOCAL AUTHORITY

North Norfolk District Council, Band: E
__________

SERVICES

Mains electricity and water. Drainage to septic tank. LPG central heating and oil-fired Aga.
__________

DESCRIPTION

Ivy Farm is of brick construction under a pantile roof, thought to date back to the middle of the 18th century. Many of the rooms benefit from a dual aspect and therefore enjoy good natural light. The property has been sympathetically modernised over the years to create a wonderful family home.

The front door is accessed via an enclosed porch, opening into the entrance hall. Leading off from the entrance hall there are two reception rooms. To the left is the sitting room which benefits from a triple aspect and features a brick surround fireplace with wood burner installed and set of French doors opening out to the garden. To the right of the entrance hall is the dining room which features an open fireplace with brick surround and benefiting from dual aspect views to the front and rear of the property.

The spacious kitchen/breakfast/family room benefits from a triple aspect. The room offers a multifunctional cooking and entertaining space which optimises layout and workflow. There are a range of custom-built cabinets with granite worktops and a four oven Aga. The utility room is conveniently located adjacent to the kitchen and includes a WC.

Leading off from the kitchen is a lovely garden room which offers a valuable second living area with exposed oak beams and pamment tiled flooring. The garden room has been constructed of stock red bricks with a pantile roof. The adjoining terrace is accessible from both the sitting room and the garden room.

A central staircase rises to the first-floor landing, off which all four bedrooms can be accessed. The main bedroom sits to the east side of the property and offers built-in wardrobes and triple aspect views. The bedroom situated to the west side of the property benefits from a dual aspect. There are two further bedrooms both of which enjoy an aspect over the gardens. The family bathroom comprises of a bath, separate shower cubicle, wash hand basin, WC, bidet and heated towel rail. In addition to the family bathroom there is a guest shower room with walk-in shower, wash hand basin and WC.
__________

OUTSIDE

The approach to Ivy Farm is lovely and its wonderful quiet rural situation surrounded by unspoilt open countryside provides a memorable first impression. The property is approached over a long-gravelled driveway which sweeps through the grounds to generous parking areas, the quadruple cart shed with adjoining brick and flint barn, an additional brick and flint barn and the agricultural barn.

The traditional barns are mostly single storey and are presently used for storage. Subject to necessary planning consents/covenants etc. these could potentially provide an excellent development opportunity. In all, the outbuildings offer approximately 3242 sq ft of storage.

To the east of the traditional barns there is a steel framed agricultural barn that presents offers considerable storage.

A brick and flint wall separates the gravelled parking area from an expansive area of lawn with a large natural pond. There are a variety of mature trees, including sycamore, ash and oak. To the east of the drive there is a further expanse of lawn with tranquil seating areas positioned around wildflower areas and within proximity of young specimen trees including oak, beech and hazel.

The formal gardens lie to the rear of the property, they include an orchard, areas of lawn enclosed by mature beech hedging and herbaceous planted beds.

Adjoining the property and accessible from the garden room, there is a south facing paved terrace with pergola and established vine, perfectly positioned for alfresco dining and entertaining.
__________

SITUATION

Ivy Farm stands in a wonderful rural setting on a quiet country lane giving access to Ivy Farm and a small number of other properties and thus carries very little traffic. The house is surrounded by open countryside and enjoys far reaching views. The nearby market town of North Walsham offers a wide range of amenities including supermarkets (Waitrose, Sainsbury’s, and Lidl), shops, primary and secondary schools and the prestigious Paston College, dentists, two doctor’s surgeries and a cottage hospital, as well as good public transport (bus and rail) to Norwich and Cromer.

To the east and north there is access to Norfolk’s renowned coastline with bird reserves, sandy beaches (2 miles), sailing facilities, and several golf courses nearby, namely Sheringham, Cromer and West Runton. The Norfolk Broads network is within easy driving distance (3 miles to Horning) and the Cathedral City of Norwich is within 17 miles.

The Cathedral City of Norwich has a vibrant business community and as the regional centre has an extensive range of cultural and leisure facilities, including the Norwich City football club, the Riverside leisure development complete with cinema and numerous restaurants and pubs. The city has an excellent range of state and private schools and is well known for its excellent shopping, with a combination of independent retailers along with several premium department stores. Norwich has a mainline railway station with a service to London Liverpool Street and the expanding Norwich International Airport is just to the north of the city.
__________

DRIVING DISTANCES (approx.)

- Happisburgh: 3.2 miles
- Waitrose (North Walsham): 5.2 miles
- Aylsham: 10.9 miles
- Norwich Station: 17.8 miles
__________

WHAT3WORDS

We highly recommend the use of the what3words website/app. This allows the user to locate an exact point on the ground (within a 3-metre square) by simply using three words.

isolating.intruding.tells
__________

AGENTS NOTE

Please note there is a pond within the boundary of the property. Please be extra vigilant with small children.
__________

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; if there is any point of particular importance to you, we ask you to discuss this with us before you make arrangements to visit or request a viewing appointment.

8. Viewings are strictly by prior appointment through Jackson-Stops.
__________

DATE DETAILS PRODUCED

July 2024