KL Magazine Home Design & Build Edition 2017/18

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ISSN 2044–7965










Meet the team MANAGING DIRECTOR Laura Dunn MANAGING EDITOR Eric Secker DESIGN TEAM Amy Phillips Lisa Tonroe PHOTOGRAPHY Ian Ward SALES & PROMOTION Jessica Smith Nicola Back FEATURE WRITERS Clare Bee Sarah Woonton

18 Tuesday Market Place King’s Lynn PE30 1JW 01553 601201 info@klmagazine.co.uk

6-9 FEATURED PROPERTY Strata Architecture


13 LEGAL ADVICE Fraser Dawbarns

64-67 FEATURED PROPERTY Stuart Farrow Builders

14-17 FEATURED PROPERTY Swann Edwards Architecture

68-69 BESPOKE JOINERY The Joinery Workshop

18-20 ARCHITECTURAL DESIGN Distinct Designs UK Ltd

70-72 GLAZING SOLUTIONS Jon Chambers Windows Ltd

24-26 PLANNING IN PRINCIPLE Borough Council of King’s Lynn and West Norfolk

74-76 TIMBER FRAMED BUILDINGS English Brothers


80-83 HOUSING DEVELOPMENT Lovell and the Borough Council of King’s Lynn and West Norfolk

32-35 FEATURED PROPERTY Richard C F Waite

86-89 FEATURED PROPERTY Bramham Electrical Ltd

38-40 AIR SOURCE HEATING 4 Way Refrigeration Ltd

92-95 KITCHEN DESIGN Style Kitchens and Tenacity Interiors

44-47 FEATURED PROPERTY Swann Edwards Architecture

96-99 BATHROOM DESIGN Norfolk Bespoke Bathroooms



54-57 FEATURED PROPERTY Grocott & Murfit


58-60 PROPERTY DEVELOPMENT The Norfolk Building Co

118-119 GARDEN DESIGN Tamara Bridge

KL magazine is published monthly by KL Publications Ltd. The magazine cannot accept responsibility for unsolicited submissions, manuscripts and photographs. While every care is taken, prices and details are subject to change and KL magazine takes no responsibility for omissions or errors. We reserve the right to publish and edit any letters. All rights reserved.


KLmagazine Home Design and Build Special Edition

Welcome to a world of building excellence... his year’s special Home Design & Build edition of KL magazine takes a slightly different approach to celebrating the very best in local building design and construction – by looking at projects through the eyes of the professionals who created them; the architects who designed them, the builders who constructed them, and the various contractors and experts who finished them to such great effect. Here you’ll find inspiring ideas, useful advice and enough local businesses, services and resources to help your next building project meet and exceed your dreams and visions. Even if you’re not currently planning an extension or about to undertake a barn conversion, the following pages will probably inspire you enough to


start planning one! And don’t forget to enter your work into next year’s Mayor's Design Awards, which will be open for nominations from November 2017. They’re open to anyone involved in the project – from the architect to the builder, from the trade contractors to the homeowner – and cover every type of construction work; from new builds and small residential developments to renovations and restorations. Organised by the Borough Council of King’s Lynn and West Norfolk in association with KL magazine, the awards are a true celebration of the talents and skills of the local industry – and in September 2018 the winners will be announced at a special awards ceremony at the Town Hall in King’s

KLmagazine Home Design and Build Special Edition

Lynn; an event which is a great opportunity for local professionals to share ideas and forge new and mutually-beneficial relationships. The standard of entries for the last awards was incredible, and we’re already looking forward to seeing the amazing properties that will feature in this year’s competition – many of which will be showcased in our next special Home Design & Build edition. But that’s something for the future. For now, we’ll finish by thanking all the local professionals, experts and businesses who’ve helped pack the following pages with so much help and advice – and invite you to open the door on a world of building excellence by simply turning the page...


The perfect design for an incredible setting... When Strata Architecture’s Jason Law saw his stunning design for a property at Brancaster Staithe completed, he couldn’t have been prouder – especially as it was the third time he’d designed for the site


ea Glass; the name itself has a romance about it that conjures up the serenity and reflections of the sea, and that’s exactly how Jason Law of Strata Architecture at Burnham Market, wanted it to be. Jason is absolutely thrilled with how the house – which has amazing views of the sea and the harbour at Brancaster Staithe – has turned out, albeit a case of being third time lucky! Originally an empty plot of land with planning permission to build a fully designed house from another architectural agent, it was then sold onto a client who came to Jason to

redesign it. This was to include the original height and footprint on a similar scale, but the new owners wanted to make it their own, incorporating an underground garage and room to store a boat. However, before the house could be built, the land was then sold again – this time to Fleur Developments of Holt, with owner Joff Brooker approaching Jason to redesign it yet again. “This was an interesting one as we’d already got three designs approved on one site,” says Jason. “Fleur approached me after buying the site saying they’d like to do it differently again. We then

KLmagazine Home Design and Build Special Edition

reconsidered a new design and had to go through the whole process again.” The designs were altered fairly significantly, removing the underground parking and redesigning it to the front of the site, with the detailed process being overseen by Fleur as the developers of the site. One interesting challenge for Jason was that the back of the garden was identified as being part of an ancient orchard. “I was asked to make the building longer, going further back into the garden,” he explains,” and it then became apparent that two apple trees were protected. We therefore had to


consider the design of the house with regard to these two apple trees!” However, the rest of the planning process went smoothly, and the third and final plans went ahead. The design was to be a traditional Norfolk coastal house, using traditional materials – pantiles, chalk, brick – to be in keeping with the area, but in this case it included a modern twist. The house is positioned directly opposite the entrance to the harbour, and therefore offers some wonderful views across to the harbour as opposed to straight at another house. The front was adapted in response to this and a large roof terrace was designed, leading directly from the master bedroom – but also with access by external stairs from the garden. Two further bedrooms on the second floor were planned with large velux windows which open into balcony windows,


affording amazing panoramic views right across the harbour, giving an “avenue to the sea”, according to Jason. Inside, the house reflects its location with cool and calming tones and draws the visitor into its welcoming yet luxurious interior. Jason took advantage of the unique situation of the house, designing a non-traditional entrance in the form of a bow-fronted hall and porch, featuring glass panels all around. Once inside, there’s a snug to one side of the hall, with a large living room opposite and a double aspect fireplace adds to the appeal. The fire benefits both the hall space and the large living area and adds a quirky aspect. “This is one of those hallways that would be lovely at Christmas,” says Jason, “You can just imagine it.” From the entrance the visitor is drawn on a journey through to the rear of the property via a level change up to the

kitchen. With the plot gently sloping up towards the rear of the property, Jason was able to make full use of this unique opportunity to design a truly individual house. “The number one thing these days is the open family space for living and dining,” he says, “and the lovely thing about this new design is this journey through – and even though it’s open plan you feel like you’re in different spaces.” With this in mind, the bespoke kitchen leads into a spacious family room, both featuring magnificent vaulted ceilings allowing light to flood in; these in turn lead into the south facing garden, a well-designed landscape of fruit trees, herbaceous planting and sunny corners. And because of the rising land at the back, Jason was able to give the garden a visual interest it wouldn’t have had if it had all been on one level. From the kitchen,

KLmagazine Home Design and Build Special Edition

bi-fold doors open onto a tranquil west-facing limestone courtyard, which is also accessible from the living room and the guest suite, conveniently situated on the ground floor. This forms the hub of the house, where family and friends can come together to enjoy the evening sunshine and relax, while still being in touch with those in other parts of the house. The guest suite also has a mezzanine above it, giving yet more superb views of this wonderful location. Fleur Developments, who commissioned Jason to come up with the third and final design for Sea Glass, were extremely happy with the eventual plans for the build. When they bought the land, they felt the design which came with it wasn’t practical or village friendly and needed tweaking. It was important to them that it fitted into the neighbourhood scheme. “We wanted to do something right for the village,” explains Rachel Goodman of Fleur Developments, “and the movement at the time was to get away from very big houses. By building the house over three floors and back into the garden we were able to take advantage of the beautiful marsh views.” Fleur had in mind that the house would appeal to a family or early retirees who’d be able to make full use

of the space, garden and family room. Being right in the heart of the village, it would tempt those who wanted to take advantage of the harbour, beaches and beautiful coastline, but who also wanted a peaceful and comfortable retreat at the end of the day. In Sea Glass, thanks largely to the work of Jason Law and Strata Architecture, the new owners would be able to find comfort and cosiness, but also luxury, space and tranquility in a beautiful setting.

3 Emma’s Court, Burnham Market Norfolk PE31 8HD t: 01328 738239 e: info@strataarchitecture.com w: www.strataarchitecture.com

KLmagazine Home Design and Build Special Edition


BROWN&CO HITS NEW HEIGHTS WITH NORFOLK ARCHITECTURE An award-winning chartered practice that provides creative solutions to all your projects – from renovations to new builds

Five years ago, Brown&Co purchased a very well respected architectural practice in Norwich, and within a short space of time, the team has grown from a small group of people into an award-winning practice. It’s an exciting practice, too, working with some amazing clients and delivering stunning projects across Norfolk and further afield.

Norwich-based team started with a mere three individuals and has now grown to a team of 13. With a range of professionals including planners, designers, architects and technicians, the team provides a full scope of services to suit any client’s needs. And further offices in King’s Lynn and Holt means that Brown&Co has coverage across the whole county.

The practice has grown significantly in recent years to meet the demands of clients’ projects and cover the wider areas in which the business operates. Originally, the

COCKERTONS MERGER, HOLT & KING’S LYNN The recent merger with the Commercial Agency and Residential Team at Cockertons of Holt has further strengthened the business

and its ability to deliver architectural projects all along the Norfolk coast. The practices’ coverage has grown to include King’s Lynn, where Nick Moyes delivers projects – and together they have the ability to deliver projects from kitchen extensions through to whole house renovations, listed building work or ‘grand design’ new builds. Brown&Co carries out a full range of project types including rural buildings, barn conversions, offices, commercial developments and much larger strategic housing schemes.

OUR ETHOS Everybody wants their house to be a home, and Brown&Co understands that when it comes to making alterations, extending, renovating or redeveloping your property it’s essential to make sure you have the best possible team on your side. With a talented and committed team who have experience in delivering projects in a wide range of styles and on a wide range of properties across the county, you’re in very safe hands here. Every project deserves the time, care and attention to detail that the Brown&Co team provides – regardless of scale or budget. ONGOING PROJECTS... Recently completed projects by the team include kitchen and breakfast room extensions, larger full house renovations and new builds. The work also includes many of the sought-after barn conversions, in both traditional and modern designs. No project is the same and each design solution must fit both the building and the client – and ultimately the needs of the finished home.

