ROLLESBYNORFOLK

A FEAST FOR THE EYES“Set your imagination free at this beautiful barn, with a spectacular outlook stretching out far before you. Glorious green countryside under wide open skies, home to a variety of wildlife – a most attractive view.

Over two and a half acres of land that’s easy to maintain, not far from villages and broads found just down the lane. The property itself is sure to appeal, mixing open plan living with space to retreat.

Perfect for families or entertaining alike, when you make this your home then life will be sweet!”

• An impressive Semi-Detached Barn Conversion standing in excess of 2.5 acres of Formal Gardens and Meadows with a Stunning Pond

• Four Double Bedrooms; Three Bathrooms/Shower Rooms

• A Superb Main Reception Hall• Three Receptions including a First Floor Sitting Room• Open Plan Breakfast Kitchen• A Wealth of Character including Exposed Beams,

Vaulted Ceilings and Fireplaces, with a High Specification found Throughout

• Triple Glazed Throughout, Geo-Thermal Source Heating and Solar Panels for Hot Water

• Double Garage; Entertaining Terrace; Fabulous Views• The Accommodation extends to 3,159sq.ft• Energy Rating: C

If you’ve always fancied escaping to the country but you don’t want to cut yourself off from civilisation, this could be the perfect place for you! A beautiful barn with stunning rural vistas, it’s one of a group of six conversions, so you’re part of a small and welcoming community – but when you look out from your home, you can’t see another soul!

Ticking Every BoxThe space and the setting both drew the owners to their impressive home: “We have always liked open plan living, a sense of space, light rooms and a view. The big open plan nature of the reception areas here appealed, and the fact that it’s much brighter than most barns. The developers also retained plenty of original character – again, something that isn’t always done – so there’s lots of exposed brick and timbers throughout both floors.” The owners have also found this to be a comfortable, warm home, even in the depths of winter, helped by the underfloor heating. As another bonus, one of the large windows faces west, framing the sunsets beautifully.

Alone Or With A CrowdOne of the great things about this place is that you have reception areas on both floors of the barn. You enter in to a magnificent reception hall with a beautiful brick chimney and fireplace. The sitting room is found off here and opens onto the garden. This is a lovely spot and would be ideal as a den for teens or playroom for little ones. “We tend to use it on winter evenings as it has such a cosy feel,” explain the owners. Upstairs, you find a spectacular open plan kitchen, living and dining room with stunning views out over open countryside. The owners have recently refitted the kitchen as they love to cook and entertain. While it’s something of a cliché, it certainly holds true here that the kitchen is the heart of the home. It also leads onto a separate study where you can sit and work under the skies. “We have room to entertain on a large scale but when you want peace and quiet you can always find a corner and tuck yourself away.”

Enjoy The OutdoorsThe grounds here extend to well over two acres and the owners have been pleasantly surprised at how little maintenance they require, with the ride on mower making light work of the grass. The lake attracts abundant wildlife, including geese, a family of ducks, the occasional swan and more. “We occasionally see cranes in the adjoining field,” the owners confirm. The meadow is perfect for walking dogs and letting them run off steam, while the sunny courtyard garden is sheltered and ideal for afternoon barbecues or morning coffees alike.

A Holiday FeelAlthough this is one of a group of six converted barns, you’re not aware of the others when you’re at home or in the garden, so you have the security of belonging to a small community, neighbours who keep an eye out for you, and the beauty of the unobstructed views over open countryside. The barns sit between several villages and are central to the Broads and the coast. If you love watching birds and butterflies in nature reserves, you’ll be spoilt for choice here. There’s also the chance to try your hand at many different watersports from sailing to windsurfing. “We often head to Winterton beach to walk the dogs, or go and see the seals at Horsey. There are lots of lovely pubs and cafes dotted about as it’s a popular area with holidaymakers, but we’re off the beaten track so we get to enjoy peace and quiet all summer long.”

The AccommodationYou take in the front elevation of the barn, before moving through the front door framed within the large glass atrium.

Main Reception HallA fantastic amount of space in here with views up to the galleried landing and vaulted ceilings above. Underfoot you notice the gorgeous sandstone floor tiles, as well as the chimneybreast rising through to the ceiling above, whilst a wood burner is set within. To your left stairs rise to the first floor, noting the glass balustrading to both the stairs and the landing. Additional character includes exposed oak beams and exposed brick walls, whilst you also have views through to the rear of the barn, with French doors leading out to a wonderful enclosed rear courtyard garden. Leading off the main reception hall, double doors lead through into the…

Sitting RoomAnother generous space dominated by its exposed beams and brick, as well as three wrought iron vertical pillars, which add further character. From this room French doors afford access out to the west facing terrace, where additional character including timber floors and exposed brick can be found to three walls.

Also found off the main reception hall, you discover a utility room, along with two bedrooms.

The Master BedroomThis room overlooks the fabulous rear courtyard garden and is generous in its size, enhanced by its vaulted ceilings. From the bedroom you have access into the…

En Suite BathroomComplete with separate shower as well as a walk-in dressing room.

Bedroom TwoPerfect as a guest bedroom as it is set well away from the remainder of the accommodation. This generous space combines timber floors and exposed brick that can be found to one wall. This room also has access to an en-suite shower room.

From the main reception hall and accessed via an inner hallway, you discover the remaining two bedrooms, as well as the main bathroom.

