The Manor House, Wroxham - Fine & Country

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The Manor House, Wroxham - Fine & Country

The Manor House,

Wroxham

Norfolk & North Suffolk

www.fineandcountry.com


• A Stunning Period family residence situated in the ever popular

village of Wroxham standing in just under 1.5 acres of grounds

• A versatile range of outbuildings including a main barn, quadruple

car bay garaging, and an indoor pool with additional workshop,

storerooms and garaging

• Four Bedrooms ; Two Bathrooms

• Four Receptions including a very large snooker / family room

• Spacious Breakfast/Kitchen with separate utility.

• Character is found throughout the home including flagstone

flooring, exposed beams, fireplaces and pamments

The Accommodation in total extends to 6,105sq.ft.


To The Manor Born

“In the heart of the Norfolk Broads

lies this manor house outstanding,

with stunning landscaped gardens

and a fantastic range of outbuildings;

the gorgeous indoor pool will

certainly delight the family, while

spacious and flexible character

accommodation affords an

exceptional lifestyle nice and easy.”

“We’ve never really thought of this as a sprawling

‘manor house’, because it has such a cosy, friendly

aura about the place – and visitors always say

what a lovely feeling there is here,” so state the

owners of this highly impressive period residence.

Presiding over one and a half acres of beautifully

landscaped gardens, The Manor House is set

within easy walking distance of Wroxham, enjoying

a wonderfully quiet yet fantastically convenient

location. Dating back to 1600, this property

presents the most wonderful opportunity to

embrace a piece of living history – while the

fabulous and extensive outbuildings provide innate

flexibility, to be realised either now or in the future.

17th Century Character

Thought to have been built by the Vicar of

Wroxham’s son around 1610, The Manor House

changed hands in 1890 as a gentleman’s residence

and, prior to that, it had at one time been a

farmhouse called ‘Dairy Farm’. “There’s a piece

of loose stone in the dining room with the date

1613 engraved upon it,” the owners note, adding,

“but, interestingly, someone from English Heritage

“It’s a very cosy, friendly house

and everyone always says that it

has a lovely feeling about it.”

examined the original oak roof timbers a few

years ago and declared that the house almost

certainly pre-dates 1600.” There is a wealth of

character features to relish, including a lovely

original inglenook fireplace in the dining room,

many original exposed beams and gorgeous old

pamment tiles and flagstone flooring.

Tremendous Family Home

The property has, of course, been added to

and changed over the years, but it has kept a

wonderful family ambience at its heart and the

accommodation today reflects that. The current

owners use the games room extensively during the

summer, its soaring vaulted and panelled ceiling

providing a most dramatic and wonderful backdrop.

“It’s fantastic when the grandchildren come to stay,

because it’s such a large space, they don’t need to

use our sitting room or snug at all!” the owners

smile. This impressive room leads into the garden

room and, with both enjoying direct access on to

the garden, it creates a wonderful cohesive space

for entertaining. “It’s great because if we are having

a barbeque and the weather turns on us, we

can cook under the covered area and eat in the

conservatory” the owners reveal. In addition to this

fantastic main reception space, there are the two

sitting rooms as well as the formal dining room and

brilliant breakfast kitchen. “The kitchen is a great

size, really sunny and with a really useful walk in

pantry – and it leads into the hall, off which is the

garden room, so it’s perfect for entertaining,” the

owners conclude.

Extensive & Flexible Outbuildings

One of the elements that most attracted the

owners to this property 13 years ago, was the

delightful and extensive outbuildings. “We wanted

somewhere to garage our collection of cars and

this has been perfect,” the owners confirm. There

is a most attractive main brick barn as well as an

open fronted car bay garage and another four car

garage with workshop – and, as the owners point

out, the stunning indoor swimming pool could be

easily converted into further garaging if required.

But if cars aren’t your thing, these outbuildings

present tremendous opportunity to pursue a

variety of hobbies or to work from home perhaps

– and of course the potential for independent

annexe accommodation is very evident.


Glorious Gardens

The tremendous gardens are a heady mix

of formal landscaped areas and more natural

woodland. As the owners enthuse, “the front

part of the garden includes a woodland garden,

with pathways leading you through – and it’s

extraordinary in the spring, carpeted in bluebells!”

The rear garden is mainly laid to lawn, with a

super terrace and wonderfully decorative box

hedging which complements the attractive low

brick wall which is a design feature. There is

also a delightful wildlife pond (“with netting on

top to stop the heron stealing our fish!” note

the owners) and just an overwhelming sense of

gently ordered tranquillity.

