Westside Barn, Kirby Row, Norfolk

Sitting in a rural spot on the southern fringes of the Norfolk broads, this versatile four-bedroom, semi-detached barn conversion prioritises light, space and volume. The house has a garden of around a third of an acre, chock-full of Mediterranean-type plants and newly set trees; there is also a convenient double garage. Five miles from Bungay and Beccles, the house is secluded yet well-connected. 20 minutes' drive away, Diss station runs services to London Liverpool Street in around 80 minutes.

The Tour

Set on the Norfolk/Suffolk border, Kirby Row is a hamlet enveloped by arable farmland. Westside Barn sits the south-west corner of Leet Hill Farm - a cluster of six elegant homes formed in 2020 from what was previously a working farmyard. The buildings are approached via a quiet and characterful country lane.

The house references its vernacular roots with boarded cladding and a standing seam zinc roof. Its recent architectural remodelling, however, is assuredly modern, prioritising fuss-free living and visual connections between the inside and out. The result is a design that combines its soaring core and versatile spaces with the building's tangible history.

Entry is to a beautifully light and generous hall that establishes a warm, welcoming atmosphere. There is an immediate connection between the interior and exterior, care of a pair of glazed screens on either side of the front door.

The primary living spaces lie beyond and are arranged in a predominantly open plan. Ceilings follow the pitched roofline, while large format ceramic tiles (warmed by underfloor heating) spread out underfoot. Triple-glazed sliding doors extend across the south and west walls; opening directly onto the rear terrace, the result is a constant communication with the ever-changing landscape.

Designed to balance the practicalities of everyday family life with sociable gatherings, the space has areas for relaxing, dining and cooking. The kitchen is characterised by clean lines of minimally detailed grey cabinetry topped with white quartz. Slotted behind the space is a smart utility space.

At the opposite end of the plan are two bedrooms accessed via the main entrance hall and beyond the kitchen is a third bedroom, currently used as a study/workroom. The ground-floor plan is completed with a handy cloakroom and a neutrally finished bathroom with a shower.

Within the main reception space, an open-tread oak stair ascends to a mezzanine level – a beautiful spot surveying the Norfolk countryside through an array of high-level south-facing windows.

From here is the primary bedroom suite. Commodious in nature, the bedroom has a westerly, over-sized glazed opening with a Juliet balcony - an unparalleled spot to watch the sinking sun and big East Anglian skies. A dressing room, en suite and large useful attic storage space lie alongside.

Outside Space

The gardens have been beautifully considered and maintained. Set against alluring views of the surrounding open fields and landscape, they extend south and west for around a third of an acre. Paved terraces provide quiet, bright places to eat and drink outside in the warmer months, while the shadow cast by a mature willow tree offers respite from the sun.

Grassy lawned areas are bounded by swaying meadow grasses, colourful spring-flowering bulbs and an abundant selection of drought-resistant Mediterranean-type planting. Recently planted trees include clusters of hornbeams, laurels, Monterey pines and robineas. All are firmly established and offer homes to variety of visiting birds, bees and insects.

There is ample parking spaces for several cars on the shingled driveway. Alongside is a double garage, finished to echo the vernacular silhouette of the main house.

The Area

Westside Barn occupies a tranquil spot near the hamlet of Kirby Row, at the border between Norfolk and Suffolk. The market towns of Bungay and Beccles are both around a 10-minute drive away and have a wide selection of enticing shops and cafés, including Earsham Street Café in Bungay and Ma Belle Bakery.

Maisebrook Farm Butchery and Bunn’s Butchers in Beccles stock locally sourced produce. Slightly further afield, the Wilderbeast at Stock Holy Cross and The Ingham Swan at Sea Palling are delicious dining destinations for special occasions. Wooster’s Bakery is worth the drive and is highly recommended by locals for its tasty sourdough bread.

Surrounded by open countryside and close to the coast, the region offers many opportunities for outdoor activities and water sports. The house lies less than a mile from Geldeston, a village on the north bank of the beautiful Waveney River Valley and the gateway to the Norfolk Broads. Frenze Beck Nature Reserve, on the outskirts of Diss, is a 15-acre county wildlife site with a variety of wetlands, meadows, pastures and scrub habitats. The stunning Dunwich Heath, RSPB Minesmere and Sutton Hoo are all reachable within an hour. The Norfolk Coast is a designated Area of Outstanding Natural Beauty, with dramatic landscapes and unique wildlife. Its 112-mile route can be explored either on foot or by bike.

Other close by destinations include Framlingham and its medieval castle, Knettishall Heath Nature Reserve, Thetford Forest, and the Suffolk seaside towns of Southwold and Walberswick.

Wyken Vineyards, a 1,200-acre farm, is a short drive away. It has a farm-to-table restaurant serving local wines set along with a farmers' market every Saturday. Chet and Flint Vineyards, only 10 minutes from the house, provide a fun afternoon out of English wine tasting and there are lively, music filled evenings at Camphill Live Events.

Norwich lies around 15 miles north-west, with direct train access from Beccles in 35 minutes. 'Great British Menu' winner Richard Bainbridge’s restaurant, Benedicts, is recommended by the Michelin guide, while Roger Hickmans, Brix and Bones, Bar Cerdita, Benoli and the Junkyard Food Market offer a wide array of delicious fare. The Lanes, a series of medieval streets in the city centre was a previous winner at the Great British High Street of the Year Award. The Theatre Royal and Cinema City are popular for nights out.

Norwich and Diss have convenient rail connections to major destinations including London Liverpool Street, with direct routes in around 90 minutes. Trains also run from Beccles to Ipswich for connecting serves to London Liverpool Street. The national motorway network can be accessed via the A143 and A140, while Norwich Airport can be reached in around 30 minutes.

Council Tax Band: D