High Green, Brooke, Norfolk, NR15

Tane Cottage is a fantastic 4-bedroom detached property that has been extended and modernised over the years to create a fabulous home offering almost 3500 sq. ft. of living accommodation. Set in the sought-after and well served South Norfolk village of Brooke (just 8 miles from Norwich City Centre), the house stands back from the road in almost 1.5 acres (stms) of landscaped gardens and grounds and benefits from ample off-road parking and a double cart shed.
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GROUND FLOOR

- Entrance hall
- Sitting room
- Workshop
- Reception room
- Garden room
- Utility
- GF shower room
- Kitchen/sitting/dining room
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FIRST FLOOR

- Bedrooms 1, 2, 3 & 4
- Family bathroom
- En suite shower room to bedroom 3
- En suite bathroom room to bedroom in 2nd floor
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OUTSIDE

- Ample off-road parking
- Double cart shed (storage above)
- Storage shed
- Landscaped gardens and ground
- In all approximately 1.5 acres (stms)
- EV charge point
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TENURE & LAND REGISTRY

Freehold: NK276320
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LOCAL AUTHORITY

South Norfolk District Council: Band F
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SERVICES

- Mains water, drainage & electricity
- Private LPG supply (underground tank)
- Sky broadband (63.6Mbps as stated by our client)
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ADDITIONAL FEATURES

Utilities

- Water supply: mains
- Electricity: mains
- Gas: private LPG
- Oil: n/a
- Heating: Boiler
- Drainage: mains
- Broadband connection: Sky broadband (63.6Mbps as stated by our client)
- Parking: Off road & 2 bay cart shed

Rights and Restrictions

- Private rights of way: no
- Public rights of way: no
- Listed Property: no
- Conservation area: yes
- Restrictions: no

Risks
- Flooded in last 5 years: no
- Flood defences: n/a
- Source of flood: n/a
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EPC RATING

41: E
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DESCRIPTION

Tane Cottage is a fantastic 4-bedroom detached property that has been extended and modernised over the years to create a fabulous home offering almost 3500 sq. ft. of living accommodation. Set in the sought-after and well served South Norfolk village of Brooke (just 8 miles from Norwich City Centre), the house stands back from the road in almost 1.5 acres (stms) of landscaped gardens and grounds and benefits from ample off-road parking and a double cart shed.
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GROUND FLOOR

The property is formally entered on the ground floor the main central front door porch into the central entrance hall. The first reception room (18’ x 15’4) is located off of the entrance hall and this then leads through to the garden room (13’3 x 12’) at the end of the house. The sitting room/office (18’1 x 13’6) is located to the other side of the entrance hall and this then leads through to the small internal workshop (10’1 x 8’11). The internal central hallway (off the entrance hall) links the original cottage to the incredible modern extension and stairwell up to the first floor. A ground floor shower room is found off to the right whilst the utility room is off to the left – offering external access to the side of house (closest to the car to unload the shopping etc) along with an internal door to the kitchen. Glazed double doors open from the central hallway into the incredible open plan large (31’2 x 23’) kitchen/sitting/dining room located at the rear of the house. The lovely modern fitted kitchen occupies one side of the room and overlooks the rest of the space, with its natural dining and seating area in front of the wood burner. The views over the rear garden are wonderful, and the bi-fold doors allow direct access out to the rear terrace.
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FIRST FLOOR

The main staircase rises from the ground floor hallway to the first-floor landing. To the rear of the building is the modern extension (over the kitchen footprint) where the main bedroom (21’4 x 15’5) is located, with stunning views over the garden. Next to this is the bathroom whilst over the older footprint of the house is the rest of the sleeping accommodation. Bedroom 2 is located at one end, with the benefit of a secret private bathroom accessed via a small staircase leading to the second-floor bathroom. Bedroom 3 (14’7 x 13’6) is located on the opposite corner and has an internal en suite shower room. Bedroom 4 (13’4 x 9’8) is in the middle and this completes the first-floor accommodation.
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OUTSIDE

The house is approached from the road (High Green) over a gravelled driveway that leads to an off-road parking area with ample space for a number of vehicles. Behind this is a gated area with additional parking along with the double cart shed (with storage above) and a storage building.

In all, the property stands in approximately 1.46 acres of gardens and grounds, most of which is laid to lawn, with landscaped boundaries and borders along with an orchard, many trees and mature hedges. To the edge north/west edge of the garden is a hedged off section that could potentially offer a building plot, subject to the necessary consents and access from the neighbouring road, which we understand is currently subject to a ransom strip, but this could offer a future owner further potential at some point in the future.
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SITUATION

The property is situated in the sought after village of Brooke, which has good local facilities including a primary school, farm shop, two public houses, hair salons, café, florist, vet, garage, village hall, cricket club and church.

The nearby village of Poringland (2.4 miles) offers good local amenities, including another primary school, library, post office, surgery and public houses. There is schooling for high school pupils at Framingham Earl, which is just 3.7 miles away. Additional supermarket shopping is very accessible, with a Tesco Superstore at nearby Harford (7.3 miles) and an Asda Superstore on Hall Road (7.1 miles).

The Cathedral City of Norwich is a short commute (8 miles). 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, two theatres, 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 a number of 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.

Brooke is only 12.6 miles from the Georgian market town of Beccles, which provides excellent day to day shopping, leisure facilities and schools and has a railway station with services to Lowestoft and Ipswich with onward connections to London, Liverpool Street.
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DRIVING DISTANCES (approx.)

- Norwich (station): 7.7 miles
- A47 intersection: 5.6 miles
- A140: 5.8 miles
- Poringland (doctor): 3.4 miles
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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. The entrance to the driveway of the property is as follows:

///paths.punchy.flamenco
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AGENTS NOTE

The property is found within a conservation area.
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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.