Property description
Sowerbys are pleased to offer this individual family home, occupying pleasant grounds in a rural position on the outskirts of Mattishall. The property has successfully been used as a Bed & Breakfast in the past and also provides the kind of versatile layout which could easily be adapted to create an annexe within the principle residence. The spacious accommodation briefly comprises reception hall, sitting room with fireplace, a most impressive kitchen/breakfast room, separate dining room, garden room, conservatory, study, boot/utility room, cloakroom and shower room on the ground floor. The first floor is accessed from two separate staircases, one to the front and the other at the rear. The front landing leads to three double bedrooms, one of which is en-suite, and the family bathroom. The back staircase rises to separate landing from where there are doors to the luxurious master bathroom and the superb master bedroom, which comes with extensive built-in wardrobe space and vaulted ceilings. Outside, there are numerous outbuildings and sections of garden within the 0.5 acre curtilage (sts). These include a garage, timber sheds, smoke house and dog run; as well as various poly-tunnels and greenhouses from where the owners wholesale herb business is operated. The garden is made up of formal lawns, a paddock/orchard and a large tarmac driveway.
It should be noted that the property is located within close proximity of a working poultry farm and is also subject to a Section 106 notice restricting the ownership of the house to purchasers linked in some way to agriculture (as defined in The Town & Country Planning Act).
MATTISHALL The popular village of Mattishall is about 9 miles to the west of Norwich and 4 miles from the market town of Dereham. The village has a good range of amenities including a village store, post office, public house, church, doctor's surgery with pharmacy, butchers, fish and chips takeaway, hairdressers and a very popular junior school. There are also two cafés, one being near the church and a childrens nursery at Southgreen Enterprise Centre. In addition to this the village has its own cricket, football, bowls and golf clubs for all ages. The village is about 2 miles from the A47 providing straight-forward access to Norwich and Dereham. The city of Norwich provides a wider range of amenities including major rail links to London and beyond and Norwich International Airport.
ACCOMMODATION COMPRISES:- From the parking area at the side and rear of the property, a stable style door opens to the
BOOT ROOM 15' 3" x 6' 6" (4.66m x 1.99m) A well-sized rear entrance area which doubles up as a utility room with tiled flooring and a range of base level and wall mounted cream shaker style units. Fitted beech work surfaces with tiled splashbacks and plumbing and space for a washing machine. UPVC double glazed window with views to the rear and an opening to a lobby area from where there are doors to the cloakroom, ground floor shower room, dining room and also to a large built in coat cupboard.
SHOWER ROOM Double width tiled enclosure with glass screen and shower over and a washbasin set into a vanity unit.
CLOAKROOM Comprising close coupled WC, wall mounted washbasin and UPVC double glazed window to side.
DINING ROOM 19' 0" x 16' 6" > 12' 11" (5.81m x 5.05m > 3.94m) A pleasantly proportioned reception room with a mock feature fireplace and an attractive staircase which rises to one of the first floor landings. Glazed double doors with adjacent lights overlook the rear parking area with a further window on the east elevation allowing further natural light to flood in. Door to garden room and a pair of glazed double doors opening to the sitting room.
SITTING ROOM 21' 5" x 13' 0" (6.55m x 3.97m) A delightfully presented main reception room with beamed ceiling and a feature stone fireplace. UPVC double glazed window overlooking the front garden and doorway to the reception hall.
RECEPTION HALL 13' 9" x 7' 7" (4.21m x 2.32m) Prior to the addition of the conservatory, the reception hall would have been the main entrance into the house. Doors opening to the sitting room and kitchen/breakfast room as well as a staircase which rises to the main landing. Parquet flooring, radiator and a formed opening to the conservatory.
CONSERVATORY 12' 4" x 11' 5" (3.78m x 3.49m) A pleasant additional seating area with superb views across the front gardens. UPVC double glazed windows along three elevations with a pitched polycarbonate panelled roof, television point and glazed double doors opening to garden.
