Detailed Description
INTRODUCTION
Holly Farm Barn is a traditional Norfolk barn, understood to date back to 1802, occupying a delightful rural position on the edge of the village of Banningham in North Norfolk.
Constructed of red brick under a pantile roof, the substantial barn benefits from planning consent for conversion to a single detached dwelling with a gross internal area of approximately 4.176 sq.ft (387sq.m).
A particular feature of the property is its setting. The site extends in all to approximately 1.13 hectares (2.78 acres and includes an established orchard of 100 fruit trees of different varieties, providing an attractive and productive backdrop to the barn and offering a purchaser the rare opportunity to create a home with extensive garden and grounds.
LOCATION
Banningham is a small and attractive North Norfolk village just outside the busy and popular market town of Aylsham which is just approximately2 miles to the south-west and provides a good range of shops, supermarkets, schools, a weekly market and other everyday services. The town of North Walsham, approximately 5 miles to the east, offers further amenities together with a railway station on the Bittern Line, providing services to Norwich, Cromer and Sheringham.
The Cathedral City of Norwich is approximately 14 miles to the south and offers extensive shopping, cultural and leisure facilities together with a regular main line rail service to London Liverpool Street with an approximate journey time of 1 hour 40 minutes.
The North Norfolk coast, much of which is designated an Area of Outstanding Natural Beauty (now a National Landscape), is within easy reach, with Cromer approximately 9 miles to the north.
DEVELOPMENT & DESIGN APPROACH
Planning permission was granted by North Norfolk District Council on 18th September 2026 under application number PF/23/0860 for the conversion of the barn to a residential dwelling together with the creation of a new access and the construction of a new carport / garage.
The building range is constructed of red brick under a pantile roof and includes the main barn on the east side which adjoins the single storey range. Together, they are arranged around a courtyard which will provide a south facing garden area.
Under the approved drawings the current accommodation is proposed to comprise an open plan kitchen and family room with three further reception rooms as well as a utility, shower room and study. The plans allow for four bedrooms, all with en-suite bathrooms, three of which are accommodated on the first floor.
The development also accommodates a separate home office or studio suite which is accessed independently of the main barn range and opens out into the courtyard garden.
The barn is approached via an entrance from the minor road on the western boundary to a parking area where the permission allows for a new garage to be constructed. The boundary of the planning permission, being the designated grounds for the dwelling, extends to approximately 0.66 acres; the balance of the site is the meadow to the north with its separate access.
THE ORCHARD & GROUNDS
The extent and nature of the site is a particular selling point of this opportunity. Outside of the planning permission boundary there is a further approximately 2.12 acres within which the current owners have thoughtfully developed an orchard of approximately 100 fruit trees comprising a range of different East Anglian apple varieties suitable for cooking, eating or cider making.
The orchard was planted in 2022 with funding from the One million Trees for Norfolk initiative and with advice from the Apples and Orchards Project which was set up to promote a greater awareness of Norfolk's apple heritage. It includes plums, cherries, greengages and damsons.
Buyers could continue to nurture the orchard as the trees develop or remove the trees and use the meadow for grazing or amenity use (subject to planning).
GENERAL REMARKS & STIPULATIONS
TENURE AND POSSESSION
The property is offered freehold with vacant possession on completion.
METHOD OF SALE
For sale by private treaty as a whole.
EXCHANGE & COMPLETION
The purchaser will be required to exchange contracts on payment of a 10% deposit within 28 working days after receipt by their solicitor of a draft contract. Completion will be no later than 28 days thereafter.
SERVICES
The barns have a mains electricity supply to an independent meter. A mains water supply comes to a standpipe on the site.
WAYLEAVES, EASEMENTS & RIGHTS OF WAY
The property is sold subject to and with the benefit of all existing rights, including rights of way, whether public or private, light, support, drainage, water and electricity supplies and other rights, easements, quasi-easements and all wayleaves whether referred to or not in these particulars.
TOWN & COUNTRY PLANNING
North Norfolk District Council granted consent for the conversion of the barn to a residential dwelling on 18th September 2026 under reference number PF/23/0860. A full copy of the planning permission, with the associated conditions, is available on the North Norfolk District Council planning portal.
COVENANTS
The property is subject to covenants imposed when the current owners acquired the property in 2020. They include that the property can only be used for the construction of one dwelling house. A full list of the covenants is available from the selling agents.
LOCAL AUTHORITY
North Norfolk District Council, Holt Road, Cromer, NR27 9EN.
PLANS, AREAS & SCHEDULES
These have been prepared as carefully as possible and are based on the Ordnance Survey National Grid plans. The plans are published for illustrative purposes only and although they are believed to be correct, their accuracy is not guaranteed.
DISPUTES
Should any dispute arise as to the boundaries or any point arising in these Particulars, schedule, plan or interpretation of any of them the question shall be referred to the arbitration of the Selling Agent, whose decision acting as expert shall be final. The Buyer shall be deemed to have full knowledge of all boundaries and neither the Seller nor the Seller's Agents will be responsible for defining the boundaries or the ownership thereof.
VIEWING
Strictly by appointment with the Selling Agents. Please contact Anne Barker on or anne. .
HEALTH & SAFETY
Viewers should be careful and vigilant whilst on the property. Neither the Seller nor the Selling Agents are responsible for the safety of those viewing the property and accordingly those viewing the property do so at their own risk.
ANTI MONEY LAUNDERING
In accordance with the most recent Anti Money Laundering Legislation, the Buyer will be required to provide proof of identity and address to the selling agents once an offer is submitted and prior to solicitors being instructed.
DIRECTIONS
What3words for the entrance to the property : ///cone.grasp.wiggles