FRASER HALL Norwich Office 01603 629871

NICK MOYES King’s Lynn Office 01553 770771

HENRY COCKERTON Holt Office 01263 713143

KLmagazine Home Design and Build Special Edition

If you’d like to discuss your next building project (with no obligation) with any of the Brown&Co team, please contact your local office.

brown-co.com 11

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KLmagazine Home Design and Build Special Edition

A quick guide to financing your DIY building project This unusual legal perspective on DIY house building is provided by Andrew Carrier, a senior commercial solicitor with Fraser Dawbarns, based in their King’s Lynn office


l Costings and a cashflow forecast l NHBC or equivalent new home insurance

l Planning permission l Initial Building Regulations approval l Architect’s drawings l Details of the build and the builder

The brief checklist summarised here is just the start of the mortgage process. If you decide to move on to the next stage, all lenders will expect a financial commitment from you, possibly an arrangement fee and a valuation fee. The lender’s valuer will give the lender a list of further requirements and recommendations that will be invaluable to you as part of your own project checklist. Finally, every lender will have a checklist of legal requirements. Some lenders insist on a separate solicitor representing lender and borrower but others will use the same solicitor as you instruct. It is worth being aware that separate representation will mean double the legal bill, so it is important to check with your lender whether they will stipulate this requirement. Your solicitor can then help pull the project together, identify any legal constraints that may affect the development and, ultimately, secure your mortgage funds. In summary, a specialist DIY house build mortgage lender will provide you with a wealth of information that can prove to be

f you’re new to DIY building, or thinking about getting into it for the first time, it’s useful to consult a specialist mortgage lender - even if you don’t go on to take up an offer of finance. There are a number of specialist lenders in the market and they can provide invaluable help in the early stages of a project. We can’t recommend any particular lender but clients looking for a lender to help with a DIY house build may find it helpful to seek finance from a self-build specialist who will offer a mortgage that releases funds in stages. Some mortgage lenders will release funds to purchase the land with outline planning permission, and will then lend further funds for the cost of building once detailed planning is in place. Apart from the usual information any lender will want, such as proof of identity and finance for any deposit, Fraser Dawbarns would recommend also having the following information ready at the start of the loan application process:

KLmagazine Home Design and Build Special Edition

invaluably helpful at the start of a potentially daunting project and if you can secure mortgage finance then you must be doing something right! For more information on this or any other legal matter affecting you and your building project, contact us on 01553 666600, visit our website or e-mail info @fraserdawbarns.com

FRASER DAWBARNS LLP 21 Tuesday Market Place King’s Lynn, Norfolk PE30 1JW Tel: 01553 666600 Fax: 01553 767221 DX: 57800 KINGS LYNN Web: www.fraserdawbarns.com E-mail: info@fraserdawbarns.com


Building a new home with the future in mind It was a tall order; an ultra modern design in a traditional part of Norfolk, a commitment to the environment and a need for futureproofing – but one that Swann Edwards Architecture accepted


wann Edwards Architecture is a dynamic RIBA Chartered architecture practice which works from very modern and attractive offices in Guyhirn near Wisbech. With their diverse skill set, they’re able to offer the full range of architectural services to their clients, from a small extension to a full refurbishment and anything in between. From their beginnings in 2011, when it was just Russell Swann and Gareth Edwards, they’re now a team of 11, and they’re still growing. Their client-focused approach ensures they deliver high-quality

projects, providing innovative design solutions and excellent value. Latest technology allows them to offer 3D visualisations and fly arounds, so clients can fully see how their new property will look and feel. One property they’ve recently completed is a new build in the nearby village of Emneth. Clients Mr and Mrs Martin had lived there for many years in an attractive Victorian house, and when the opportunity arose to purchase the adjoining piece of land, they didn’t hesitate, thinking they’d be able to build a modern ecologically-sound house,

KLmagazine Home Design and Build Special Edition

which would be cheaper and easier to run as they grew older. “At the time I was living in a neighbouring village in a quite contemporary house,”says Russell Swann, “and the Martins had driven past on numerous occasions. One day they knocked on my door and asked if they could have a look around as they were thinking of doing a similar project of their own.” After showing them his home and talking to them about the project, Russell was delighted when the couple commissioned Swann Edwards to undertake the design for their new


house. The Martins wanted a complete contrast to what they’d had before, and were looking for a modern contemporary living space. With the purchase of the plot next door, they were fortunate in that they’d still be able to stay in the same location and continue to enjoy beautiful uninterrupted views of the countryside beyond. They also wanted the build to be as sustainable as possible, following passive solar design techniques. Their plan was to build a passive solar house, where the building is designed around the path of the sun with the aim of creating responsible architecture that attempts to achieve carbon neutrality. Orientation was key, whereby the sun is used as part of the energy requirements. The house is positioned so it maximises the solar gain, allowing the building to absorb heat during the day and thus significantly reducing the heating demand. ”Simply by making the building the right shape and giving it the correct orientation,” says Russell, “we can reduce the building’s energy consumption by 30-40% with little or no additional cost.” By following passive solar principles, the house has sealed triple glazed windows installed, with air tests proving it to be ten times more efficient than building regulations require, and each of the u-values are 0.1 or lower, which is also far in excess of what’s required. “Part of my original brief for the design of the house was to keep the existing garage building,” says Russell, “so we blocked up the garage door on one side and reopened it on the other side. We took off the roof and that was the starting point of the new dwelling.” From an ecological point of view, the Martins were unwilling to demolish the existing garage and re-build it. “We incorporated it into the design of the main house and it now houses the garage as before as well as the plant room equipment,” says Russell. After developing the brief for the clients, Russell was encouraged when the project received delegated permission – meaning if the planning officer was happy with the design it wouldn’t have to go to the full planning committee. It was also gained full


KLmagazine Home Design and Build Special Edition

approval and support from the local Parish Council. From the start, the Martins were clear on what their requirements were. They knew what rooms they wanted and were well informed as to how to future proof their house as they got older. They were in the fortunate position of being able to stay in their former house while the new one was being built, so they actually project managed the whole build, with Swann Edwards visiting regularly. The material selection was naturally extremely important to the ethos of the build, and low maintenance render and timber cladding was chosen, together with a zinc roof and aluminium windows. With the original brief to design around the garage, the challenge all along was how best to position the house (and the windows) to maximise the daylight. The longer side of the house faces north and is therefore cooler, so smaller windows have been installed there. The design was planned to ensure the rooms requiring the most heat were positioned and oriented with larger windows to maximise solar gain, with the garden on the south side, thereby receiving plenty of sunlight. The north facing gardens were designed with planting and structures to provide a cooler shaded garden area. The Martins had sensibly made plans for their future and their requirements for the layout of the site included wheelchair compliant access with both ramped and stepped approaches to the main entrances. The ground floor layout is also designed to enable wheelchair accessibility throughout. The room layout on the ground and first floors was also creatively thought through by both Russell and the Martins. Alongside the normal requirements of a kitchen, utility room, living and dining areas, the ground floor also contains a shower room, a snug

and an office, so if the time ever comes when the couple are unable to get upstairs, it will be possible to convert either of the smaller rooms into a bedroom. Upstairs there are three bedrooms, all with en suite bathrooms, and also an open landing area currently used by the Martins as a library – although it could be adapted to another bedroom. The main bedroom has double aspect windows affording wonderful views over the countryside beyond, and large windows maximising the sunlight. The Martins moved into their new house in early 2016, and although the property is in complete contrast to existing buildings around it, it fits supremely well into its location. Swann Edwards took great care to position the house so that it complemented the existing street scene and development

KLmagazine Home Design and Build Special Edition

area. “To be honest, this was a perfect project to work on,” says Russell. “Everything went to plan with only a few minor hitches – and it was good to work on a project close to home.” Swann Edwards are continuing to build their reputation in the local area and beyond. With the majority of their work in the Fenland and King’s Lynn Borough Council areas, they know their clients and people know what they can do. The new office, which is built to Passivhaus standards, is perfectly situated to offer their services to a wide area of Norfolk and Cambridgeshire, and their dynamic team is ready and willing to (as Russell himself puts it) “create successful buildings which function beyond expectations.”

Fen Road, Guyhirn, Wisbech PE13 4AA Tel: 01945 450694 Web: www.swannedwards.co.uk E-mail: info@swannedwards.co.uk


Distinctly different by name and by design... Distinct Designs is committed to providing clients with exceptional, cost-effective and distinct architectural designs within their individual build scope and budget requirements


hether you’re a homeowner planning a major renovation or small extension, or a developer looking for architectural input on anything from a single mixed-use flat to multiple new builds, Distinct Designs can help you achieve your aspirations and build vision – adding value to your project through good design and sound construction management.


A King’s Lynn based company offering a complete range of architectural services, Distinct Designs was established in 2006 by directors Mark Adams and Simon Lemmon and is a RIBA Chartered Practice; a recognised professional benchmark that ensures all clients receive first class standards of design, construction management and value for money. Starting out with a toilet extension in a small loft conversion, Distinct Designs

has come a long way over the last ten years; the company’s portfolio now includes bespoke houses, listed building projects, large scale residential sites – and everything from a beauty spa in Fakenham to an 8-storey mixeduse (residential, commercial and retail) development in London. It’s hardly surprising the work of Distinct Design is also award-winning. Take Mark and Simon’s design for the new tribute memorial area at Mintlyn

KLmagazine Home Design and Build Special Edition

As a builder, I found Distinct Designs offered me excellent value for money. The service was prompt and they worked with me throughout the process, enabling me to deliver the project both on time and within budget. I’ll certainly be using Distinct Designs again for my future developments... JJ Sandberg, Congham Crematorium in King’s Lynn, for example - it won the King’s Lynn & West Norfolk Mayor’s Award for Design in the Environment in 2010, coming first in the Community Amenity category. Some of the company’s most impressive work is how Distinct Designs can take an existing property and rework it, radically changing its look and giving it a refreshing new lease of life. The extension of Silvertrees in North Wootton (pictured left) is a perfect example, a property built in 1952 that’s now almost doubled in size and is now almost unrecognisable. One of Distinct Designs’ most fundamental decisions was to completely re-plan the aspect of the property; moving the living spaces and bedrooms from their road-facing location to the rear of the property, making full use of the attractive woodland at the back. It wasn’t just the aesthetics that needed updating. The thermal inefficiencies of the post-war build and an old central heating system were addressed in a remarkably clever way – by wrapping the property in an insulated render that met energyefficiency requirements and disguised the older parts of the house. It’s a great testament to Distinct Designs that what is in effect an extension looks more like a striking contemporary new build. The company achieved a similarly impressive transformation on a property in Sidney Street, King’s Lynn (pictured overleaf); a relatively ordinary home with pebbledash rendering and no insulation. It’s far from ordinary now. Distinct Designs’ perfectly-planned extension added a new kitchen, dining and living space, and a new master suite, dressing room and en-suite bathroom upstairs. Today, it’s almost impossible to tell where the old property ended and the new work began – and that’s the secret of effective design. The project was

KLmagazine Home Design and Build Special Edition



Before officially recognised by a Highly Commended award in the Residential Extensions category of the Mayors Design Awards 2014-15. That talent for seamlessly blending traditional looks with new materials and current construction requirements can also be found in Distinct Designs’ newbuild work, such as their recent project of three properties on a site at Congham (pictured below and previous page) in association with a local developer.

After some careful research we chose Distinct Designs to design and oversee the refurbishment of our house, which included the building of a two storey extension. It was a complicated and technical job involving exterior insulation and a new roof as well as the large extension. Simon was always helpful and professional, and assisted us well beyond the limits of the job, ensuring we found the right people to get our home finished. Distinct Designs offer a really first-class service for a very reasonable price and are small enough to ensure their personal, tailored service is always a priority. Overall, I’d highly recommend Distinct Designs for any building project. DAVE McMAHON

The new homes feature the cobbles and flints typical of the area, their design matches the local surroundings and nearby properties – but they still make the most of modern living requirements and energy-efficient materials. Of course, every project is different; private clients tend to be more concerned about how the property is going to look and how they’ll use it, whereas developers are more likely to prioritise issues such as cost per square foot and how to maximise revenue within the bounds of the planning criteria and

limitations of the site. They’re very different viewpoints, and that’s why the services of Distinct Designs are so flexible and free of preconceived ideas – although the company is always committed to ensuring every single project looks fabulous, meets the expectations of the client, and is on budget. From initial designs and costings to feasibility studies and planning permissions, from tendering works to regular site inspections, Distinct Designs maintains a continual dialogue between all relevant parties to guarantee a smooth project delivery. In fact, as an experienced and talented RIBA chartered practice, contacting Distinct Designs may well be the best investment you ever make.

