South Norfolk, NR15

abbotFox Bespoke presents Woodlands, a beautiful Grade II listed farmhouse, which is set in around 6.5 acres of south Norfolk countryside complete with a barn that has planning permission for conversion into a separate four bedroom property,.

From The Sellers - “This has been an amazing family home for us and our children. After travelling the world and moving from London, we wanted somewhere to settle in the countryside and it’s meant so much to us over the years.”

Introduction - This Grade II listed farmhouse, which is set in around 6.5 acres of south Norfolk countryside, has been beautifully restored and sympathetically extended. But there’s still more potential to be had.

Inside - Tradition meets modernity in this sprawling country farmhouse, which is believed to date back to the 17th century. Overall, it is light, bright and airy, but its heritage shows: there are exposed bricks and beams throughout, as well as timber-framed windows and a neighbouring barn with planning in place for conversion into a separate dwelling.

More modern touches include spot lighting and contemporary fixtures and fittings in the bathrooms and kitchen family room, which also has a huge roof lantern and impressive, fully-glazed gable end that looks out over the garden.

Outside - Woodlands Farm is a quintessential south Norfolk farmhouse. It’s Grade II listed and solidly built with a pretty pastel render that sits underneath a well-cared for thatch. Even the more recent extension is in keeping with the rest of the house, the third in a row of ‘stepped’ roofs topped with pretty pantiles.

The surrounding grounds are idyllic, extending to around 6.5 acres, which include formal gardens, paddocks, an orchard and a meadow and there is a sweeping gravelled driveway out the front

To the rear there is an expansive lawned garden and patio, which can be accessed from the kitchen and family room. There is also a wildlife pond and natural dyke nestled between the formal gardens and paddock.

In addition to the main farmhouse there is also a large barn with planning consent to convert into a four-bedroom home and a separate, steel-framed agricultural barn and workshop. These offer considerable opportunity for conversion, including as a self-contained annexe, ideal for multi-generational living, or as a holiday let or business.

The Barn - Planning consent allows for accommodation to be arranged over two floors and briefly comprises; on the ground floor an entrance hall, sitting room, part vaulted formal dining room/family room and a kitchen breakfast room. Three bedrooms are provided on the ground floor, one featuring an en suite. There is a WC on the ground floor also,

The first floor offers a principal bedroom with a dressing room and en suite. In addition to this there is a first floor sitting room by way of a mezzanine.

The plans can be found using the South Norfolk Planning Portal using the planning reference 2012/0239

Reception Rooms - The kitchen family room is very much the heart of the property, ideal as both a family space and for entertaining. A combination of striking architectural features - which include bi-fold doors to two sides, a huge roof lantern and an impressive, fully glazed gable end - give the space a contemporary edge and there is also a large and welcoming dining space.

There is a more private and relaxed reception space in the sitting room, which has intricate timber-detailing on the ceiling, exposed brick walls and a large inglenook fireplace. An original timber staircase has also been retained, offering access to the first floor, and there is an additional drawing room.

Bedrooms And Bathrooms - There are four good-sized bedrooms on the first floor, all with en suite bathrooms and exposed beams, as well as a large family bathroom fitted with a modern, free-standing tub and a separate shower.

A further two bedrooms are located on the floor above and there is an additional space on the ground floor, which could be used as either a guest bedroom or a study.

Features - The property is a beautiful mix of the old and the new, where beautiful, state-of-the-art features blend with all the charm and character of a heritage home. The kitchen family room is exceptionally impressive, with a huge roof lantern and a fully-glazed gable to one end, offering stunning views.

Practicalities - The kitchen features marble worktops over the top of white Shaker-style cabinets, which are arranged in an L-shape around two sides. A large island in the centre doubles as a breakfast bar and the space is also fitted with an Aga, larder and a double Butler sink.

Towards the rear of the kitchen there is a good-sized utility room which leads to a cloakroom and boot room.

Ample off-road parking is provided by a shingle driveway at the front.

Services - Mains water and electricity. Private drainage by way of a treatment plant.

Location - Great Moulton is a quiet village close to Long Stratton, between the larger town of Diss and the city of Norwich. The village church is located close to the A140, which connects Norwich to Ipswich, and the village is well-served by its own shop, village hall and pub called The Fox and Hounds, which is popular with locals.

Families - The village is small but popular with families. There is an active village hall.

The nearest high school is in Long Stratton with several primary schools in the surrounding villages, including in Aslacton, Forncett and Tivetshall. A wide range of private schooling can be found in Norwich.

Local Authority - South Norfolk District Council.

Our Agent's View - “The work that’s gone into bringing this 17th century farmhouse up to date is incredible. It feels both bright and airy but still has the character and charm of a traditional country home.

One of my favourite spaces is the kitchen family room. The sense of space you get from the roof lantern, with its double height ceiling, is just so striking.

I love the exposed brick and beams in some of the smaller reception spaces, and the bedrooms too, but there are also a lot of clean lines and white space, so it doesn’t feel oppressive.

There’s also so much more potential to be had, should new owners want it. The barn could be converted - perhaps into another house or holiday accommodation - and there’s a substantial workshop. Not to mention the six and a half acres of land you get, too. Altogether, it’s a really special opportunity.”


Samuel Le Good I Partner