Wolterton, Norwich, Norfolk, NR11

Exceptional contemporary barn with private courtyard, south-facing gardens and far-reaching meadow views.

Description

Set within a private walled courtyard on the edge of the Wolterton Estate, The Gables is an outstanding contemporary barn conversion offering beautifully designed accommodation of exceptional volume and light. With striking glazing, vaulted ceilings and seamless flow to south-facing gardens overlooking open meadowland, the house combines architectural interest with a highly liveable layout, all presented in immaculate condition.

The Gables is a substantial and visually impressive grade II listed triple gabled barn. Formerly part the Wolterton Estate, the property was the largest, most prestigious and last of an exclusive collection of traditional 19th century barns to be converted by the renowned McNamara Associates, who skilfully and seamlessly blended the old with the new.

At the heart of property is an exceptional open plan space, with an entire length of approx. 20 metres of multi-functional living that can adapt to suit many styles of living. Somehow, despite the expanse it covers, there is a cosiness and comfort to it all. A handmade kitchen with a particularly large island unit provides a social hub and plenty of worktop for cooking enthusiasts. A dining area is situated conveniently besides, with glazed doors leading out to the courtyard. A large chimney breast divides the dining area from a spacious light filled living area with double height glazing, and hearth and wood burner for winter months. At the opposite south end is a lovely sitting area, with vaulted ceilings, and glazed doors leading to the back garden. Oak flooring runs the whole way through to bring it all together.

Practicality on the ground floor is provided by a large utility/boot room, an essential space for rural living when returning from walks through the park at Wolterton Hall, or from the Saracens Head pub. A stone paved floor provides a robustness, with bespoke cabinetry and sink. Also on the ground floor is a future proofing ground floor double bedroom, with well fitted ensuite bath and shower room, and glazed doors opening onto the courtyard.

An oak staircase with glass balustrade leads up to a wide galleried landing which has its uses whether as a reading or study area, and leads off to the three bedrooms. At one end are two double bedrooms, each with an en suite shower room and built in wardrobes, and glazed doors out to Juliet balconies. At the opposite end of the barn, the entire area hosts a fabulous principal bedroom. A capacious room with vaulted ceilings and beams, there are built in wardrobes and a stylish ensuite bathroom with roll top bath and cabinetry with granite surfaces. It is a fitting principal bedroom for a barn of this scale. The barn also enjoys the use of a carpeted attic room with hatch stair ladder, providing a further dimension to life here.

Both the ground floor and first floor have underfloor heating from an air source heat pump and the property has an EPC rating of C which is rare for a barn conversion of this size.

Outside
Through high panelled electric gates, mounted on tall brick walls, The Gables has a lovely approach into a large courtyard. The courtyard is an entirely enclosed and private area, with parking and turning space for a number of cars, with a three bay car port along one side providing covered parking for two cars and excellent storage. Part of the courtyard adjoining the house is paved, framed by herbaceous beds and shrubs, creating a wonderful outdoor area to enjoy for al fresco dining or relaxing. A covered alleyway between the carports and the house leads to the boot room door, and onwards to a door out to the south facing gardens.

The main gardens are a delight open to the south, overlooking a charming meadow, the orientation provides all day sun. A large paved patio adjoins the house, with glazed doors from the living room opening to it. The perfect spot to place the outdoor furniture of your choice, it's a relaxing area bordered by herbaceous beds stocked with tulips are other seasonal flowers. Beyond this, an expanse of lawn sweeps away to a kitchen garden of productive raised beds, an old apple tree, and a boundary of mixed hedging, beyond which lies a backdrop of unspoilt meadowland.

Location

The setting is particularly special, in a peaceful and unspoilt conservation area yet within walking distance of the Saracen’s Head pub and Wolterton Estate, and close to Mannington Hall. Both estates are in the same ownership and are thriving, hosting exhibitions, workshops, wellness events and dining experiences, with Mannington well known for its tea room and gardens.

The picturesque village of Itteringham is just over a mile away with the River Bure running through, and at its centre, the acclaimed Walpole Arms gastropub and gin distillery, and the ever-popular community-run village shop and café, providing a social hub and strong sense of community.

The Gables is ideally situated for the National Trust estates, Blickling, Felbrigg and Sheringham Park. They are great for walking and exploring and have the essential cafe stop-off whilst enroute, and for more vigorous exercise, there are Saturday parkruns at Blickling and Sheringham. The area also has many popular cycling routes.

Everyday amenities are in easy reach in nearby Aylsham, with a great range of shops and services, including two supermarkets (Tesco & Budgens), an M&S food outlet & petrol station, and many independent retailers including the popular Bread Source bakery and Book Hive bookshop. Aylsham is a long established Cittaslow and Slow Food town and has several pubs and cafes. Waitrose in North Walsham home delivers to Wolterton.

Holt is eight miles away and is widely regarded as one of the best market towns in the UK, frequently cited for its, unique, and well-preserved Georgian architecture. It is a high-end shopping destination with the renowned Bakers & Larner department store & food hall, a monthly Sunday makers market, and fine dining, including the Michelin-starred Meadowsweet. Holt is home to the Gresham’s Public School, and Beeston Hall Preparatory School is close by near Sheringham.

The North Norfolk Coast, much of which is classified as an Area of Outstanding Natural Beauty, is a half hour drive away and offers numerous recreational pursuits including bird sanctuaries, beaches, excellent sailing and many popular public houses and restaurants. The city of Norwich has comprehensive shopping, schooling, business and leisure facilities, a mainline train service to London Liverpool Street and an international airport on the nearer north side of the city.

Square Footage: 3,473 sq ft


Acreage: 0.31 Acres

Additional Info

Services
Mains water, electricity, private drainage and air source heat pump.

Full fibre broadband (FTTP) with typical download & uploads speeds of 130-145 & 25-30 mbps suitable for home working.

A new communal state-of-the-art SBR (Sequencing Batch Reactor) sewage system was installed at Park Farm House in September 2025 by civil engineers Norfolk Rivers Consortium who will also maintain the system. This was publicly funded through the Norfolk Nutrient Neutrality Credit Scheme following an environmental compliance audit. The system is designed for efficient, low-maintenance wastewater treatment and is subject to a memorandum of understanding approved by North Norfolk District Council binding all Park Farm property owners to maintain the new system.

Local Authority
North Norfolk district Council.
Council Tax Band F

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.

Important Notice
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, photographs 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.