Distinct Designs UK Ltd Suite 45, Enterprise Works, North Lynn Industrial Estate, Bergen Way, King’s Lynn PE30 2JG. telephone | 01553 770000 website | www.distinctdesignsuk.com email | info@distinctdesignsuk.com


KLmagazine Home Design and Build Special Edition


Providing services throughout North Norfolk, King’s Lynn & Norwich

SOLICITORS Staveley Johnson & Procter

The key to... Formerly Hawkins of Hunstanton and Beloe & Staveley

expert conveyancing

Whether you’re purchasing or selling a home, our professional service provided by our friendly team will ensure the process is straight forward and hassle-free. We also specialise in family, residential and commercial lease, debt recovery, litigation, wills and probate, personal injury, contract and professional negligence and dispute matters.

We can often offer fixed fees so you know where you stand on costs and an introductory 1/2 hour free of charge Staveley, Johnson & Procter Solicitors Waverley House, 37 Greevegate, Hunstanton PE36 6AB Tel: 01485 532662 | Fax: 01485 534802 DX: 95250 Hunstanton | Email: info@sjpsolicitors.co.uk | Web: www.sjpsolicitors.co.uk

Experts in a comprehensive range of building services New Builds Extensions

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Long Sutton, Lincolnshire PE12 9HG Tel: 01406 821990 | Mob: 07551188962 | Email: hartsoncon@gmail.com

KLmagazine Home Design and Build Special Edition


• Professional and fully trained workforce • Commercial and domestic scaffolding services • Exceeding safety standards • In-house design service • Work undertaken within a 50 mile radius of King’s Lynn • Grown to become a highly trusted firm and experts in the field Get in touch with us to receive a free, no obligation quote... Tel: 01553 777285 • Email: office@wnscaffolding.co.uk Hereford Way, Hardwick Narrows Industrial Estate King’s Lynn, PE30 4JD www.wnscaffolding.co.uk

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KLmagazine Home Design and Build Special Edition

Heritage Tree Specialists carry out fully-independent pre-development Tree Reports to BS5837 that include industry-standard tree assessments, root protection areas, shade plans, the various retention values of individual trees and recommended Tree Protection Plans

Professional tree care is the real foundation... How Heritage Tree Specialists can help your next building project with a comprehensive range of pre-construction tree care services...


ou may be tempted to think you’ll only ever need to call on the services of Heritage Tree Specialists once your project is complete and your garden needs a bit of care and attention – but that’s far from the truth. In fact, predevelopment tree work and site clearance is one of the most important processes in the early stages of a build; the professional tree reports Heritage Tree Specialists carry out are actually a compulsory part of the planning process. “You'd ignore these various issues at your peril,” says Dan Ashton of the King’s Lynn based company. “How you deal with existing trees and hedges can impact on the success of your planning application, and even

if trees are no longer standing, extensive old root systems can literally undermine your plans.” Using specialist equipment Heritage Tree Specialists can clear on-site trees and shrubs, chipping the arisings and grinding out any stumps – and then removing all the waste. They can also undertake sensitive tree surgery works to provide clearance for buildings, scaffolding and heavy plant; and can ensure the site is completely safe for contractors by crown weight reduction, cable bracing and the removal of any deadwood. All work is carried out by highly trained and qualified staff – and is covered by a £5 million insurance policy. If your site does contain any trees protected under

Tree Preservation Orders (TPOs) or sits within a conservation area (in which case they’ll be automatically protected) Heritage Tree Specialists can help keep your development within the provisions of the TPO without compromising your plans. It’s not all about working with existing trees either. When new build properties and developments incorporate new plantings and hedges, Heritage Tree Specialists will work alongside you (or your architects) to design and plan the best solution – including sympathetic species choice, effective establishment methods and ideal positioning. And don’t forget that once your project is finally complete, the team at Heritage Tree Specialists will be available for all your ongoing treecare and maintenance needs. For a free consultation about your building project, contact Heritage Tree Specialists using the details below.

Heritage Tree Specialists Willow Farm Industrial Units, Lynn Road, Saddlebow, King’s Lynn PE34 3AR Tel: 01553 617008 | Web: www.heritagetreespecialists.co.uk | E-mail: info@heritagetreespecialists.co.uk

KLmagazine Home Design and Build Special Edition


How to make sense of permission in principle The government has recently introduced the concept of ‘planning in principle’ – Stuart Ashworth of the Borough Council of King’s Lynn & West Norfolk explains what it means for you


arlier this year, and as an addition to the traditional planning application process, the Government introduced the first phase of an alternative way of obtaining planning permission for housing-led development, known as ‘permission in principle’ (PiP). The PiP consent route has two distinct stages; the first stage (or permission in principle stage) establishes whether a site is suitable in-


principle for housing-led development, and the second stage (or technical details consent (TDC) stage) is when the detailed development proposals are assessed. HOW DO YOU OBTAIN PERMISSION IN PRINCIPLE? At present, the only way to obtain PiP is through a site being placed on Part 2 of a council’s two-part ‘brownfield land register’ – a register the council must

keep of previously developed (or brownfield) sites deemed suitable for residential development in its area. Those sites on Part 2 of the register will have already gone through a process of publicity, notification and consultation to ensure there’s still a level of public involvement in the process. However, it should be noted there is no requirement at present for councils to provide a Part 2 of the register – so for the time being this

KLmagazine Home Design and Build Special Edition

element of the register will be voluntary. All councils must have a basic brownfield register in place by 31st December 2017. If PiP is granted, its scope is limited to location, land use and the amount of development – with other matters to be considered at the technical details stage (TDC). HOW WILL TECHNICAL DETAILS CONSENT WORK? Following the granting of PiP, the site must then receive Technical Details Consent (TDC) before development can proceed. The granting of TDC has the effect of granting planning permission for the development, and other statutory requirements may apply at this stage – relating to protected species or listed buildings for example. An application for technical details consent must be in accordance with the relevant PiP, and must be determined within five years of the PiP being granted. It is at this stage that a lot of the information typically required through a planning application will need to be submitted, and councils can attach planning conditions to a Technical Details Consent in the same way they would with a planning application. TDC can be refused by a council but there is the right of appeal for applicants – again in the same way that a planning application can be appealed. FUTURE EXPANSION OF PiP AND TECHNICAL DETAILS CONSENT... Further legislation is proposed by the Government to expand the use of these powers to make it possible to obtain a PiP through a Local Plan allocation or through an application to the council for non-major (less than 10 dwellings) development. This will make the PiP regime much more usable and available, and the Government is committed to its expansion. With regards to Local Plan allocations, this will effectively grant outline consent for sites allocated in a Local Plan. This will increase the importance of allocations in a Local Plan, and residents will need to make any comments on the principle of developing a site at that plan stage – because if they wait until the Technical Details Stage, the principle will already have been established and the issues will be restricted to the technical details of the application only. HOW MUCH WILL THIS COST? There is no fee for a site to be included on a council’s brownfield land register, but there is likely to be a fee for submission of an application to a

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council. The Government has promised to amend the fee regulations (they’ve confirmed they’ll be increased by 20% across the board) in the Autumn and this will need to include PiPs and TDC. WHY THE NEED FOR PiP AND TECHNICAL DETAILS CONSENT? In essence, the Government is seeking to speed up, simplify and provide more certainty into the planning process in the continuing drive for more housing across the country. It’s seeking to reduce the number of times developers have to seek permission to develop a site. In relation to the plans for PiP for allocations in a Local Plan, the Government is undoubtedly seeking to provide more certainty to developers and housebuilders. Whilst having an allocation in a Local Plan under the current system should give a degree of certainty to developers, many subsequent outline applications across the country often run into difficulties when they’re submitted. It’s often at that stage that opposition to a scheme grows. Granting PiP through an allocation in the Local Plan will therefore provide the opportunity for developers to avoid what can be potentially controversial and often unpopular planning applications – which may ultimately be refused by


councils despite having gone through an allocation process in the Local Plan. With regards the new PiP application process, it’s perhaps less clear cut what the specific benefits will be at present. The Government’s argument is that outline planning applications still require a great deal of information up front; meaning developers have to expend significant time and costs without any certainty that a certain development will be able to go ahead in principle. They say that PiP offers an alternative route for providing early certainty on the in-principle matters; use, location and amount of development. This will allow developers to spend money on a proposed development with more certainty around the principle – perhaps helping obtain finance for any proposed scheme. However, a lot of information will still be required for TDC, and there’s no guarantee the same issues or problems won’t arise at that stage. It therefore remains to be seen whether developers take up PiP’s and then TDC as useful alternatives to the current planning permission regime. For a full rundown of permission in principle and technical details consent, please refer to the frequently asked questions on the Gov.uk website.

KLmagazine Home Design and Build Special Edition

Building Control: the perception and the reality It’s required for virtually every single build project, but its role is frequently misunderstood. Craig Smith, Commercial Manager for CNC Building Control, talks us through the building control process


uilding Control plays an integral part in any residential build project, whether it’s some internal alterations, a garage or loft conversion, extension, or even the building of a new house. It could be a project costing hundreds of pounds through to a multi-million pound scheme, but the fundamentals of building control will still apply. Yet it’s a service which, over time, has tended to suffer from a negative


impression of what it actually does and achieves; something that Craig Smith, Commercial Manager for CNC Building Control, is keen to redress. “Some people don’t even realise that planning and building control are different things!” he says. “They think if they have planning permission then that’s all they need – but that’s not the case. I guess the simplest way of describing building control would be to liken it to an MOT for your car; the perception is that it’s something they

don’t necessarily need or want, but in a lot of cases we find things which, if not spotted, could have had a serious or significant effect on the finished project.” There’s an economic element to this as well. “Whilst building control could be seen as an added cost, we’d actually view it as an investment into your build project, providing security and expertise,” says Craig. “Building Control not only adds value but can frequently

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repay itself several times over.” Acknowledging that building control has historically been viewed (in some people’s eyes at least) as being hard work or obstructive, Craig is quick to dismiss this perception. “At the end of the day we have a responsibility to ensure that works carried out meet the requirements of the building regulations,” he says. “Our primary concern with any project is the health and safety of people in and around buildings. Often we have to look at a ‘worst-case’ scenario, which is something the client hasn’t necessarily given thought to. We never look to complicate a project, but if something is likely to impinge on the safety of people we simply have to stand firm or explore alternative ways of doing something similar that still achieves compliance. “ CNC Building Control is an amalgamation of five different Local Authority Building Control Departments – the Borough Council of King’s Lynn and West Norfolk, Fenland District Council and the councils of South Norfolk, Norwich City and Broadland. Every year they receive over 6,000 applications and complete in excess of 20,000 on-site inspections. “We’re always busy, that’s for sure!” says Craig. “We have 20 inspectors across our two offices in Wisbech and Long Stratton and they’re kept busy all year round. Maybe 5-10 years ago we’d see a lull in the winter months, but as our winters have become less harsh more and more contractors now operate a 12-month continuous build programme. Happily, our staff have unrivalled expertise and knowledge of the local area and have in excess of 200 years surveying experience between them.” But the idea that Building Control is stuck in the past is very far from the truth. “We’ve made fantastic strides in the past few years to bring building control into the 21st century,” Craig says. “All our surveyors work electronically with tablets on site and we have online application and plan-checking services in place. We’re constantly looking to bring efficiencies to the building control process and pass these on to

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our clients. Above all, we want to be seen as part of the build team that not only brings a project to a successful conclusion – but does it both on time and on budget.” Craig explains that the past few years has seen a rise in the number of people taking on building work. “It’s two-fold really,” he says. “We have more people looking to extend or convert their existing house so they don’t have to move – and we’re also starting to see more people looking to do a self-build project”. Put simply, ‘self-building’ is the act of commissioning a bespoke home that’s tailored to your design requirements and suits your lifestyle as well as your budget. Every year, rather than buy a standard developer-built property, around 13,000 people are choosing to build their own home from scratch in this way. It’s something which sits very high on the political agenda and is becoming increasingly popular with people all over the country. “Self builds are definitely becoming more popular,” says Craig. “The chance to be involved in creating a new home to your own specifications and requirements is appealing to more and more people.”


