Property description

Sowerbys are pleased to offer this delightful barn conversion, occupying a pleasant plot in the most idyllic of rural surroundings on the outskirts of Great Witchingham. Approached from a quiet country lane, which leads onto a private shingle driveway which serves three other properties, Blackwater Lodge enjoys a peaceful and private setting with unspoilt field views to the front and a beautifully maintained garden at the rear. The accommodation, which has been extended by the current owners, is spacious and well presented; comprising reception hall, sitting room with steps to a dining room from where a staircase rises to a useful mezzanine gallery, kitchen with open plan breakfast room, four bedrooms, master en-suite, family bathroom and utility room. The gallery, which is currently used as an additional seating area/occasional bedroom, has a door leading through to the loft space which provides superb storage. Outside, there are immaculate gardens at the front, side and rear; with a shingle driveway at the side of the barn which leads to the detached double garage. 

GREAT WITCHINGHAM Great Witchingham is a village about 10 miles to the north-west of Norwich, close to the A47 and about 22 miles from both Holt and the north Norfolk coast at Cley-next-the-Sea. It is also well placed for miles of walks and bicycle routes on the Marriotts Way and only a short drive from Weston park Golf Club. The village has a good range of local amenities including a primary school, general store and post office, a public house, garage and fishing nearby. For families, the village also falls within the catchment area for the highly regarded Reepham High School 

ACCOMMODATION COMPRISES :- Pathway leading to a paved entrance with fully glazed timber front door opening to... 

RECEPTION HALL 11' 11" x 8' 0" (3.65m x 2.44m) A pleasantly spacious and brightly lit entrance area with timber framed double glazed units on either side of the glazed front door allowing natural light to flood in. Tiled flooring, radiator and telephone point. Doors opening to the sitting room, kitchen and inner hall.  

SITTING ROOM 16' 4" x 14' 11" (4.99m x 4.56m) A well proportioned main reception room with a traditional barn-like feel, due to the vaulted ceilings with exposed original timberwork. Along the front elevation, there is an expanse of glazing, which again allows plenty of natural light into the room, as well as providing views over the neighbouring paddocks. Along the front wall, two pairs of fully glazed double doors open on to the paved terrace in the front garden, with a further feature window on the gable wall. TV point and two radiators. Steps up to the formal dining area.  

FORMAL DINING AREA 16' 4" x 9' 5" (4.99m x 2.89m) Open-plan to the sitting room on a split-level with balustrading to softly partition the area. The dining area also enjoys the spacious feel of vaulted ceilings with a timber staircase rising to the mezzanine gallery. Exposed timberwork and radiator. 

GALLERY 24' 6" maximum x 7' 10" with restricted head height (7.47m x 2.40m) The gallery is a highly versatile reception space and is the only part of the accommodation accessed via stairs. The room is currently utilised as an extra seating area/study and can be occasionally adapted to be used as a fifth bedroom. Exposed timberwork and balustrading which overlooks the sitting and dining area. Door to... 

LOFT SPACE 0' 0" A superb storage area measuring 8.71 metres in length and fully boarded with electric power and light. 

KITCHEN 12' 1" x 12' 0" (3.70m x 3.67m > 2.41m) Range of painted timber base and wall units along two walls, incorporating a single bowl porcelain sink set within timber worktop surfaces with tiled splashbacks. Space for a range oven with extractor hood over. Plumbing in recess for a dishwasher and space for an additional appliance. Tiled flooring. Open-plan to... 

BREAKFAST ROOM 13' 9" x 10' 7" (4.21m x 3.23m) Added by the current owners in 2002, the breakfast room really completes the accommodation. The open-plan nature to the kitchen makes this a wonderfully social room with a pair of fully glazed timber doors opening on to the rear paved entertaining area. Two further timber framed double glazed windows overlook the picturesque rear gardens and a door opens to the utility room. Tiled flooring, TV point and radiator. 

UTILITY ROOM 13' 10" x 4' 9" (4.22m x 1.47m) Doubling up as a rear entrance hall with a length of fitted work surface, incorporating a single bowl stainless steel sink unit, below which there is plumbing and space for a washing machine. Wall mounted oil boiler providing domestic hot water and central heating to the property. Timber framed double glazed window and partially glazed door to the rear garden. Tiled flooring, radiator and access to loft space.  

INNER HALL Extending in an L-shape at the side of the property with doors opening to all four bedrooms, the family bathroom, a substantial built-in coat cupboard and also with double doors to the built-in airing cupboard which houses an insulated hot water cylinder. Radiator.  

BEDROOM ONE 15' 2" x 8' 11" (4.63m x 2.74m) A double bedroom with a fully glazed door and adjacent window on the gable wall. Fitted wardrobe. Radiator. Door to... 

EN-SUITE 8' 4" x 3' 9" (2.56m x 1.16m) Neatly appointed suite comprising tiled enclosure with curved glass door and chrome shower over, wash basin built into storage unit and WC with concealed cistern. Light tube providing a source of natural light. Tiled flooring, partially tiled walls and chrome heated towel rail.  

BEDROOM TWO 15' 3" x 7' 10" (4.65m x 2.40m) Another generously sized double room with a pair of timber framed double glazed windows overlooking the front aspect. Pair of built-in wardrobes with internal shelving and hanging space. Radiator. 

BEDROOM THREE 12' 3" x 9' 3" (3.74m x 2.82m) Another double bedroom with a pair of timber framed double glazed windows overlooking the gardens and paddocks opposite. Fitted wardrobe. Radiator. 

BEDROOM FOUR 12' 1" x 6' 3" (3.70m x 1.91m) Currently used as the owners office with a pair of timber framed double glazed windows on the side gable wall. Fitted wardrobe. Telephone point and radiator. 

BATHROOM 8' 4" x 4' 10" (2.56m x 1.49m) Suite comprising panel sided bath with glass screen and chrome shower over, wash basin built into a storage unit and WC with concealed cistern. Tiled flooring, chrome heated towel rail and light tube.  

OUTSIDE The property is approached over a shared shingled access road, which in turn leads on to the property's private shingled driveway. The driveway extends to the side of the property and to the front of the double garage. The gardens are generous in size and immaculately maintained with lawns to both the front and rear, which are flanked by meticulously planted beds and borders, housing a variety of colourful plants and specimen shrubs. There are paved sitting areas to both the front and rear, as well as a sizeable shingle working area to the front of the garage. Exterior lighting and outside tap.  

AGENTS NOTE The property is approached over a shared access road, which is jointly maintained by the four residents. 

ENERGY EFFICIENCY RATING D. Ref:- 8005-8392-3429-3497-8643
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. 

SERVICES Mains electricity. Sewerage treatment plant. Oil-fired central heating. Water provided by a private bore hole. 

DIRECTIONS From the A 1067 driving towards Norwich proceed past Bawdeswell and Sparham before turning left into Nowhere Lane signposted Whitwell Common. In half a mile at the crossroads turn right into Blackwater Lane The private road leading to Blackwater Lodge can be found on the right in about a mile, just after the bridge over the river.
When driving from Norwich on the A1067 proceed through the village of Lenwade and in about a mile turn right into Nowhere Lane signposted Whitwell Common and proceed as above.
 

Property Info:

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