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Burnham Market, King's Lynn, Norfolk, PE31

££4,500,000 Guide

15 Bedroom Manor House For Sale

SITUATION Burnham Westgate Hall enjoys extensive views over its own parkland and open countryside to the west. To the east within walking distance is Burnham Market, a picturesque Georgian town accessed via a back drive past The Lodge, which opens out onto the Green by the church.

Burnham Market is regarded as a central location along the North Norfolk coast and has a village green surrounded by 18th century houses. It has an extensive range of shops and restaurants including the renowned Hoste Arms.

The market village includes a wine merchants, famous fish shop, two book shops, doctors' surgery, dental surgery, primary school, a post office as well as a butchers and delicatessen.
The town of Holt, the home of Gresham's public school, is 17 miles.

Burnham Market is only 2 miles from the sea which can be accessed nearby from Burnham Overy Staithe or from Brancaster Staithe (3 miles) and nearby Holkham, all of which form part of this Area of Outstanding Natural Beauty. There are beautiful beach and sand dune walks, particularly in the vast sandy expanse of Holkham Bay. There are many leisure pursuits available along the coast including golf at Brancaster, riding, sailing, walking and bird watching with a number of reserves in the area including Cley, Blakeney Point and Scolt Head. Norfolk is famous for its large concentration of 14th century wool churches and major country houses including Houghton, Holkham and Sandringham.

There are mainline railway stations available to the southwest at King's Lynn and Downham Market and to the southeast at the Cathedral City of Norwich where there is also Norwich International Airport, situated to the north of the city.

THE PROPERTY Burnham Westgate Hall is a magnificent Georgian country house, set in its own park of approximately 30 acres. Abutting one of Norfolk's prettiest village greens, yet totally secluded, it boasts far reaching westerly views over the park to undulating open countryside; contrary to popular belief, Norfolk is not flat, as suggested by Noel Coward.

An important house architecturally, it is listed Grade II* and was almost entirely built in the 1720s by Matthew Brettingham. It resembled one of the four wings of Holkham Hall, that Brettingham was building at the same time for the Earls of Leicester.

The house was remodeled in 1780 by Sir John Soane, for Thomas Pitt, 1st Lord Camelford, himself an amateur architect, who met and became friends with Sir John Soane on the Grand Tour. He commissioned Soane to alter Burnham Westgate Hall and build the stables. Sir John rebuilt much of the hall, making it considerably grander with the imperial cantilevered stone staircase and first floor piano room nobile which now houses the saloon and print room as well as the main bedrooms with intercommunicating enfilade on the ground and first floor.

The house is built of plain Gault brick with stone dressings in a restrained and pure classical form. Much fine architectural detail remains internally with elegant cornices, panelled doors, sash windows, some parquet flooring, and fine chimney pieces. In fact records exist in Soane's contemporary notebooks of his visits to Norfolk to oversee the progress of the work. Of particular interest in these is a sketch of a fireplace he intended commissioning of 'Mr de Carle' of Norwich. John de Carle's fireplace is to be found in the first floor saloon, executed in strict accordance to Soane's design, forming a centerpiece to this magnificent room.

In 1991 the house, which had been in institutional use for nearly 60 years, was acquired by the current owners and a programme of restoration and refurbishment was begun to restore the house to its original use. Much work was undertaken including upgrading the plumbing and wiring, extensive redecoration and the installation of numerous bathrooms.

Of particular note is the extensive planting and creation of the formal gardens and grounds around the house over the last 30 years, as well as the acquisition of more land to restore the park which creates such a splendid and tranquil setting and approach to the house from the west by the front drive through a pair of wrought iron gates.

THE COACH HOUSE Designed by Sir John Soane at the same time as Burnham Westgate Hall was remodelled, The Coach House and stable block is a substantial building in its own right extending to about 3784 sq.ft, which has excellent potential for further development. It can be approached via the secondary access drive leading off the village green by the church past the Lodge.

THE GARDENS, GROUNDS AND PARKLAND The house is approached from the west via a long sweeping drive of about a third of a mile through parkland. The drive finishes in a large gravelled sweep at the west front of the house. To the west of the house there are formal lawns including a sunken croquet lawn.

The formal gardens which surround are laid out as follows. Immediately to the south of the house is a sheltered and secluded area of lawned garden with well stocked mixed shrub and herbaceous borders. To the rear and east is a further area of lawned garden with a central pond and fountain and a topiaried yew creating a vista towards the Coach House. This is bordered by mixed shrubberies and there are some magnificent mature trees including beech, oak and sweet chestnut. To the north of the house is a formal parterre garden overlooked by a raised lawn and seating area with old fashioned shrub roses. Situated to the northeast is a hard tennis court. The park extends westwards from the house and there are magnificent views from the house over the surrounding parkland and formal lawns adjoining the house to the west.

The Goosebec flows intermittently along the southern edge of the park. To the southwest there is a mixed orchard and cutting garden and continuing to the west a belt of mature woodland along the south western boundary. There is a mown walk running alongside the woodland with views over the park, leading to a large natural pond fringed by woodland.

There has been much planting in the park and in addition to the original oaks and stand of mature limes there have been further plantings of sweet chestnut and lime.

SERVICES CONNECTED Mains water (and private supply via deepbore). Mains electricity. Mains drainage. Oil fired central heating and 4 oven oil fired Aga.

AGENT'S NOTE 1. Within the park is a Saxon mound which is a Scheduled Ancient Monument.
2. Lot 1 will be sold subject to an overage clause relating to future development.


ENERGY EFFICIENCY RATING An Energy Performance Certificate is not required for this property due to it being Grade II* listed.

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Office Details

Burnham Market
Market Place
Burnham Market
Kings Lynn, Norfolk
PE31 8HD

01328 730340
burnham@sowerbys.com