CNC works closely with a lot of architects and architectural practices, and have partnering arrangements with over 100 different offices across Norfolk and beyond. One such practice – the Swaffham-based Parsons and Whittley – are full of praise for the services that CNC Building Control gives them. “We’ve had a close working relationship with CNC for over 10 years now,” says owner Chris Parsons. “They have an extremely good knowledge base but also look at things with an open mind and are focused on providing the right advice. As an agent, we’re often answerable to a client and it’s important we give them clear, concise, knowledgeable advice and guidance – which is what we constantly get from CNC.” That’s particularly useful when it comes to self-build projects. “We frequently find that early access

to building control advice ensures our client’s schemes can be developed as fully compliant from day one, says Chris. “Overall, we particularly like the end-to-end service we receive from CNC. They’re more than happy to give pre-submission advice prior to an application being made, and when the plans have been fully checked we’re issued with a plans approval. This gives our client the peace of mind that their project is fully compliant before they start to build on site. In fact, working with CNC is like having a building control officer on my own staff!” Whether you want some guidance or pre-submission advice, or simply want to see if your dream can come true, contacting CNC is the first step. Whilst the perception of some may be of an outdated and antiquated service, the reality is very different. To contact CNC about your next build project (however big or small) send an e-mail to enquiries@cncbuildingcontrol.gov.uk or visit the website at www.cncbuildingcontrol.gov.uk

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Property & Conveyancing Services

When you’re moving house, it can seem like everyone is so busy ticking boxes on checklists that they don’t really take the time to listen and understand you. At MCP our aim is to ensure that we don’t lose focus on our individual clients during the conveyancing process. We want MCP’s clients to feel that they are involved, engaged and in control. A house is one of the biggest investments most people ever make. We provide our clients with all the information they need to make sure their investment is sound and protected.

If you would like to speak to the team at MCP to find out how they can help you, please contact by telephone on 01553 778100 or email Hilary Keightley or Catherine Widdows at hilary.keightley@mcp-law.co.uk




MCP can help with a wide variety of property matters including: • • • • • • • • • • •

Buying or selling your home First time buyers Buy-to-let investors and rental portfolios Re-mortgages Transfers of equity Gifts of property Equity release Tenancies Commercial property Building and boundary disputes Property on separation and divorce



28/32 King Street, King’s Lynn, Norfolk PE30 1HQ

From derelict barn to beautiful new home... Every year, some 50,000 buildings are converted for domestic use, but only a few hundred are barn conversions. Architect Richard Waite talks about the challenges involved in such projects


arn conversions are never as straightforward as simply building a house from scratch: questions will arise, such as which walls have to be left in situ, can the materials be matched well enough and are there any other considerations regarding the site or the planning permission? As one of only a handful of local architects who specialise in building renovations, Richard Waite has long been used to dealing with these types of challenges. But even he knew he was in for a fairly lengthy process when one of the original walls he was planning on keeping in a barn conversion collapsed before his eyes. “This was the wall to the original pig

barn,” explained Richard, “and although we wanted to retain as many existing walls as possible, this clearly wasn’t a safe option in this case.” The project involved the restoration of an L shaped barn situated on the road into the village of Feltwell. “We had already done up one barn on the site, so when the owner Jeremy Porter approached us to tackle the other one, we were more than happy to do it,” says Richard. In fact, he was particularly delighted to be invited to renovate this barn, as he’d been very much involved over many years with other building projects in the village. In the 1980s, he’d refurbished a set of derelict buildings in the High Street for Jeremy Porter’s father Edwin – and

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had since been asked on several occasions to work with the family. Richard was sure he could help to improve the entrance to the village by designing a sympathetic barn conversion. Using local materials, the development has created “a splendid entrance to the village”, according to Richard, and the planning officers were also very satisfied, as up till then it had been quite an eyesore. The builders managed to salvage as much of the materials found on the site as possible, but a lot of it couldn’t be reused. “The nature of the barns is essentially chalk with brick dressings,” said Richard. “The chalk isn’t always very good when it’s reused and it tends to crumble over time and you can’t be certain of lasting quality, so we had to use newish materials. It’s getting more difficult to get dressed (cut and shaped) chalk as so


much of it has been used in the county recently, particularly up on the coast. Therefore the chalk we used came from a quarry near Thetford. “It’s unweathered and hasn’t had any water penetration or been frozen and thawed, so it’s hard and solid and will therefore form a protective weathered crust on the outside.” Bricks were reused as much as possible from the building, but quite a lot

of new bricks had to be used, but always with the same texture and colour. Salvaged bricks were used for new openings and existing walls. Second hand pantiles were also salvaged for use, also in the same colour and texture, which Richard considers to be of the utmost importance. “The appearance is really important with barn conversions; they originally had big barn doors for horse and carts to pull in and tiny window openings which were only needed for ventilation. So it is a fine balance when planning larger windows for modern domestic barns living.” Due to the position of the original barn, they decided to relocate the entrance round to the back; the walls that were retained were situated right next to the road, meaning an entrance there would not have been a safe option, so the wall was extended all along the front using a mixture of materials similar to the original ones used. The old cart shed was retained, and also the original arrow slits in the existing front wall, and they now make an unusual and

KLmagazine Home Design and Build Special Edition

interesting feature in the kitchen on the other side. Inside, the size of the new beams replicated the old beam trusses, which were to be left exposed. The original wood used had been pitch pine which is difficult to get hold of nowadays, so Richard opted for Canadian Douglas Fir which when left eventually takes on a honey colour. It’s also a naturally resilient timber, due to the resins in it, with less sapwood which is prone to rot, so it is a stronger, harder wood. The wood is sourced from a local timber mill, and as it comes from slower growing wood from a cooler climate it doesn’t produce the big wide grain from timber which is grown more quickly. “It is closed grained, which makes for a very nice appearance, and as all the wood comes from managed sources, it is a very sustainable crop, which was one of the client’s stipulations.” Another issue with barns is how you deal with heating and insulation. Original barns of course would never have had

any heating, so low impact underfloor heating was installed, which allows the structure to dry out and acclimatise over time, and the heat was then introduced very slowly on a progressive basis. “We also tried not to introduce too much water,” continued Richard, “so we plastered with dry lining, which means you don’t have heavy plasterwork that takes ages to dry out. As they were inherently dry buildings, where hay and grain was stored, they were dry to start with, so introducing water would cause some issues.” Fortunately, with a fairly lengthy time frame, most of the roof work was able to be done over summer months, with the roof being taken off and replaced during dry weather. Walker Construction, with whom Richard had worked on many occasions, were the builders on this project, and under the excellent site manager, Steve Reeve, Richard felt the build was in good hands. As always, he was delighted with the work Walker Construction produced: “Their attention to detail is excellent and the flint work is fantastic, and is similar to how it would have been done originally,” he says.

“Old and traditional flint work is tightly put together, with a lot of the flints touching and then pointed up; it is more labour intensive and flints have to be selected to match the flints which have just been laid. It’s like a big jigsaw puzzle.” The barn conversion was eventually completed at the beginning of 2016, having taken 18 months to build. “We could have done the renovation more intensively,” Richard explains, “but that wasn’t the point of the exercise.” Having worked with the Porter family over many years, Richard knew the idea all along was to renovate the barn to look as authentic as it could, to sit comfortably alongside other properties of all ages in the village, and to enhance the area – in particular the entrance into the village. This was a job that didn’t need to be rushed and the outcome is exactly as he envisioned. “I’m really very satisfied with the finished result,” says Richard. “It’s exactly what the family wanted from the project and it’s a lovely example of my philosophy when it comes to renovation work – to try retrieve a building which is almost past retaining and giving it a new lease of life.”

Richard C.F. Waite RIBA Dip Arc (Leics) AABC 34 Bridge Street, King's Lynn, Norfolk PE30 5AB telephone | 01553 772656 website | www.rcfwaite.co.uk email | architect@rcfwaite.co.uk

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From Planning to Construction Summer Houses Orangery Porches Single/Double/Triple Quad Cart Sheds Extensions Conservatories Garden Rooms Bespoke Projects & More Interested? Pick up the phone or use our website contact form to make an appointment to see us, with no obligation on your part.

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some genuinely valuable advice that’s helped us grow the business.” For local builders and developers, Stephenson Smart has particular expertise and wide-ranging experience in providing the sector with the following services: l Assistance with the financial forecasts including cash flows l Advice in areas such as VAT and Stamp Duty Land Tax (SDLT) l Advice on cash management, planning and mitigating tax risks l Compliance with the ‘Construction Industry Scheme’ (CIS) l Payroll services including payment to sub-contractors

Helping builders build their business From mitigating tax risks to CIS compliance, Chris Goad BSc ACA of Stephenson Smart explains how the company’s accounting services can help you concentrate on building rather than bookkeeping he construction sector has gone through many peaks and troughs over the last few years, and was hit particularly hard by the global recession. There are still a range of challenges confronting the sector, and as always getting the right advice when you need it can make a significant difference to the efficiency and competitiveness of your business – especially when it’s from those who understand the issues affecting property and construction. At Stephenson Smart, we’ve worked in this industry for over 100 years, and take pride in building long-term relationships. We believe that listening and learning about your business and being experts in the sector is crucial to ensure you get the best possible service when you need financial and tax planning advice. Working together in partnership, we can understand your organisation better and help you navigate the complex challenges you face, acting as trusted advisers with a genuine interest in your business. We work with a wide range of clients across the property and construction sector including investors, developers,


construction firms, estate agents, surveyors, and architects to understand and overcome the issues and challenges that they face. A case in point is Wisbechbased Richard Knight Homes Ltd, who’ve been providing building services to private and commercial clients in Cambridgeshire, Norfolk and across East Anglia for over 50 years. “We've worked with Stephenson Smart for many years now, and they have a very real understanding of our business,” says the company’s director Felicity Knight. “They produce our yearly accounts and also assist us with daily procedures such as CIS returns, VAT, pensions and PAYE. On many occasions they’ve given us

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“These can be quite complex and confusing areas,” says Felicity, “but Stephenson Smart have always been patient with our accounting-related queries and their explanations are always very straightforward. It’s really helped take a lot of work and worry off our shoulders, leaving us to concentrate on what we do best – looking after our own clients and building the latest design homes for the future!” If you work in construction or property and are thinking of changing your accountants, please call your local Stephenson Smart office (see below for details) for a free, no-obligation consultation. Like Richard Knight Homes Ltd, you’ll find it’s the perfect long-term solution to all your accounting and taxation needs. “As we’ve grown the business, Stephenson Smart have helped us enormously,” says Felicity. “They’re lovely people to work with, and they take a genuine interest in your business. I’d recommend them without any hesitation – and I just wish there were more people like them!” CHRIS GOAD BSc ACA Partner Stephenson Smart