You really do step back in time at The Manor

House. A time of genteel family living, when

your home was your castle and you were

surrounded by everything needed to enjoy

a tremendous family lifestyle. With all the

amenities of Wroxham on your doorstep and

the whole of the Norfolk Broads laid out before

you, the location is sensational. “We often walk

our dog across the parish meadow and down

to the river, it’s so peaceful there,” the owners

comment, emphasising the quiet nature of this

most convenient location. If the compelling

combination of terrific location, 16th century

character and 21st century lifestyle appeals, the

only question is – are you to The Manor Born?

Accommodation

You move through the front door, situated

within the beautiful front elevation of the

Manor, which takes you through into the…

Main Reception Hall

Stairs directly in front of you rises to the 1st

floor where you notice the exposed beams. A

door to your left takes you through into the…

Sitting Room

Numerous rooms provide plenty of natural light

as well as views over the landscaped gardens.

The fireplace can be found to the far wall acting

as a focal point, plus above, you capture the

exposed beams.

Beyond the Main Reception Hall you have

access to an inner hallway, noticing the flagstone

flooring. You also discover the downstairs

cloakroom area as well as a door that leads

down to the cellar. There is also a second

access to the Sitting Room.

Dining Room

Another well proportioned room with the

original windows to the front elevation,

complete with shutters, offering natural light

whilst the inglenook fireplace has a window

and cupboards on either side, providing

immense character.

Family Room

This is a wonderful room with a fireplace to the

far wall and pamment tiles underfoot. A large

window to the rear elevation offers plenty of

natural light whilst the wall behind you is fitted

with shelving and cabinets.

Breakfast/Kitchen

This is a fabulous space and acts as the

centrepiece of the home with large windows

providing views out over the garden and

terrace. The timber cabinets can be found to

all four aspects contrasting beautifully with the

combined wooden and granite work surfaces.

Integrated within the cabinets is a fridge, a

dishwasher and a stainless steel sink unit.

There is also a free-standing range and room

for a large fridge freeze. To the corner of the

kitchen there is a walk-in pantry whilst above

are further exposed beams. A window to the

rear elevation provides views to the terrace

and gardens.

Leading off the rear of the kitchen you have

access through to the Utility Room. Here you

have a continuation of the cabinets and work

surfaces incorporating a sink unit and space

for a range of white goods. Once again, the

windows offer views out over the front gardens

and terrace. From the utility room you have

access through to a Side Reception Hall then

onto the...

Garden Room

This room consists of tiled flooring and large

glass windows, which offer impressive views

over the terrace and outbuildings with French

doors offering access.

To the rear of the Garden Room you have

access into the….

Games Room/Snooker Room

This is an impressive space which benefits from

vaulted timber panelled ceilings. A wood burner

can be found to the far corner with a range of

windows and French doors providing light and

access out to the gardens. This versatile space

could be used for a number of different options

including a possible self-contained annex.

Returning to the Main Reception Hall, you

move up the beautiful original staircase to the

1st floor which is bathed in natural light.

Bedroom Two

Located to the rear of the home, a range of

built-in wardrobes can be found along the

entire length of one wall. An exposed beam

runs across the centre of the ceiling with a builtin

cupboard found to the corner of the room.

Main Bathroom

This room consists of a 5 piece suite including

WC, wash basin, bidet, a bath enclosed in a

timber surround and a large shower cubicle.

There is a door to the landing so it could be

used as an en-suite or family bathroom. Once

again, there are exposed beams and a window

to the rear elevation.

Master Bedroom

The space found within the bedroom is full of

character from its exposed beams to its wrought

iron fireplace to one wall. Large windows offer

a double aspect with impressive views of the

garden. In the corner of the room is a wardrobe.

Bedroom Three

This is another fabulous size room, once again, with

impressive windows offering views of the gardens

and outbuildings. Exposed beams can be found

overhead along with another built-in cupboard


“Church Lane is a wonderfully quiet road; we can walk into Wroxham in just ten minutes and often take the dog

across the parish meadow down to the river.”


There are some lovely original features, such as the inglenook fireplace in the dining room, the many exposed beams

and wonderful pamments and flagstone flooring.”


The house is thought to have been built in 1610 by the son of the vicar of Wroxham – it certainly changed

hands in 1890 as a gentleman’s residence and was a farmhouse before that.”


Second Bathroom

This bathroom offers a separate WC.

Returning to the landing a door conceals a

staircase leading to the second floor where

you discover…

Bedroom Four

This is set within the roof space, the part

vaulted ceilings provide plenty of head height

whilst you notice the partly exposed trusses

and the windows offering views out to the

rear gardens.

