Cranbrook, Wroxham.

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1 Cranbrook, Wroxham

2 A Stunning Period Detached Residence enjoying a Prime Position within a Conservation area in the popular village of Wroxham Four Bedrooms to include Master Bedroom with Dressing Room and En-Suite Four Receptions to include Breakfast Kitchen Room with separate Utility Games Room/Bedroom Five The property benefits from a range of Outbuildings, Double Garage with ample Parking The Gardens extend to 0.46 Acres In total the Accommodation extends to 4,580sq.ft

3 Broad Appeal Situated on the much sought after The Avenues, this majestic family home is full of elegance and grace. Large windows flood the well-proportioned rooms with sunshine and light, and being spread over three floors it offers both flexibility and space. Whilst the lovely wrap-around garden is perfect for entertaining family and friends on a warm summer s night. Surrounded by mature gardens and grounds this welcoming and spacious Edwardian property is situated within Wroxham, a popular and picturesque village at the heart of the Norfolk Broads. It is so well placed. We are surrounded by beautiful countryside and waterways, and if you are interested in sailing the yacht club is just at the end of the road, plus the beaches of North Norfolk and the city of Norwich are both within easy reach which makes life here very varied and interesting. The house is spread over three floors with four double bedrooms and four well-proportioned reception rooms, including an open plan kitchen breakfast room that is at the heart of family life. Season s Greetings The current owners have lived at Cranbrook for over twenty-five years and in that time they have enjoyed watching their young family grow up in this delightful setting. I distinctly remember seeing the house through the trees whilst on the way to look at another property along The Avenues and being quite taken with it. Luckily that one fell through and when we realised this one was also for sale it felt like it was meant to be. A large gravel driveway off the tree-lined The Avenues sweeps around the side of the property to the front and there is ample space for parking, as well as there being the double garage with workshop. To the front a large porch with veranda above creates an impressive welcome and double doors then open into a wonderful central hallway. The sunshine streams in here during the day so it always feels warm and welcoming, and in the winter we would often light the open fire, especially at Christmas time, and with the tree all decorated it creates such a festive greeting. Heart of the Home The house is believed to date back to around 1910 and off the hallway to the right is the sitting room, a fine example of this era with large sash windows to two aspects, high ceilings with picture rails and a decorative ceiling rose. This is such a lovely light room and it feels very elegant and calm. I love the large windows looking out over the garden and having the fireplace meant we would gather in here in the evenings. From here you go through to the dining room, another well-proportioned room with an open fireplace, as well as French doors out to a sheltered patio to the rear. When we had dinner parties in the summer we would start with drinks out on the patio before moving in to eat, and I would sometimes sit out here with a glass of wine listening to the relaxing babble of the water fountain. Across from the dining room is the kitchen breakfast room, a brilliant open plan space that lends itself to family life. To one end is a bespoke American Maple kitchen that was only fitted nine years ago and which offers an incredible amount of storage having units both above and below the sleek granite work surfaces. A useful breakfast bar separates this from the We have loved living here and the feeling of light and space every time we come home.

4 living space where a gas fire set within a timber surround makes a striking focal point. Both side of the fireplace built in arched shelving and cupboards are a stylish addition and along one wall three large windows with views out across the rear garden flood this whole room with light. I must admit that this is one of my favourite rooms. It just worked so well for us as a family. I would be cooking whilst the boys sat up at the bar doing homework or sprawled on the sofas in front of the TV. It allowed us to spend time together but also to do our own thing. Off the kitchen a sizable utility has the same bespoke units and there is plenty of storage for the everyday clutter of family life. Slumber Party The other large reception room is found to the left of the entrance hall, and although this is currently used a guest bedroom with cloakroom, it was originally used a study but could easily serve as a playroom or second sitting room if desired. Moving to the first floor you find four double bedrooms and a family bathroom. The master bedroom is very spacious and has a delightful dressing room that goes through to an ensuite shower room, and there are French doors that open out to the veranda that overlooks the front garden. It is such a luxury to have all this space and the veranda is wonderful. In the summer you can sleep with the doors open and listen to owls hooting in the trees beyond. The other three bedrooms on this floor all have garden views and are generous in proportion, with built-in cupboards and features such as a period fireplace and picture rails, and moving up to the second floor the large attic room makes the perfect games room. The boys would just disappear up there when their friends came round as we had a snooker table and table tennis and darts. It was great fun and we would often have extras for breakfast as their friends had slept over up at the weekends. Happy Memories The gardens and grounds wrap around Cranbrook and are mainly laid to lawn with a mix of matures trees and shrubs providing seasonal interest and colour. They are fully enclosed and to the rear, as well as the paved patio and feature pond, there is also a row of very useful outbuildings which include the garages, a workshop and large garden shed. The gardens here are very sheltered and private and the boys had great fun building dens and tree houses and camping out under the stars. The village of Hoveton is walking distance and offers a wide variety of shops and amenities, and being the centre of the Norfolk Broads also has a good selection of cafes and restaurants. As well as a local primary school and High School there is also a bus into Norwich so you can take advantage of the city s excellent choice of schools, both state and private, or being only eight miles away is an easy commute. We have loved living here and have so many happy memories of children s parties on the lawn, the freedom it gave us as a family, and the feeling of light and space every time we came home. The Accommodation Taking in the pretty front elevation with veranda, you move through the double doors with leaded light windows to either side into the main Reception Hall A superb space with stairs which rise to the first floor, taking stage is a feature brick fireplace with timber surround. Moving through the door to your right into the Sitting Room Upon entering the room you immediately note the sash windows to front and side aspects allowing plenty of natural light to flood in to the room, within the room you note the feeling of space from the ceiling height with picture rails and decorative ceiling rose. Moving through the archway a door to your right into the Dining Room Again you notice the sash windows to side aspect together with French doors providing access out to a veranda area and garden beyond. Taking centre stage is the open fireplace with tiled hearth and timber surround; again you note the picture rail to the room s perimeter. Adjacent to the dining room you walk through into the Breakfast Kitchen Immediately noting the dual windows to rear aspect allowing plenty of natural light to flood in, taking centre stage is the gas fire sitting on a marble hearth with timber surround, you also note the decorative coving. Separating the breakfast area from the kitchen is the breakfast bar with concealed cupboards and work surface over. Moving through to the kitchen breakfast room, you note the tiled flooring underfoot and windows to rear aspect. Bespoke American Maple kitchen cabinets can be found to three aspects and contrast well with the work surface over, integrated within is a one and a half bowl single stainless steel sink unit with mixer tap over. Concealed within the kitchen you discover a built-in dishwasher, double oven with ceramic hob and extractor over. Within the kitchen space you have room for a tall fridge freezer and a glazed door provides access out to the rear terrace. Moving through into the Utility Area Again bespoke cabinets can be found to two aspects with matching work surface over, stainless steel single drainer sink unit with mixer tap over and window above, space and plumbing for a washing machine. Returning to the main reception hall and passing the stairs to your right you move into what is currently used as a Guest Room With sash window to front aspect and built-in single cupboard. From here you have a door into the cloakroom with window to side aspect and underfloor heating can be found in here, two piece white suite comprising low level wc and wall mounted wash hand basin. This room lends itself to multiple uses subject to the new owners requirements. Taking the stairs to the first floor landing, taking a door to your right into the