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ABOVE: Installed by 4 Way Refrigeration Ltd, the air source heat pump units in this award-winning property in Burnham Market are cleverly hidden behind the fencing to the right

Air source heating: the expert guide for builders As 4 Way Refrigeration explains, understanding the heating requirements for your self build or renovation project is the key to getting the most from air-source heat pump technology...


he rise in heating fuel prices and the introduction of more stringent building regulations were major factors in the increasing adoption of air-source heat pumps as an economical alternative to conventional heat sources. Now that concerns about energy efficiencies and sustainability are at the forefront of all construction work, air source heating is more popular than ever – currently around 10,000 systems are installed in domestic homes in the UK every year. “As with all modern technologies, air-


source heat pumps aren’t a ‘one size fits all’ solution,” says Steve Simpson of 4 Way Refrigeration Ltd, who have more experience in air source heating than anyone else in the area. “The advances in technology need to be clearly understood before you rush out and specify one for your next project.” Although the air source heat pump physically replaces a boiler as the heat source, its operational characteristics are very different and must be taken into account, keys points to bear in mind including:

l An air source heat pump (ASHP) doesn’t create heat; it simply moves it from one place to another through the vapour compression cycle (or refrigeration process) to make it into a more useable form. l The most popular heat pumps currently use R410, a refrigerant gas that traditionally has an output flow temperature of around 55°C at an efficiency of around 290% – so 1kW of electricity creates 2.9kW of heat. l The air source heat pump gets its

KLmagazine Home Design and Build Special Edition

ABOVE: )An integrated Daikin Altherma boiler and cylinder and (above right) two types of outdoor air source heat pump units.

energy from the surrounding air, so as the ambient temperature drops, so does the efficiency. The bigger the difference between the outside air (the source) and the target temperature (either the indoor room or domestic hot water temperature), the lower the efficiency. It’s therefore essential to have a good understanding of the heat load of the property and the performance characteristics of the heat pump. “Air source heat pump technology has developed enormously in recent years,” says Steve, “and that’s made specifying them even more of a specialist field. To get the best performance and maximum energy efficiencies from a system, it’s essential to understand the processes behind it.” For instance, in a boiler-fired central

heating system you’d expect to have a difference of around 50°C between the target room temperature and the water flow temperature. Therefore, if the room temperature is set at 20°C, you’d expect the flow temperature to be at over 70°C on traditional radiators. “That’s fine in a boiler-fired central heating system, but most heat pumps can’t get to those flow temperatures,” says Steve. “It’s essential to design and specify the system correctly – and assuming the insulation, airtightness and emitters (underfloor heating or radiators) of the property are optimised, we can then look at the air-source heat

KLmagazine Home Design and Build Special Edition

pump options available.” Working from architects plans, Steve’s first step is to determine if the unit will be providing space heating or domestic hot water or both. Space heating usually requires a flow temperature of around 35°C-45°C. Domestic hot water however, requires an absolute minimum flow temperature of 55°C. On properties that meet recent and current Building Regulations, most air-source heat pumps can do both, but on higher performance properties the space-heating load will be very low and could be almost the same as, or even less than, the domestic hot water demand. As property efficiency improves, so does the requirement for better airsource heat pump design and operation. The system also needs to accommodate the changing seasons, and many modern air-source heat pumps have the ability to modulate their output to match the heat load. They either use a variable speed (inverter) compressor or a series of two or three compressors that can step up or down as the demand varies. Another solution is to use two heat pumps: one optimised for the space heating and another for domestic hot water. The domestic hot water heat pump typically uses a different refrigerant (R134a) that can produce higher flow temperatures but also requires a higher source temperature (above 4°C) to be efficient. It tends to be a lot smaller than a space heating heat pump and is usually built into the hot water cylinder.



It draws air either from the room it’s in or from the exhaust waste heat of a ducted mechanical ventilation system — hence the collective term ‘exhaust heat pump’ or ‘micro heat pump’. “The advantages of using the two heat pumps is that each unit is specifically optimised for the required flow temperature,” says Steve. “That means there’s no priority system that causes the space heating circuit to ‘cool’ while the domestic hot water is being reheated.” It has the added advantage that the outdoor space-heating unit won’t run during the warmer months – when people may be sitting outside close to the unit. The micro heat pump only draws about 400W of electricity and produces around 1,500W of heat, so if you have photovoltaic panels fitted to the property the micro heat pump will also be optimised to use the on-house generation – and possibly heat your water for free. In order to achieve higher temperatures, some manufacturers have built the two different refrigerant systems (R410a and R134a) into one heat pump in a ‘cascade’ system that can create flow temperatures of up to 80°C. These systems – such as the Daikin Altherma – are designed for hot water and shouldn’t be used as a high temperature boiler replacement unless

LEFT: A typical underfloor heating system by 4 Way Refrigeration Ltd which is ideally suited for air source heat pump technology and (top left) a recent utility room installation

the lower efficiency has been carefully calculated to make certain that it’s the best option for the property. Many people have been reluctant to use modern technologies such as air source heating as it can appear difficult to understand – particularly for the end user – and it’s true that the systems require specialist design and commissioning to achieve and maintain efficiency. In the age of the ‘app’ and


t 01553 767878 w www.4waygroup.co.uk e sales@4waygroup.co.uk Recognised and accredited throughout the industry


smart heating controls, these systems can easily be tampered with, resulting in lower efficiency and high running costs. That’s why some manufacturers have introduced controls that can be monitored and maintained remotely. In fact, 4 Way Refrigeration Ltd has developed an after-market remote which uses an app to allow you to control your system remotely from your phone or tablet without compromising the three-year parts warranty. “It’s especially useful in second homes and rental properties,” says Steve. “It means the system can be reset and adjusted without you having to go to the property. In the event of a breakdown, the system can be checked, faults can be diagnosed and the correct spares can be sourced before incurring the expenses of sending someone to site.” The advantages of using the expertise and knowledge of 4 Way Refrigeration Ltd means you can give your project all the benefits of air source heating and concentrate on the rest of the build; because Steve and his team will handle everything from the design and installation to the required plumbing and electrics – even completing the necessary paperwork for Building Control. And they’ll be there in the future too – with a superb after-sales service and maintenance team to ensure the system performs efficiently and cost-effectively at all times. To discover how air source heating can benefit your next property, contact 4 Way Refrigeration using the details opposite.

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Unit 3 St Andrew’s Court, Rollesby Road, Hardwick Industrial Estate, King’s Lynn, PE30 4LS

Swann Edwards and a triumph of architecture Converting an old farmhouse into a luxurious family home is a challenge in itself – but when you decide to turn the entire property through 180o you need a very special kind of expertise


hen Nick Barker approached Swann Edwards Architecture in 2014 with a plan to convert an old farmhouse into a large family home and office space, they jumped at the chance to work on this challenging but interesting project. Ivy House Farm in Tilney All Saints had originally been a working farm, but had become very run down and was in need of a lot of work to bring it back to its former glory. As someone they’d worked with before, Swann Edwards were very keen

to take on this project for Nick Barker of NB Construction (UK) Ltd, which in reality turned out to be two projects. “Initially the site was very overgrown and very unkempt,” says Russell Swann, director of Swann Edwards. “Nick had bought the site with plans to turn it into a family home and also as a place to run his construction business from. With an existing farm house, a range of outbuildings, some hay shelters and various other outdoor buildings in a very poor state, there was plenty of opportunity to bring this old farm back to life.”

KLmagazine Home Design and Build Special Edition

So much opportunity, in fact, that it was hard to know exactly where to start. “At the time we were called in, the property had no real identity, no front door, and it was dark and dingy,” continues Russell. “Our original instructions were to obtain planning and building regulation approval. Then we were asked to come up with a design to develop the house into a family home, to work and function for Nick and his family, create an entrance and front door, and to extend it to incorporate a swimming pool and other facilities.”


It was actually Nick’s plan to use the existing outbuildings as the office space and to connect the house and business with the pool and games area. The original property had eight bedrooms and the owners were keen to keep as many of these as they could. The house had a lot of work done to it over the years, and sadly there were very few original features left. There was however, a huge fireplace still in place, probably dating from the 1850s, which was positioned right in the centre of the house. Due to its size, they were able to keep it and redesign it as a double aspect fireplace, heating both the dining room and the lounge. Because of the condition of the house, it needed to be totally redesigned, so the radical decision was made to alter the direction it faced and swing the whole project round 180°. With only one gable existing, the plans were drawn up to build a matching gable with a central entrance in between, making it much more symmetrical and attractive to look at. There was to be a complete reworking of how the building functioned, with a centralised circulation space, changing the property to make it work as a family home in a more ergonomic way. With such a large plot, it was also possible to separate the entrances for the house and the business. It was decided to leave the current access for use by the business and another old entrance was reopened further along the road and a driveway built, bringing access to the home round into the courtyard in front of the house. With such a differing change of use, permission had to be sought from the planning department. “The previous owner had applied for and received planning permission to change the use of the outbuildings into separate dwellings,“ explains Russell. “That meant we had to apply to reverse this decision for it to become one dwelling again. We also had to put in a separate business planning application, which was also approved, and the two projects ran side by side.”


KLmagazine Home Design and Build Special Edition

As the owner of a construction company, Nick Barker was able to take on the building of the property and because of this, the build process went very smoothly. The build was approached in two phases – with the house and office being the priority and the swimming pool and games room completing the whole. With the pool and games room linking the house and the business, it really is possible for Nick to have a swim on his way to work! The ground floor of the house was altered quite significantly. Opening the big entrance hall and working round the chimney stack, Swann Edwards were able to create a light and airy central area that connected all the living spaces. With three reception rooms and a large kitchen and living area which leads into the games areas, the ground floor now offers plenty of space for modern family living. Upstairs the bedrooms are situated over two floors, with three bedrooms on the first floor, all with luxury en suite bathrooms, and a further four bedrooms on the second floor. “This is probably one of the biggest houses we’ve completed in terms of floor area, “ says Russell. “It really was a huge project for us, and the build process probably lasted about two years overall, with the two phases.” The project was an enjoyable one for

Swann Edwards to work on as they have known and worked with Nick Barker over many years. They weren't required to manage the build, as Nick was on site because of his business, and could therefore manage it himself. He could also pull in tradesmen quickly when he needed them, and because of this, the first phase of the house conversion only took seven months to complete. For Russell and his colleagues at Swann Edwards, it’s always good to work with people they know. And in fact they get on so well with Nick Barker, that when they were looking for a builder to do the groundworks for their new offices in Guyhirn recently, they were very pleased when his quote came in as the best one. “The relationship we have with our clients is key.” says Russell. “Our main role is creating functional and beautiful homes for people, but it’s always good when we get to work together on projects.”

KLmagazine Home Design and Build Special Edition

Fen Road, Guyhirn, Wisbech PE13 4AA Tel: 01945 450694 Web: www.swannedwards.co.uk E-mail: info@swannedwards.co.uk


Sho pping List

The home of high-quality aggregates in East Anglia

Welcome to Frimstone Light

A new retail operation for small-scale projects

A new facility at Crimplesham for smaller building and •home improvement works. Conveniently sized and partitioned bays with almost the •entire range of Frimstone aggregates to choose from. materials available in either jumbo (850kg) and half•sizeAll(450kg) bags, together with handy 25kg bags of cement. Smaller loading shovel to make lighter loads easier and •more efficient for smaller trucks and trailers. Specially-selected range of high quality PPE and tools •from hardhats to rubble sacks and from cable ties to All the expert help and advice you need to ensure your •building project comes to a successful completion. drive in with your truck or trailer and pick up all •theSimply materials you need! sledge hammers.

