Gate House Lane, North Wootton

The Norfolk Agents are delighted to offer The Old Gatehouse, a spacious and beautifully presented 4-bedroom family home with equestrian facilities, occupying a private plot of just over an acre of mature gardens, with an adjoining 4 acre paddock and a variety of outbuildings. The property is situated along a quiet lane on the outskirts of North Wootton, with access onto miles of countryside walks and bridleways, along with stunning views which reach across open fields and marshes over to The Wash.

The house, which has been extended and re-modelled several times over the years, bears little resemblance to the original Gatehouse, which was approximately half the size of the current kitchen; having served the Kings Lynn to Hunstanton railway line until its closure in 1969. The original footprint of the railway line still runs through the front garden. The most recent alterations to the house took place in 2014, when substantial extensions were added and the interior was completely refurbished. At this point the house was fully re-wired and new central heating was installed, along with new windows and flooring throughout. As a result of the works, the property now offers exceptional accommodation, extending to a little over 4,000 sq./ft. of useable internal floor space, including highly versatile and well-proportioned family reception space and four luxurious bedroom suites, one of which is located on the ground floor.

Approached over a quiet lane, the property is accessed via a remotely operated security gate which leads into landscaped gardens of around an acre which surround the house. The paddock and outbuildings, which includes a 35ft American Barn with six stables, make the property an ideal opportunity for an equestrian enthusiast; with miles of hacking available from the gate and the opportunity to purchase a further 8 acres if required. (Please note that the purchase of additional land is by separate negotiation. See agents notes for details). In addition to the main barn, there is also a separate double garage/workshop building.

ACCOMMODATION

Visitors are welcomed in at the front of the house into the main reception hall, with stairs rising to the first floor and a door into the ground floor cloakroom. To the right of the hall is a 35ft kitchen/dining room, comprising an extensive collection of storage units under granite worktops, with a central island, an integrated dishwasher and microwave, and a free-standing Rangemaster dual fuel oven with hob. The room also provides plenty of space for a large dining table with chairs. Double doors from the dining area lead into a versatile snug/home office, which overlooks the garden.

Across the hall from the kitchen is another hugely adaptable reception room, listed as the library, but also used as a formal dining area with a split-level and dual aspect. The library leads into the 35ft family sitting room, complete with a wood-burner which serves as the main focal point. Beyond the sitting room is the triple aspect games room, which relaced an existing conservatory, providing further reception space with patio doors opening out to the garden.

At the rear of the ground floor is the impressive ground floor guest bedroom suite, which was constructed with patio doors to the garden and an ensuite shower room with heated towel rail, making it perfect for guests/family members with limited mobility. This bedroom also provides the flexibility of multi-generational living, with the adjacent utility room offering the potential to be converted into a kitchen to create a self-contained ground floor annexe.

Upstairs there are three further bedroom suites arranged around the bright and spacious landing. All three bedrooms are of generous proportions and savour the luxury and convenience of modern en-suite facilities, with the master room enjoying the added benefit of a dressing area and a Juliette balcony with far-reaching views.

LOCATION

North Wootton is a highly sought-after residential location, with a range of amenities (including shops, pubs and schools) within the village and the neighbouring village of South Wootton. The development is only a short drive or bus journey from the Queen Elizabeth Hospital and King's Lynn's bustling town centre, where there is a train station operating an hourly service into London King's Cross, via Cambridge and Ely. The village is also well placed for walking and cycling, with Wootton Park and miles of other footpaths nearby, as well as being only a 30-minute walk away from the pretty village of Castle Rising; where visitors can enjoy walking around the remains of a 12th century Castle and then enjoy a drink and bite to eat in the village pub or tea rooms. The stunning North Norfolk coast can be reached in less than 20 minutes by car, as can the Royal Sandringham Estate and a number of Golf Clubs, including King's Lynn, Old Hunstanton and Heacham Manor.

EQUESTRIAN OPPORTUNITY

The outbuildings are located to the west of the main house, with access from the the American Barn out onto a 4 acre paddock. The stable block includes six 12’x 14’ looseboxes, two of which can be converted into one large foaling box, with an automatic drinker system fitted and an adjoining ground floor feed store with a lockable door. Stairs from the feed room lead up to a first-floor tack room/store.

Outside the barn there is a 20m x 20m enclosed sand schooling area which was constructed in the early 1990s, the surface of which currently requires some attention; however, the drainage system under the membrane remains in place.

As well the on-site facilities, The Old Gatehouse is also situated within an established local equestrian community, with extensive hacking off the main road available. There is the added opportunity to ride on the Castle Rising Estate tracks, having obtained a permit from the Estate Office. For equestrian events, Forest Edge Arena at Swaffham is only 20 miles away, Burnham Market eventing is 18 miles away and Ely Eventing Centre 30 miles. Dressage lovers will find Lime Kiln Farm Equestrian Centre in Thursford around 50 minutes drive away, whilst Fenning Farm, Soham, and Brampton Equestrian Centre are both just over an hour away.

UTILITIES & SERVICES

The property is connected to mains electricity and water supply. Heating is provided by a high-efficiency air source heating system installed, with underfloor heating to the ground floor bedroom suite, utility room, kitchen and front hallway; with radiators in the remaining ground floor rooms and first floor.

Drainage is via recently installed (2022) Klargester bio disc waste water treatment system.

There is an 8-panel solar array installed on the stable block roof on a feed-in tariff (FIT) arrangement FIT, which provided approximately £1100 in income during the 12 months to listing.

Other features include front gates with automatic entry and intercom system, water softener and a security alarm system.

TENURE: Freehold

House, gardens & outbuildings is within the Title Plan NK384494

Paddock NK179860

AGENTS NOTE:

It should be noted that a further parcel of land extending to approximately 8 acres is available by separate negotiation. (Title numbers: NK165403 & NK539056)

COUNCIL TAX BAND:

EPC RATING: B (85/87) - The full certificate can be downloaded or provided by the Norfolk Agents.

1. Purchasers will be asked to produce ID to satisfy money laundering regulations and we would ask for your co-operation in providing the relevant documentation.

2. While we endeavour to make our sales details fair, accurate and reliable, they are only a general guide to the property. If there is any point which is of particular importance to you, please contact the office and we will be pleased to make further investigations.

3. The measurements indicated are supplied for guidance only.

4. Please note we have not tested the services or any of the equipment or appliances in this property. We strongly advise prospective buyers to commission their own survey or service reports before finalising their offer to purchase.

5. THESE PARTICULARS ARE ISSUED IN GOOD FAITH BUT DO NOT FORM PART OF ANY OFFER OR CONTRACT. THE MATTERS REFERRED TO IN THESE PARTICULARS SHOULD BE INDEPENDENTLY VERIFIED BY PROSPECTIVE BUYERS OR TENANTS. THE NORFOLK AGENTS LIMITED NOR ANY OF ITS EMPLOYEES HAS ANY AUTHORITY TO MAKE OR GIVE ANY REPRESENTATION OR WARRANTY WHATSOEVER IN RELATION TO THIS PROPERTY.