From the bedroom, a door leads into a versatile

Loft space. This area is used by the current

owners as a vast storage area but could be used

for a number of different purposes subject to

the new owners wishes.

Outbuildings

A versatile range of outbuildings is set around a

shingled courtyard.

The Main barn is an impressive brick barn under

slate elevations. It adjoins Church Lane and

is currently used as a workshop and storage

area but could, subject to the relevant planning

conditions, be used for a number of different

options. The barn has recently been re-felted

and includes 3-phase power and light and an

oil-fired hot air heater.

The open-fronted car bay garage offers parking

for 3 cars with the 4th bay is enclosed and used

as a dog run.

To the opposite side of the courtyard is an

additional 4 car garage with adjoining workshop

and gardener’s toilet. Adjoining the rear of the

garage is the superb indoor swimming pool with

tiled surround and to timber panelling found to

the ceiling. There are changing room facilities,

along with a toilet and shower, with a further

door concealing the filter system. The pool

is approximately 14 ft by 40 ft and includes a

powered cover.

There is also an additional brick and tile

outbuilding found within the gardens which is

used as a garden store.

The Grounds

The Manor House stands beautifully in its

landscaped grounds of just under 1.5 acres.

2 beech trees can be found along the front

boundary acting as a screen, along with the

main barn and closed bordered fencing with

raised flowerbeds. To the front a wrought

iron gate offers pedestrian access with a

brick pathway guiding you directly to the

front door.

The main drive leads to the shingled forecourt

with the outbuildings surrounding. The gardens

are made mostly to lawn and are defined into

different areas. The front garden consists of

deep garden beds containing a variety of plants

and shrubs and is partly enclosed by mature

hedging. The eastern side of the plot is an

impressive orchard and rose garden complete

with green house with shingle pathways guiding

you throughout. Fruit trees include plum, pair

and apple, whilst there is also an impressive fruit

cage found to the south-east corner, once again,

enclosed by mature yew hedging.

The rear garden is laid mostly to lawn with a

selection of mature trees found throughout.

There is also a fabulous rear terrace with access

off the utility room. Colourful garden beds

can be found surrounding the terrace with an

attractive brick wall partly dividing southern and

western parts of the garden.

Set just off the outbuildings is an impressive

terrace with box hedging and raised garden

beds. There are areas of lawn, once again,

with deep garden beds and a wonderful wildlife

pond which is completely enclosed by wrought

iron railings. These superb landscaped gardens

contain an abundance of colour and are a

wonderful addition to the main residence.

In all, the gardens and grounds extend to just

under 1.5 acres.

There is a lot of garaging space here, which was one of our reasons for buying Manor House;

the barn and outbuildings could, of course, be used for many different purposes.”


Floor Plans

SITTING ROOM

18'7 x 16'2

5.7m x 4.9m

Energy Graphs

WC

BATHROOM

AIRING

CUPBOARD

MASTER BEDROOM

18'7 max x 16'4

5.7m max x 5.0m

WAR DR OBE

FAMILY ROOM

16' x 14'2

4.9m x 4.3m

TO

CELLAR

ENTRANCE HALL

BEDROOM TWO

15' x 12'4

4.6m x 3.8m

BATHROOM

1ST FLOOR

APPROX. FLOOR

AREA 1103 SQ.FT.

(102.5 SQ.M.)

PANTRY

BREAKFAST KITCHEN

19'9 x 14'7

6.0m x 4.4m

DINING ROOM

16'2 x 14'7 max

4.9m x 4.4m max

BEDROOM THREE

16'4 x 14'7 max

5.0m x 4.4m max

GROUND FLOOR

APPROX. FLOOR

AREA 2125 SQ.FT.

(197.4 SQ.M.)

UTILITY ROOM

13'1 x 6'4

4.0m x 1.9m

LOBBY

ATTIC ROOM ONE

31'6 x 14'1

9.6m x 4.3m

CONSERVATORY

14'8 x 10'10

4.5m x 3.3m

BEDROOM FOUR

21'1 x 10'2

6.4m x 3.1m

GARDEN ROOM

23'5 x 18'4

7.1m x 5.6m

2ND FLOOR

APPROX. FLOOR

AREA 797 SQ.FT.

(74.0 SQ.M.)

TOTAL APPROX. FLOOR AREA 4025 SQ.FT. (373.9 SQ.M.)