HEAD OFFICE Tel: 01366 388900 | Web: www.frimstone.co.uk Ashcraft Farm, Main Road, Crimplesham PE33 9EB LOCAL CENTRES: SNETTISHAM | WATLINGTON CRIMPLSHAM | WISBECH | BRISTON | CARBROOKE

The self-storage solution that comes direct to you A brilliant new idea from East Coast Self Storage that saves you time, effort and money – we deliver, you pack, and then we store!


f you’re moving house or need to pack your possessions away because of renovation or building work, you’d be tempted to take a breather when you seal the final box – until you suddenly remember you still need to pay a deposit, hire a van and then buy fuel to transport everything to your storage unit for an afternoon of heavy lifting. At East Coast Self Storage we think you’ve got a lot better things to do with your time and money, and that’s why we’ve introduced what’s probably the most convenient selfstorage solution in the UK. It takes the form of a mobile storage unit with an impressive capacity of 250ft3 (35ft2) that we’ll bring to your home – so all you have to worry about is opening the door!

Once loaded (and secured with your personal lock) we’ll collect it and deliver it for as long as required to our massive warehousing and storage facility outside King’s Lynn. Here, it will be protected by 24hr monitored CCTV, intruder and fire alarms, and to access it all you need to do is contact us to arrange a convenient time. What’s more, when the day finally arrives for your possessions and furniture to come home (or travel to your new one) East Coast Self Storage will return your unit to virtually any location in the UK. With a range of unit sizes, flexible terms, extended opening hours, outstanding security and help and advice whenever you need it, East Coast Self Storage can ensure your possessions are in completely safe hands –and now we’ve made it even easier for you!

KLmagazine Home Design and Build Special Edition

Clenchwarton Road, King’s Lynn Norfolk PE34 3LW Telephone: 01553 772689 Web:www.eastcoastselfstorage.co.uk E-mail: store@eastcoastselfstorage.co.uk


Taking the stress out of building with MKM... MKM Building Supplies is a true one-stop shop for building, timber and plumbing supplies – and in addition to providing everything you need they’ll also offer expert help and advice


here’s no doubt about it – buildings and renovations are stressful work. Whether you’re an experienced builder or someone who’s never dabbled with building before and have suddenly decided to renovate your home, you’re going to need lots of tools, equipment and supplies – everything, in fact, including the kitchen sink! And in order to fit that kitchen sink, you’ll need to find an appropriate sink at a suitable price, that fits


perfectly. The taps will need to be chosen, as well as the rest of the interior for the kitchen, and your plumbing and heating needs must be satisfied – it’s a daunting prospect to say the least. Well, there’s a solution, as MKM Building Supplies aims to take all that stress away. MKM Buildings Supplies are a ‘one-stop shop’ for building, timber and plumbing supplies. They stock a range of products from the industry’s leading manufacturers at competitive

prices. Not only that but they also have a team of experts on hand to help every step of the way. “We effectively offer everything from start to finish,” says Branch Director Damian Roach. “If you’re building a brand new home, we’ll be able to supply you with everything you need to complete your project – and we’ll hold your hand through the whole process. We can help you choose bricks, design your kitchen and your landscape. We can effectively supply you with

KLmagazine Home Design and Build Special Edition

everything.” The service offered by MKM Building Supplies is both varied and adaptable. They’ve worked on everything from a 200,000 square foot warehouse in Shropshire to a £5million dream house on the coast – and everything in between. “We deal with everyone from retail through to major house builders,” explains Damian. “Equally, if someone walked in off the street and needed a builder we’d help them find a builder and guide them through the whole process.” MKM Building Supplies helps transform architects’ original plans to the finished product with ease. “We do a take-off service,” says Damian. “We look at an architect’s plans and put together a bill of quantities – a list of all the required products and quantities along with full costings. We look at people’s budgets and work our way back from there. You can spend £2,000 on a kitchen or £30,000 in the same space – there’s a huge variant there, so we try to help customers find the products that are right for them.” A team of experts are on hand to ensure things run smoothly. “Our kitchen designer will go out to look at the kitchen, we have a guy who specialises in brick matching, and we have a landscaping expert,” says Damian, giving just a few examples of the services MKM Building Supplies provides. “We add value by using our team of experts. People do try to cut corners sometimes, but it ends up costing them money.” Supplies needed for building really are endless, and MKM Building Supplies have it all; they’ll source everything needed for a kitchen or bathroom, they

KLmagazine Home Design and Build Special Edition


have tiles, floors, paint, doors, windows, bricks, timber and sheet materials, they provide a plumbing and heating service, they have everything you need for landscaping, as well as building tools and electrical appliances. So where do the supplies come from? “Things that weigh a lot – such as concrete blocks and aggregates – are bought locally,” says Damian. “But other products come from all over the country and Europe. We also send products all over the country directly from manufacturers.” Choosing something like a kitchen or a bathroom is a hugely important decision, and MKM Building Supplies recognise this. They have a showroom in King’s Lynn on a two-acre site with a 15,000 square foot warehouse. Products are on show and a team of designers are on hand to help. “You can take your plan to our designers and they’ll work with you to choose a kitchen,” says Damian. “We’ve also got a brick library and brick samples, so we can help with the exterior and interior.” The showroom also features a


landscape display with everything from fence panels to paving slabs. “It’s one of the few in the area where you can actually go and have a look at the products you might buy for your patio or garden,” says Damian. “There’s not always the places to go to look at these things.” As well as supplying for every building need, MKM Building Supplies also delivers products to the site at the time when they’re needed – again, taking away the stress. Money is often another cause of anxiety when building work is taking place, and MKM Building Supplies aim to ease this pressure as well. “We do offer a credit account,” says Damian, “so that customers can buy now and pay later to help with their cash flow.” With so much support from MKM Building Supplies available, maybe building isn’t so stressful after all!

Hamburg Way, North Lynn Industrial Estate, King’s Lynn Norfolk PE30 2ND Telephone: 01553 817830 Website: www.mkmbs.co.uk E-mail: kingslynn@mkmbs.co.uk KLmagazine Home Design and Build Special Edition


With 10 years experience, our highly skilled engineers install only the best energy efficient systems Our speciality is in installing, repairing and servicing Gas Central Heating systems at affordable prices


OUR SERVICES INCLUDE • Gas central heating installation and maintenance • Boiler upgrades • Boiler servicing and breakdowns • Bathroom installations • Emergency plumbing For more information contact Gavin on 07852787130

Email: borley15@hotmail.co.uk • Web: www.borleyplumbing.co.uk

KLmagazine Home Design and Build Special Edition



Building on experience in Burnham Market Grocott and Murfit is a design-led construction company, offering everything from concept to completion – combining eco-friendly technologies with the very best industry practices


here’s a very good reason why Fakenham-based Grocott and Murfit were responsible for the creation of Burnham Chase, a stunning 5-bedroom new build which sits in a beautiful spot just outside Burnham Market. Just years previously, Grocott and Murfit built the neighbouring property, and as the new build needed to be sympathetic to the surrounding area, their expertise and experience were invaluable. In addition, the architects (Purcell of Norwich) had previously worked with

Grocott and Murfit and knew them to be both professional and reliable, and well known for delivering building projects on time and to a high standard. The owners of the adjacent property were also able to highly recommend the building company – and in fact it was through them that the initial approach was made to Grocott and Murfit. The plot originally housed a pair of old farm cottages which were bought by separate people to develop, who then mutually decided to knock them down and rebuild. Grocott and Murfit came in at the

KLmagazine Home Design and Build Special Edition

early stages of the build, having being approached by the client directly, according to the company’s Mark Masters, who was involved throughout the project in his dual role of Quantity Surveyor and Project Manager. “I do all the initial costings, and then my role is dealing with any changes in specification and preparing the final accounts. I’m often also involved in elements of project management throughout the build.” As experienced local builders and as professionals who know their market well, Grocott and Murfit get a genuine feel for what people want and what


may sell in the area. Although their role was not as the designers in this situation, sometimes they will come up with other ideas, such as the choice of materials or suggestions for using the space available in a more creative way. “We can recommend what we feel may be a better use of a space, and we can suggest materials which may give a more pleasing result and also be more



cost effective,” says Mark. “But they’re only suggestions, as in the end everyone has their own idea of what’s right or what’s wrong and what‘s most aesthetically pleasing.” The property is located in an idyllic countryside setting on the edge of Burnham Market, a short drive from the beautiful north Norfolk coast. It’s built in the classical Georgian style, with high floor-to-ceiling rooms to take full advantage of the wonderful views, and the large windows make full use of the available light.


The rendered property has timber framed sash windows with stone window sills and lintels under a conventional pantile roof and is built to a very high specification with generously-proportioned rooms. It’s built over three floors, and the ground floor accommodation offers a spacious sitting room to the front with double aspect windows, and a central wood burning stove. Large integrated sliding doors to one end can be opened up to create an even larger reception area, which would be perfect for entertaining, or kept closed – thereby creating a snug or study area. To the rear, there’s a high specification full width open plan kitchen and family room with a sitting area to one end. This room also features ceiling skylights and full height


KLmagazine Home Design and Build Special Edition


floor-to-ceiling sliding doors, and opens straight onto a sunny terraced area, creating a seamless indoor/outdoor space. The main entrance hall of the property is to the side and leads into a large inner hallway, which features an attractive and impressive glass and oak staircase. This central hallway is bathed in natural light which floods in from the sash windows on the floors above and a velux window in the roof, allowing light to shine right through the hallway and into the whole property. Other rooms on the ground floor include a good sized utility room and cloakroom and all floors are constructed from engineered oak with underfloor heating throughout the ground and first floors. Moving upstairs, there are five double bedrooms, three of which are on the first floor, and all have their own luxury en-suite bathrooms which are furnished to a very high standard with attractive stone effect tiles. Two further bedrooms on the two upper floors have a shared bathroom, also fitted out to a high standard. “In terms of a project, from start to finish it was relatively straightforward, with no real issues,” says Mark. “We did have to change a few things in the layout as we went along, but as there’s a cost to that we generally try to identify any changes before work starts. With computer-aided design tools, you can now virtually walk through the house and know how it’s going to look before a brick is even laid.” For a modern building, Burnham Chase is quite conventional, with beam and block floors and uses an air source heat pump to deliver the underfloor heating. This system takes air from the outside of the building, passing it through a heat exchanger to extract the latent heat in a similar way to a refrigeration unit. The house also has full depth insulation between the rafters in the roof, and insulated plasterboard and cavity walls. These of course have to demonstrate full compliance with building regulations and achieve specific u-values, which measure how effective a material is as an insulator. Grocott and Murfit were very pleased to be able to deliver the full building service when it came to Burnham Chase. In addition to building the property, they supplied and installed all the joinery work (including a very

impressive oak staircase) through their associated company Hawthorn Bespoke Joinery, which is a separate company with some common directors, along with Arcadia Home Heating and Arcadia Home Interiors, who supplied the wood burning stove and the stone and oak tops for the kitchen. “We really can offer the complete package,” says Mark. “Although all the businesses trade independently, we can pull resources together quickly, which

has huge benefits for both ourselves and our clients. By prioritising the work, we can shorten the process – which helps everyone in the long run.” Burnham Chase is now complete, and with its Georgian splendour it embraces modern design and ease of living in an idyllic location. Grocott and Murfit are understandably delighted to add this stunning five bedroomed house to their portfolio and are justifiably proud of their achievements in building this beautiful property.