5 This is such a lovely light room and it feels very elegant and calm. I love the large windows looking out over the garden and having the fireplace meant we would gather here in the evenings.

6 It is such a luxury to have all this space4 and the veranda is wonderful. In the summer you can sleep with the doors open and listen to owls hooting in the trees beyond.

7 The other three bedrooms on this floor all have garden views and are generous in proportion.

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9 Master Bedroom Suite With French doors providing access out on to the veranda, a superb size room with opening into a dressing area with window to front aspect and built-in double wardrobes, you then move through a further door into the Shower Room with four piece suite comprising shower cubicle, dual wash hand basins, low level wc and window to side aspect. Returning to the landing you move through to Bedroom Two Upon entering you notice the picture rail to the room s perimeter, window to the front aspect, builtin wardrobes, again a fabulous size room. Bedroom Three Located to the rear of the home with windows providing plenty of natural light to flood in with views over the rear garden, to one wall you note the built-in double wardrobe and vanity wash hand basin with cupboards below, picture rail to the room s perimeter. Moving around the landing you note the door to your right with stairs leading up to the second floor with storage cupboard, door into Main Bathroom Four piece white suite comprising bath with mixer tap and shower attachment over, pedestal wash hand basin, low level wc and shower cubicle, dual windows to rear aspect, heated towel rail and builtin storage cupboard. Returning to the landing you move through into Bedroom Four Although the smallest of the four bedrooms it is still a good size double bedroom with windows to rear aspect and built-in cupboard. Moving up the stairs to the second floor, passing the window with views out on to the side aspect, a door to your right provides access into what was a dark room but is ideal for storage. Moving through to the Games Room A superb room you note the slight sloping ceilings and window to side aspect allowing of natural light to flood in with built-in cupboards and built-in seating area. Outside The property is approached from The Avenues and is screened from the road by mature hedging with double gates providing access onto the gravelled driveway with ample parking and sweeps round to the front of the property with further lawned garden. To the rear of the property you discover a paved terrace with gated access to the side of the property. The rear garden is enclosed by walling and close board fencing and mainly laid to lawn with various shrubs and plants, there is an area part walled with feature pond. There is a greenhouse to the far left hand corner. To the side of the property you have a gravelled pathway moving round to the front gravelled driveway, to the garden s perimeter are various shrubs and trees and a lawned area, the side garden which is also laid to lawn with various trees and mature shrubs. As mentioned earlier there is a side door providing access to the side garden. The property also benefits from a double garage, storage and workshop.

10 Floor Plans

11 Energy Graphs Additional Information LOCAL AUTHORITY AGENT S NOTES Broadland District Council - Band G Mains electric, gas, water and drainage. GCH The floor plans are for illustration purposes only. All measurements: walls, doors, window fittings and appliances and 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 County Properties 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.

12 Location On the doorstep How far is it to...? Directions The property is handily located for easy access to Wroxham and Hoveton (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 the broads and backwaters at one s leisure. Hoveton boasts the Roys of Wroxham department store, individual boutiques, a range of eateries, banks and tourist attractions and Hoveton and Wroxham Railway Station. 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. From Wroxham you have easy access to the Cathedral City of Norwich which is approximately 8 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 a fastest journey time of 1 hour 50 minutes, 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. 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. Continuing on this road before turning right into The Avenues and the property can be found on your right hand side located by a Fine & Country for sale board. For those with satellite navigation the post code is NR12 8TN. To arrange a viewing of this property please contact Our Park Lane office Norfolk & North Suffolk 7 Bank Plain, Norwich, Norfolk NR2 4SF Tel: If you have been thinking of selling and getting nowhere fast then the first move you should make is to an agent who 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 and speak to Sally Jackson at our Norfolk & North Suffolk office. All rights reserved by Norfolk County 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.