Whilst every attempt has been made to ensure the accuracy of the floor plan contained here, measurements

of doors, windows, rooms and any other items are approximate and no responsibility is taken for any error,

omission, or mis-statement. This plan is for illustrative purposes only and should be used as such by any

prospective purchaser. The services, systems and appliances shown have not been tested and no guarantee

as to their operability or efficiency can be given

Made with Metropix ©2011

ATTIC ROOM TWO

14'11 x 14'1

4.5m x 4.3m

Gross internal floor area approximately 6,105sq.ft.

Barn

Pool Block

POOL

54'5 x 19'

16.6m x 5.8m

BARN

45'7 x 35'1

13.9m x 10.7m

Additional Information

TOTAL APPROX. FLOOR AREA 1109 SQ.FT. (103.1 SQ.M.)

PUMP ROOM WC

CHANGING

ROOM

FOUR CAR GARAGE

LOCAL AUTHORITy Broadland District Council

AGEnTS nOTES All Mains Services

The floor plans are for illustrative purposes only. All measurements walls doors

window fittings and appliances their sizes and locations are shown conventionally and

are approximate only and cannot be regarded as being a representation either by the

Seller or his Agent. © Unauthorised reproduction prohibited.

These particulars whilst believed to be accurate are set out as a general outline

only for guidance and do not constitute any part of an offer or contract. Intending

purchasers should not rely on them as statements of representation of fact, but must

satisfy themselves by inspection or otherwise as to their accuracy. no person in the

employment of Fine and Country or norfolk Country Properties Ltd has the authority

to make or give any representation or warranty in respect of the property.

We would also point out that we have not tested any of the appliances and purchasers

should make their own enquiries to the relevant authorities regarding the connection

of any services.

WET

ROOM

WORKSHOP

15'5 x 8'3

4.7m x 2.5m

TOTAL APPROX. FLOOR AREA 2080 SQ.FT. (193.3 SQ.M.)

Whilst every attempt has been made to ensure the accuracy of the floor plan contained here, measurements

of doors, windows, rooms and any other items are approximate and no responsibility is taken for any error,

omission, or mis-statement. This plan is for illustrative purposes only and should be used as such by any

prospective purchaser. The services, systems and appliances shown have not been tested and no guarantee

as to their operability or efficiency can be given

Made with Metropix ©2011


Location

On The Doorstep How Far Is It To?… Directions

The property is handily located for easy access to

the centre of Wroxham (walking distance), which

is the centre of the Norfolk Broads and is known

as a National Park. From here you can explore

the wealth of broads and backwaters at one’s

leisure. Wroxham boasts the Roys of Wroxham

department store, individual boutiques, a range of

eateries, banks and tourist attractions. The Norfolk

coast is an area of outstanding natural beauty and

is close at hand with a number of golf courses and

other leisure facilities close by.

Wroxham is a fantastic village with everything

you need and this is such an attractive area,

brilliant for sailing, walking, cycling and bird

watching. We’re 15 minutes from the coast and

two or three miles from Wroxham, the capital of

the Broads. We can easily get to Norwich too.”

From Wroxham you have easy access to

the Cathedral City of Norwich which is

approximately 11 miles to the south west with

its large array of cultural and leisure facilities,

including Chapelfields shopping centre, bars,

restaurants, theatres and cinemas. There are

a number of good schools in both the state

and private sectors as well as the University of

East Anglia. Norwich has a main line station to

London Liverpool Street with an approximate

journey time of 1 hour 40 mins, also providing

commuter trains to Cambridge. There is an

international airport to the north side of the city

and access to most major trunk roads. From

the A11 Newmarket Road, Cambridge lies

approximately 60 miles to the south-west and

Newmarket 47 miles.

To arrange a viewing of this property please contact Our Park Lane office

Central Office

7 Bank Plain, Norwich NR2 4SF

Tel: 01603 221 888 www.fineandcountry.com

If you have been thinking of selling and getting nowhere fast then the first move you

should make is to an agent that can deliver outstanding results. Here at Fine & Country

we know that our unique approach to selling houses works. For more information on

any of the services Fine & Country can offer please call 01603 221888 and speak

to our Central Office.

© All rights reserved by norfolk Country Properties Ltd for the world outside the UK. Any unauthorised copying or

publishing of either the words or photographs contained in this brochure will constitute an infringement of the copyright.

www.fineandcountry.com

Leave Norwich in a north easterly direction

along the A1151. Upon reaching Wroxham

continue straight ahead at the small roundabout

past the garage on the left and upon reaching

the avenues on your right, turn left into Church

Lane whereby the Manor House (No. 3) can be

found shortly after on your left-hand side.

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