Hawthorn Way, Clipbush Business Park, Fakenham NR21 8SX Tel: 01328 851420 Web: www.grocottandmurfit.co.uk E-mail: info@grocottandmurfit.co.uk

KLmagazine Home Design and Build Special Edition


Building on success and high quality construction As the company’s founder Sam O’Callaghan explains, after just three years, The Norfolk Building Co has already completed a portfolio of 30 new homes – with a further 80 waiting to be developed...


ust over three years ago, when I first had the idea of setting up my own building company, little did I realise the incredible highs and lows this would bring. Having been in the carpentry trade for about nine years before I set up the The Norfolk Building Co, my drive and ambition for the building trade flourished through working on a variety of striking and prestigious properties around the North Norfolk coast.


Originally, I’d planned for this first generation company to be involved in smaller projects such as extensions and renovations; but as my passion for the industry grew, I pushed to find a way into the development scene by looking for investors – which wasn’t the easiest of tasks for a new company. Three years on, The Norfolk Building Co now holds a portfolio of over 30 new homes. It’s been a steep learning curve, with many challenges and hurdles along the way, including the

juggling of staff and cash flow without the help of retained profit behind us. Our project at Snettisham (pictured opposite) has been our first major development. Having been officially now named as Railway Siding’s Yard, the site was once the original railway station serving Snettisham on the Hunstanton to King’s Lynn rail line. This project has been the company’s biggest challenge to date, with completion of the 17 new-build properties being delayed by six months.

KLmagazine Home Design and Build Special Edition

However it’s very rewarding to see the site looking exceptional and the first homeowners extremely happy with their finished houses. Railway Siding’s Yard has also been shortlisted for various design and build awards for next year, which has come with the continued help from Calvert Brain & Fraulo in King’s Lynn. We’re very excited to continue working with the architectural services company on future projects, including a further one in King’s Lynn and another on the North Norfolk coast. With the site very close to completion, we’re really satisfied with how it’s looking and we’re excited at the prospect of moving on to the next developments. We’ve also been involved recently in a prominent project in King’s Lynn – the GroundWork Gallery, situated opposite the town’s iconic Custom House. This

KLmagazine Home Design and Build Special Edition

Railway Siding’s Yard, Snettisham

GroundWork Gallery, King’s Lynn


Railway Siding’s Yard, Snettisham was a very special project to both the company and the client, as it was important to preserve the history of the town. In restoring the original Winlove building on Purfleet Street, adding an extension with a striking new roof design we were fortunate to have an imaginative and creative client in Veronica Sekules – owner and curator of the new art gallery. The project also came with certain challenges, especially with the rear elevation backing directly onto the River Purfleet. We’ve actually acquired the land adjacent to the gallery where we’ll be developing a fantastic social space with some high specification apartments looking onto the Purfleet. This is currently in the planning stages and we’re due to commence work on the site in early 2018. Just around the corner from our Snettisham development, The Norfolk Building Co purchased a site in Ingoldisthorpe from a local farmer after discussing our interest before the site was even on the market. Currently in the final stages of planning (see images at right) we’re designing an eco-friendly drainage system for this site, which will see the

creation of 15 high specification detached properties, with prices ranging from £300,000 to £450,000. For more information on this project, please contact the office on 01553 886570. Three years later, The Norfolk Building Co is proud of how far we’ve come in such a short space of time, with a fantastic team of dedicated tradesmen and office staff well placed for future developments. With over 80 new properties to be developed on land we’ve already acquired, and new contracts in the pipleine, we’re really excited for what the future holds for us.

The Studio, 6 Hanse House, South Quay, King’s Lynn PE30 5GN Tel: 01553 886570 Web: www.thenorfolkbuildingco.co.uk E-mail: info@thenorfolkbuildingco.co.uk


KLmagazine Home Design and Build Special Edition

Roofing systems that reach the heights of quality... Noble Roofing has the knowledge, passion and expertise to make the most of your designs and create the finished roof you want


perating within a 60-mile radius of King’s Lynn and with over 20 years worth of relevant industry experience, Noble Roofing is your complete source for slating, tiling, flat roofing, leadwork, UPVC fascias, guttering and chimney repairs. With architects increasingly looking to explore the design potential of flat roofing systems, it’s good to know that Noble Roofing are one of the very few businesses in the area qualified to install Sika’s Sarnafil roofing and waterproofing membranes. These are some of the highest performing, most respected, and top quality products on the market today. In fact, Sika Sarnafil is one of the most prestigious names in the roofing


world. Manufactured in accordance with ISO 9001 and CE marked to BS EN 13956:2005, Sarnafil membranes are energy efficient, dimensionally stable, and have a high vapour permeability. Moreover, they have a BBA life expectancy exceeding 40 years – and can suit any style of property from the strictly traditional to the ultra-modern. In addition to being official suppliers of RubberBond Fleeceback EPDM, Noble Roofing has also just become approved contractors for Bauder, the Ipswich-based manufacturer of high quality bitumen membranes, synthetic membranes and PIR insulation – enabling Noble Roofing to offer an unrivalled variety of sophisticated flat roof solutions. Of course, a high quality roof is more than just the products that go into it.

Even the best manufacturers and the latest roofing technologies can’t counteract a team of inexperienced fitters. That’s why Noble Roofing is fully trained, fully insured, and fully accredited to install a professional roof that makes the most of your plans and designs and will last a lifetime. Over the years, Noble Roofing has worked on everything from small domestic repairs and garages to large commercial and residential housing estates – and they’re jutifiably proud of their reputation for first class standards of workmanship and attention to detail. To give your next building project the finish you’re looking for and the roof it deserves, contact Noble Roofing today for more information, full costing details and a no-obligation free quotation.

KLmagazine Home Design and Build Special Edition


Anglia House, Hamburg Way North Lynn Industrial Estate King’s Lynn, Norfolk PE30 2ND

TELEPHONE: 01553 770250 WEBSITE: www.nobleroofing.net E-MAIL: sales@nobleroofing.net KLmagazine Home Design and Build Special Edition


Turning an abandoned ruin into a distinctive B&B On a picturesque farm near Burnham Market, you’ll find one of the most luxurious B&Bs in the county – thanks largely to the incredible work of builder Stuart Farrow and his talented team


or years it stood as a ramshackle collection of derelict buildings on a beautifully secluded farm near Burnham Market; a crumbling Georgian manor house and three adjoining cottages that had once been split into six different units and hadn’t been lived in for almost 40 years. Today, The White House is almost unrecognisable. It’s gone through a remarkable transformation that’s seen it turn into a truly luxurious B&B, with 12 en-suite bedrooms, a stunning dining room, a beautifully landscaped garden, a series of impressive reception rooms and a large private suite on two levels with a separate sitting room and

entrance. It has all the advantages and facilities of a grand country house hotel – but it feels like a private home. For builder Stuart Farrow – whose company only started work on the property last September – there’s a great sense of achievement at what his company has accomplished here. “You walk in and it feels as though it’s been here for years,” he says. “It’s great to see people enjoying it – that’s very special. And it’s always nice to work with clients who have complete trust in you; not just to realise their ideas but also to stick to the budget.” Stuart’s been in the building trade for as long as he can remember, his first experience coming from working with

KLmagazine Home Design and Build Special Edition

his uncle, who built many of the estates in and around Fakenham in the 1970s; although Stuart’s initial interest was more design than construction based. “I’d have loved to have studied as an architect,” he says, “but at the time an opportunity to work and earn a wage seemed more appealing!” When the foreman on one of his uncle’s projects in Burnham Market fell ill, Stuart took over the work – and that first experience of project management set him on a different course. Together with his wife Kim, Stuart built a plot of land, developed it and sold the property – and the couple haven’t looked back since, concentrating on contract and development work around


the county and especially along the Norfolk coast; work that includes Lenwade Mill and the adjacent granary, a 12-property site at Fakenham, and several barn conversions in Brancaster, Old Hunstanton and Burnham Market. “We’ve been lucky enough to work on some really high-end projects in some wonderful locations,” says Stuart, “and it’s interesting how they tend to naturally lead on to bigger and better things.” Indeed, there’s a good reason why Mark and Alison Thompson – the owners of what would become The White House – chose Stuart Farrow to do the work; he’d worked on their own house and had collaborated with them on two previous barn conversions. “They already had planning permission and some specific ideas for the project,” says Stuart, “but the biggest challenge was probably the poor state of the building, parts of which had tumbled down and fallen over. In many ways, we had to go backwards before moving forwards.” Together with the Thompsons, Stuart


revised the original drawings, explored various internal options and produced a detailed set of costings – a pre-build collaboration that itself took almost two years. For Stuart, the timing was rather fortuitous. “We’d just completed renovating The Hero pub in Burnham Overy Staithe and were then finishing a development of four houses in the same area,” he says. “We usually have several projects on the go at the same time, but we were really fortunate in being able to concentrate solely on The White House and devote all our resources to it.” When work started in September 2016, Stuart’s first task was to clear the site and dig out the back of the property (to a depth of some five feet) for the gardens and rear extension. “It was then a case of stripping everything out, upgrading the floors and making new structural openings,” he says. “Most of our initial work was concerned with putting structural strength back into the building and making it safe. From that point on we could work on the new elements.” Although The White House benefits

from modern touches such as underfloor heating throughout and energy-efficient insulation, Stuart and his team took great pains to retain the building’s historic character – crafting all the panelling and architraves, making 8ft shutters, and adapting doors to make them look more authentic. “The shell is still the original fabric, and any additions have blended in really successfully,” he says. “If you look at the windows above the main entrance you’ll see there are now five instead of four – but aesthetically it’s now a lot more balanced and harmonious.” The slate roof is another example of this desire to work with the building

KLmagazine Home Design and Build Special Edition

and preserve as much as possible; the slates are the originals but it’s been completely re-felted to meet modern building standards. Even the grounds received special treatment, Kim Farrow enlisting longterm acquaintance Tamara Bridges (RHS Young Designer of the Year 2015) to plan and design the gardens, which will evolve gradually over the years as the property itself matures. Only nine months after work started on the site, The White House opened its doors and welcomed its first guests in July 2017. “Even though some of the most impressive parts of the project (such as the massive steel joists) are no longer visible, we’re all really pleased and proud with the result,” says Stuart. “Apart from discovering a little extra brickwork and needing to replace all the cottage roofs it was a pretty trouble-free and enjoyable build.” Best of all for Stuart and Kim was the way their company’s six employees and the various subcontractors used on The White House were fully and totally committed to the project. “Every single one of our boys made a significant contribution to the build and genuinely raised their game,” he says. “A good building is down to individual talents and communication skills, and that’s been our greatest achievement here – because The White House is a very good building indeed.” If you’d like to experience The White House for yourself, please visit www.stayatthewhitehouse.co.uk

Stuart Farrow Builders & Contractors Ltd Elmerdale Farm Barns, Saxthorpe, Norwich, Norfolk NR11 7DF t: 01263 587761 w: www.stuartfarrowbuilders.co.uk e: stuartmfarrow@aol.com KLmagazine Home Design and Build Special Edition