KITCHEN/BREAKFAST ROOM 21' 5" x 12' 8" (6.54m x 3.88m) Another superbly sized family room with a substantial breakfast area set out towards the front of the room where there are UPVC double glazed windows to the front and side. Further into the room, an extensive range of base level and wall mounted storage units are set under beech work surfaces which also incorporate a belfast sink unit with mixer tap. Recess for Rangecooker, tiled flooring, a further window overlooking the side aspect and door returning to boot room.
GARDEN ROOM 10' 5" x 8' 2" (3.18m x 2.49m) Located towards the rear of the house and accessed via the dining room, the garden room is a versatile space with a pair of fully glazed double doors which open onto the garden and rear car parking area. Door to study.
STUDY 10' 5" x 8' 0" (3.20m x 2.45m) UPVC double glazed window to side aspect, partially beamed ceiling and telephone point.
MAIN LANDING Accessed via the stairs rising from the reception hall and with doors to the guest bedroom and bedrooms three and four. Additional doors opening to the family bathroom and built in airing cupboard which houses an insulated hot water cylinder. UPVC double glazed window to front and radiator.
GUEST BEDROOM 21' 6" max x 13' 0" (6.57m max x 3.97m) A stylishly appointed L-shaped double bedroom with UPVC double glazed windows to the front and side, television point, two radiators and door to en-suite.
EN-SUITE Comprising double width enclosure with glass door and electric shower over, pedestal washbasin and close coupled WC.
BEDROOM THREE 12' 8" x 10' 9" (3.88m x 3.29m) Double bedroom with UPVC double glazed window to front and radiator.
BEDROOM FOUR 12' 8" x 10' 5" (3.88m x 3.19m) Another well-proportioned double room with a UPVC double glazed window enjoying views to the rear and radiator.
FAMILY BATHROOM Neatly appointed suite comprising P-shaped bath with curved glass screen and shower over, close coupled WC and pedestal washbasin. Velux roof light on rear pitch.
REAR LANDING Accessed via the stairs which rise from the dining room and with doors to the master bedroom and bathroom.
MASTER BEDROOM 20' 7" x 13' 9" (6.29m x 4.20m) + wardrobe recesses A superb master room with impressive vaulted ceilings with exposed timberwork and four pairs of built in double wardrobes which extend along one wall. Window on the gable wall providing additional light, whilst two further windows enjoy views to the side. Television point and two radiators.
BATHROOM An elegantly arranged suite comprising free-standing Victorian style roll-top bath on cast iron claw feet with a brass mixer tap set over, high level WC and Victorian style pedestal washbasin. UPVC double glazed window to side.
OUTSIDE The grounds, which extend to approximately ½ an acre (sts) are a most attractive feature of the property with several individual areas. The property is accessed from this quiet country lane through a five bar timber gate which leads onto a well-sized tarmac driveway providing generous off road car parking and in turn leads to the front of the detached brick built garage. Adjacent to the garage there is a versatile room which has been adapted into a smoke house by the current owners. To the front of the property there are formal gardens with neatly maintained lawns and planted flowerbeds. To the rear, there is a further area of lawn which also houses a substantial timber kennel with a secure run, a greenhouse, potting shed and a further timber shed. Also within this area are the owner's polytunnels from where the current owners grow culinary herbs for the wholesale market. Beyond this area there is gated access into an enclosed paddock/orchard which houses a number of mature fruit trees.
SERVICES CONNECTED The property is connected to mains water and electricity supply. Septic tank drainage and oil fired central heating.
DIRECTIONS When entering Mattishall from the Dereham direction, turn left onto Mill Lane and proceed for approximately a ¼ of a mile before turning onto Watercress Lane which can be found on the left hand side. Proceed along Watercress Lane, where the property can be found on the right hand side immediately before the poultry farm.
AGENTS NOTES 1) Viewers should be aware that the property is located next door to a working poultry farm.
2) The property is subject to a section 106 notice, where the occupation of the dwelling shall be limited to a person solely or mainly employed in the locality in agriculture as defined in the Town and Country Planning Act of 1990.
ENERGY EFFICIENCY RATING D. Ref:- 0978-9095-7208-2664-3984
To retrieve the Energy Performance Certificate for this property please visit https://www.epcregister.com/ and enter in the reference number above.
COUNCIL TAX Band E.
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