Property description

Sowerbys are pleased to offer this individual character cottage, occupying generous grounds within a uniquely peaceful location on the outskirts of the mid-Norfolk village of Garvestone. The cottage itself has been substantially extended and largely remodelled by the current owners and is abound with character; however, the gardens provide the most scenic of backdrops. In brief, the accommodation comprises sitting room, garden room, dining room, kitchen and bathroom on the ground floor, with two double bedrooms accessed from the first floor landing. The grounds extend to approximately 0.65 acres (sts) and include formal gardens, planted beds, a wildlife garden with pond, a woodland, vegetable garden and an enclosure for animals, as well as various outbuildings.  

GARVESTONE Garvestone is conveniently situated between the market towns of Dereham and Wymondham and within thirty minutes of the cathedral city of Norwich. Dereham boasts a number of good schools together with sports and leisure facilities. There is a comprehensive selection of shops, including supermarkets, pubs and restaurants and a cinema. Garvestone itself has a village primary school and is within easy reach of a number of first class golf clubs one of which being Barnham Broom.

 

ACCOMMODATION COMPRISES :- An attractive granite block paved walkway, edged with timber sleepers leads to a partially glazed timber front door opening to...  

ENTRANCE LOBBY Timber framed double glazed units overlooking the side garden. Useful space for storage of coats, boots and shoes. Open-plan to the garden room. 

GARDEN ROOM 17' 1" x 9' 5" (5.21m x 2.88m) A superb addition to the original accommodation, this room is a bright and versatile space which can be used all year round. Timber framed double glazed units extend along two walls with a pair of fully glazed double doors opening on to a paved entertaining area at the rear. Pantiled pitched roof which incorporates three tilting roof lights. Travertine tiled flooring with underfloor heating. Open-plan to... 

DINING ROOM 11' 10" x 9' 6" (3.63m x 2.91m) A charming room with an abundance of character, which is at the heart of the accommodation. There are formed openings to both the sitting room and kitchen, as well as doors leading to the bathroom and to the timber staircase which rises to the first floor landing. Range of built-in storage. Beamed ceiling and radiator. 

SITTING ROOM 14' 9" x 11' 10" (4.50m x 3.62m) Another generously proportioned reception room. Cast-iron wood-burning stove set within an original brick built fireplace serving as the rooms main focal point. Glazed panels within the original front door and an adjacent oak framed double glazed window allow plenty of natural light to flood into the room. Radiator, TV point and solid oak flooring.  

KITCHEN 8' 8" x 8' 2" (2.65m x 2.50m) A well designed "user friendly" kitchen with a range of timber fronted base level storage units extending along three walls. Along the rear wall, a porcelain Butler sink is set within fitted work surfaces beneath an oak framed double glazed window, which overlooks the delightful rear gardens. Further window overlooking the side aspect. Integrated appliances include a Bosch dishwasher, fridge and freezer with space for a range cooker having a built-in extractor hood. Pamment tiled flooring.  

BATHROOM Neatly appointed suite comprising panel sided corner bath with chrome mixer tap and shower attachment over, Victorian pedestal wash basin and close coupled WC. Door to built-in airing cupboard housing an insulated unvented (high pressure) modern stainless steel type hot water cylinder with ability to connect to solar panels, timber shelving, and water softener. Pair of obscured glass windows to the rear. Heated towel radiator, partially panelled walls and porcelain tiled flooring. 

FIRST FLOOR LANDING Accessed via an authentic Norfolk winder staircase, the landing has access to both bedrooms and is brightly lit by a recently added Velux roof light on the rear pitch.  

BEDROOM ONE 14' 8" x 11' 9" (4.48m x 3.60m) A pleasantly proportioned double room with an attractive original fireplace situated along one wall. Double wardrobe built into the fireplace recess and exposed timber floorboards. In the corner of the room, there is a tiled enclosure with curved glass doors and an electric shower over. Oak framed double glazed window to the front. Beamed ceiling, radiator and access to loft space.  

BEDROOM TWO 11' 2" x 8' 11" (3.42m x 2.74m) Another double bedroom with an oak framed double glazed window to the side and a pair of fully glazed double doors which open out on to the flat roof of the kitchen and bathroom on the ground floor. From the double doors, the views of the garden and surrounding countryside are highly impressive. Exposed timber rafter and radiator. 

OUTSIDE The grounds extend to approximately 0.65 acres (sts) and include a variety of different areas, from neatly manicured formal gardens with colourfully planted beds and borders, to a natural garden with a wildlife pond which leads on to a woodland walk through a private copse. There is a charming paved terrace with a water feature which provides the ideal outside entertaining area. Other sections of the garden include a vegetable patch with greenhouse and raised beds, along with a second greenhouse, and an animal enclosure which previously housed the owners pigs. Throughout the grounds there are various outbuildings, which include a wood store with pan tiled roof, a timber framed workshop/store which is timber clad with a pan tiled roof incorporating a Velux roof light and a brick & flint outhouse with power, lighting and the plumbing for a washing machine. There are numerous other sheds as well as a prefabricated double garage which has planning permission to be rebuilt as a timber framed cart lodge with storage space. In front of the garage there is parking for at least three vehicles.  

AGENTS NOTE The property is located at the end of a private road which is collectively maintained by the residents of Tanners Green. 

ENERGY EFFICIENCY RATING D. Ref:- 0723-2839-7667-9904-5051

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 B 

SERVICES Mains water and electricity. Septic tank drainage. Oil-fired central heating. 

DIRECTIONS From Dereham follow the B1135, into the village of Yaxham. Turn right to stay on the B1135, passing through Whinburgh, before arriving in Garvestone. Stay on the village road before turning left into Town Lane and continue on Town Lane before staying to the left where the road forks on to Tanners Green. The property is located at the end of the unmade road, across the ford.  

Property Info:

• FLOOR PLAN