Two BedroomsBoth of these bedrooms are doubles and once again have their own independent access out to the rear courtyard garden.

Also within the inner hallway, you discover a large range of built in storage cupboards. Returning to the main reception hall, you move up the stairs to the first floor where you are greeted by the…

Open Plan Breakfast Kitchen/Dining and Living AreaThis space is enhanced by its fabulous vaulted ceilings, with the exposed beams and timbers catching the eye. The kitchen is set around an impressive island unit with a granite work surface. Additional cabinets can be found along the entire width of one wall contrasting beautifully with the newly introduced oak work surfaces. A number of appliances can be found throughout including two sinks, a dishwasher, a fridge, a free standing range and an extractor fan which can be found above. Beyond the kitchen, the current owners incorporate a dining

table, opposite which they have a viewing platform, where a specifically located pew has stunning views over the gardens, pond and the farmland beyond. Including views in the distance of Happisburgh lighthouse. To the opposite side of the first floor is the superb living area/sitting room. This very generous space has a continuation of the timber floor underfoot, whilst a large arched window offers stunning views to the west over the adjoining farmland. This living area is part divided from the kitchen and dining areas by the chimney breast which rises to the ceiling and includes a wood burner set within. Further character includes the exposed brick, which can be found to the walls.

Returning to the kitchen, adjoining is another versatile space, which could be used for a number of different purposes. The current owners incorporate it as a...

Large Study AreaWith storage capabilities found to either end. There is a continuation of the timber floors which can be found throughout the majority of the barn, along with the higher than usual ceilings, twin roof lights and the exposed beams. This could actually be used as a fifth bedroom option if required.

The GroundsAccessed initially via a shared drive, the property is entered through a five bar timber gate onto its own private drive, which leads to a detached double garage. One of which is enclosed, the other a cart bay. Additional parking is also available for several vehicles.

From the drive you have your first glimpse of the impressive barn, to the front of which is an extensive terrace, which wraps around to its western side.

Here you also discover large formal gardens and a selection of shingle beds. Mature hedging acts as a border on its western side, where you also discover garden beds, a timber pergola draped in wisteria and roses, the timber duck house and space for a Jacuzzi/hot tub.

From the extensive terrace you have access to the front of the barn as well as the sitting room. Beyond the formal gardens and garage is a 2 acre meadow complete with a superb pond. This generous area has its own independent access via a five bar gate on the road, with the current owners having mown grass pathways through a wildflower meadow.

The meadow is enclosed via mature hedging and post and wire fencing, whilst the pond is fully stocked with fish. There is also a selection of semi-mature trees, which can be found around the perimeter of the pond, with further trees found throughout the meadow. In all, the gardens and grounds extend to in excess of 2.5 acres.

Norfolk Country Properties. Registered in England and Wales No. 06777456.Registered Office - 15B Regatta Quay, Key Street, Ipswich, IP4 1FHcopyright © 2016 Fine & Country Ltd.

Agents notes: All measurements are approximate and quoted in metric with imperial equivalents and for general guidance only and whilst every attempt has been made to ensure accuracy, they must not be relied on. The fixtures, fittings and appliances referred to have not been tested and therefore no guarantee can be given that they are in working order. Internal photographs are reproduced for general information and it must not be inferred that any item shown is included with the property. For a free valuation, contact the numbers listed on the brochure. * These comments are the personal views of the current owner and are included as an insight into life at the property. They have not been independently verified, should not be relied on without verification and do not necessarily reflect the views of the agent. Printed

On The DoorstepRollesby is a small Norfolk village, eight miles to the north west of Great Yarmouth on the edge of Rollesby Broad, part of the famous Trinity Broads and linked to Ormesby and Filby Broads. Rollesby is surrounded by woodland and open fields. Martham is just over a mile away and is a large village with a population of approximately 3,000 bordering the southern bank of the River Thurne. The centre has a post office, public house, shops and doctor surgery, public library and schools and is located nine miles north from Great Yarmouth, just over 17.5 miles from the city of Nor-wich and three miles from the coast. Martham Broad is owned and managed by the Norfolk Wildlife Trust and is a designated national nature reserve, popular with nature lovers and ornothologists.

How Far Is It ToThe Cathedral City of Norwich is 17 miles away and has excellent educational, cultural and recreational facilities. There is a regular rail service to London Liverpool Street (about two hours) and Norwich airport provides daily flights internally and to Europe. The North Norfolk Coast can be found to the north with its quaint villages and sandy beaches. Favoured spots include Holt, Well-next-the-Sea, Blakeney and the Burnhams. A 45 minute drive south will see you arrive at Thetford Forest with its many nature trails and bicycle paths whilst Stansted Airport is a further hour drive with its many destinations offered throughout mainland Europe.

DirectionsFrom Norwich take the A47 Southern bypass heading towards Great Yarmouth upon reaching Acle take the A1064 exit on the roundabout heading towards Caister On Sea and Hemsby. Take a left hand turning onto the B1152 sign-posted Martham. Continue for approximately 1.8 miles, before taking a right hand turn onto Heath Road. The drive-way that leads to the property can be found after a further 100 yards, with access to the property at the very end of this drive.

ServicesPrivate Heating via Geo-Thermal Source, Mains Water, Private Drainage via Treatment PlantGreat Yarmouth Borough Council

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