The local craftsmen who work wonders in wood Whether it’s a modern new build or the renovation of a listed building, The Joinery Workshop can give your project the perfect finish with a comprehensive range of high quality bespoke joinery


hroughout the area and especially along the north Norfolk coastline you’ll find plenty of new-build properties, barn conversions and restoration projects characterised by a sympathetic approach to joinery; from modern glass-fronted designs with huge feature frames to listed buildings with perfectly crafted new windows and spacious homes with impressive entrance gates. Chances are you’re looking at the work of The Joinery Workshop, a Cromer-based business that combines traditional carpentry skills with modern CNC manufacturing methods to


produce finely-crafted joinery to the most demanding requirements. Over the years they’ve produced a portfolio of stunning work for architects, builders and local developers, homeowners and local authorities, and their work isn’t confined to Norfolk either; you’ll find examples of their exceptional skills everywhere from the Isles of Scilly to France – and even at Windsor Castle. The Joinery Workshop was founded in 2010 by the experienced Robert Bacon and David Roberts, who decided to pool their knowledge and enthusiasm for quality workmanship and duly assembled a skilled and

flexible team with over 100 years combined experience. It’s a team capable of working on all types of property and all types of installations from a single window to entire developments, and since being taken over by Katie Bacon around 18 months ago it’s now ready to open a new chapter in high quality craftsmanship. The workshop produces everything from internal and external doors to a complete range of windows and decorative work such as architraves and mouldings – even bespoke feature frames with sections to complement the new or existing joinery. But some of The Joinery Workshop’s

KLmagazine Home Design and Build Special Edition

most impressive projects have involved the design of custom-built joinery for older and even listed properties; items that manage to retain original details and remain in keeping with the existing woodwork – while still complying with the latest demands of building regulations. “When we replace joinery in a property that’s listed or in a conservation area we actually adapt our profiles to replicate those of the existing doors or windows,” says Director Katie Bacon. “We use traditional glazing bars for face-puttied glazing, but if double-glazed units are required we can even replicate the appearance of traditional width bars.” It’s a sign of just how far The Joinery Workshop goes in creating truly bespoke work. They factory glaze their windows and doors and offer full decoration – so when you receive your new windows they’re fully glazed and decorated with all ironomgery in place. It’s a level of attention to detail that The Joinery Workshop also applies to its raw materials, sourcing them locally wherever possible and only using sustainable woods, engineered timbers and the acetylated Accoya – the world’s leading long-life wood. Offering a personal one-to-one service every step of the way from initial design to installation, The Joinery Workshop can help ensure your next project – whether it’s a state-of-the-art new build or the renovation of a listed property – more than lives up to your vision.

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THE JOINERY WORKSHOP Unit 1B, Cromer Business Park, Middlebrook Way, Holt Road, Cromer, Norfolk NR27 9JR T: 01263 510033 W: www.joineryworkshopnorfolk.co.uk


Brighter ideas from Jon Chambers Windows With some of the best windows, doors and conservatories on the market today, a first-class fitting and installation team, and customer service that’s second to none this is the look your home deserves...


indows, doors and conservatories can transform your home and improve both its comfort and energyefficiencies, but navigating the range of choice available today can be can confusing; do you choose casement or vertical slider windows, French or bifold doors, a classic conservatory or an ultra-modern loggia? Whatever you choose, the products should embrace and enhance your home’s character, and there’s no better way of doing that than relying on the


expertise and experience of Jon Chambers Windows. Founded by Jon Chambers (himself a master carpenter), the company installs windows, doors and conservatories from the advanced Masco range – one of the world’s largest manufacturers of brand-name consumer products that come with A+ thermal ratings as standard. It’s a genuine family-run business, with Jon’s wife Lynne taking care of the office – and the couple are ably supported by Paul Clarke, who joined the company in 1998 as an apprentice

fitter and became Jon’s junior partner four years ago. In fact, since 2013 Jon Chambers Windows have gone from strength to strength – expanding from a 1,500 square foot location to a 3-acre site which includes a showroom, trade and retail counter and a conservatory showpark. “We’ve got more than 60 years’ experience in the industry and we’ve got many customers returning to us for the second or third time after they’ve moved home,” says Paul. “That’s partly because our prices are competitive,

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partly because we have a great reputation for exceptional standards of customer service, and partly because our workmanship is so professional – for instance, all our senior installers and surveyors have passed the Minimum Technical Competence (MTC) qualification.” It’s also because Jon Chambers Windows has evolved with the changes in product design and technology, and now offers some of the best windows, doors and conservatories currently available – together with stylish carports and verandas from Simplicity6. As far as windows go, the company’s huge range includes casement windows, tilt and turn windows, vertical slider windows, bay and bow windows – all in a range of design options and all available in traditional white frames or natural woodgrain finishes. They’re also available in a range of glazing options, from Georgian to stained glass, from diamond lead to bevelled glass. Best of all, these windows perform just as good as they look, reducing external noise pollution and cutting your energy costs by as much as 20%. And thanks to a unique Q-Lon weather seal, they’re also typically 3-4o warmer than windows with metal space bars – reducing condensation by up to 80%. With A+ thermal ratings and 8-point locking systems as standard, they’re almost certainly the best performing windows money can buy. For a grand entrance (or exit), Jon KLmagazine Home Design and Build Special Edition


Chambers Windows offers an equally impressive, high quality and superior performance range of traditional, patio, French-style and bi-fold doors. From PVCu to composite, from simple glazing to decorative glass and panelling they’re also incredibly secure. Developed with the police under the Secured by Design scheme, their 10point locking systems and anti-lift bolts offer the best possible protection and peace of mind. And if you think you know all there is to know about conservatories, be prepared to think again – because thanks to advanced technology and new materials, Jon Chambers Windows can give you an entirely new view of what conservatories can do for your home. It’s time to be truly inspired. You can still enjoy the classic conservatory design with dwarf walls and perimeter glazing, but you can take that one step further with full-height walls and bespoke roof designs. You

can go for the classic Italian loggia look, with solid in-fill panels and architraves, or choose the Renaissance grandeur of an orangery, with high glazed roofs and beautiful detailing. Jon Chambers is also one of the leading local installers for Guardian – the most popular (and market-leading) conservatory warm roof supplier in the UK, an energy efficient solution recently voted Best Home Improvement Product of the Year. “For total peace of mind, we always ensure that all our products meet building regulations, specifications and standards,” says Paul Clarke. “What’s more, all Jon Chambers installations carry a 10-year insurance-backed guarantee from Quality Assured National Warranties – and even a Certass Certificate where necessary.” For a bigger choice and a brighter service when it comes to windows, doors and conservatories, look no further than Jon Chambers Windows.

JON CHAMBERS WINDOWS Waterlow Nursery, Waterlow Road, Hay Green, Terrington St Clement, King's Lynn PE34 4PT Tel: 01553 340287 Web: www.jonchamberswindows.co.uk E-mail: jonathandchambers@hotmail.co.uk 72

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The local experts in timber-framed homes With a tradition of timber-framed buildings stretching back almost 100 years, English Brothers is perfectly placed to help you exploit the benefits and design possibilities of this natural material


here are many choices self builders must make at the beginning of their journey for their dream home, and crucial to this is the type of house they want to build and how it will look. Alongside the restrictions of the site, the location and the aspect, comes the most important decision – what materials should be used for the build? And here there is a wealth of choice. Timber framed homes are becoming increasingly popular, and English Brothers of Wisbech are a local company offering a truly bespoke service, with a long heritage of experience and knowledge behind 74

them. Founded over 150 years ago by Christopher Gabriel, Lord Mayor of London and also a furniture maker, the company of Gabriel, Wade and English was formed in Wisbech in the 1890s, importing and preserving timber in this once busy port. As happens with businesses, their focus changed over the years and soon they started to think about how they could build with timber. Starting small, with cottages and cricket pavilions, their first timber framed kit appeared in a brochure in 1924. Nearly 100 years later, the company now offers a

complete service for individual timber framed homes. “We’re one of the few manufacturers solely focussing on a one off for the self builder,” explains Managing Director Jay Hubbard. “Every property is individual and different and the focus is entirely on quality.” So why build a timber framed house? From the environmental point of view, timber is entirely natural and totally renewable. English Brothers use spruce from Norway or oak from France (all from sustainable forests), and in Europe the commitment is to plant more

KLmagazine Home Design and Build Special Edition

trees than are used. Timber has the lowest CO2 of any mainstream structural material, and strength for strength uses five times less energy to produce than concrete. In addition, for every cubic metre of wood used in construction, just under one tonne of CO2 is saved from the atmosphere. As well as the environmental benefits, as an engineered product which has been carefully designed and manufactured, a timber frame can be delivered, erected and made watertight and secure in a very short space of time. With a shorter construction time, work is less likely to be affected by any adverse weather conditions. On top of that, the actual construction costs are almost always cheaper than other forms of mainstream construction, and in some cases can be up to 10% less. The running costs of a timber framed house are also likely to be less than a traditional build. With modern insulation products, such as wool, foam, hemp, or even recycled plastic, the day to day running of a timber framed house can be very efficient. With a timber frame, the house will also be more airtight, meaning less heat is needed to keep it warm. A timber framed house can also be very flexible when it comes to the design and in particular the problem of any last minute changes. Although modern drawings and 3D models can give very accurate ideas of how a house will look, it is not until the actual physical building is up that you get a real sense of its size and scale. With a timber frame, if, for example, an en suite is taking up too much room, it is possible that the walls can be moved around. Something that’s not an option with traditional brick and breeze blocks! There are normally three options open to those who decide to self build. There is the route of managing the build yourself. This of course is possible, but can be fraught with difficulties. It is always good if the self builder is open to advice for others who may have been through it already. There is the option of appointing a builder to manage it for you. This is normally the most expensive way of doing it, but many self builders feel reassured to know they have someone who knows what to do when and who to call on. A third option is to have a project manager. This could be between 8% and 15% of the build cost, but this can offer the most flexible of options. English Brothers are happy to offer as much or as little input as the client wants.

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“We of course love to see every completed home, as we can always learn from every project and can then pass on any knowledge.” says Jay. “But equally, if we are not involved in any way, then once the timber frame is up, that’s the end of our involvement.” For many self builders, the look of a timber framed property is what draws them initially to this choice. The exterior can of course show as much wood as the client wants, with additional wood cladding or other timber features, or equally can be rendered, or clad in brick or zinc, where the onlooker wouldn’t know that the frame is in fact timber. The interior is where the self builder can really ‘go to town’, with exposed timber framing or features to really enhance the style. If the house frame has been built with spruce, as recommended by English Brothers, many self builders then decide to make the inside more individual by using oak. Oak framing has long been used in traditional post and beam joinery, but due to the higher cost, is not often used for the main frame. But it can be skillfully incorporated into the interior structure to enhance the look and feel of the property. For example, a visual break using oak to frame a doorway into a kitchen can really bring the wow factor into the look of the place, The oak will normally be selected on its appearance and the beautiful grain and colours can make the ordinary look truly spectacular. As a slow growing


wood, the close graining gives a warm and unique appearance, and in addition, ages well and quickly establishes itself. For anyone wanting to build an attractive, efficient home, using less energy than ‘traditional’ homes, a timber framed house can be a serious option. To be truly ecologically sound, a house needs to be carbon neutral, using natural materials, with a low carbon footprint, and preferably sourcing the materials as close to home as possible. With a timber framed house, this can be achieved, and by using natural materials to insulate, additional savings can often be made. A timber framed house can offer all this and more – the only limit is your own imagination!

Salts Road, Walton Highway, Wisbech Cambridgeshire PE14 7DU Tel: 01945 427985 Web: www.eb-bespoke.co.uk Email: customerservices@englishbrothers.co.uk KLmagazine Home Design and Build Special Edition

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C&M Servicing Ltd YOUR LOCAL GAS, ELECTRICAL, PLUMBING & OIL ENGINEERS. From general repair work to complete bathroom, heating & hotwater installations. We provide a service in domestic properties including: • Full surveys and installation work.

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Timber Services (UK) Ltd

A superb choice of timber and a service to match! Whatever the job, Timber Services (UK) have the wood you’re looking for


or almost 20 years, Timber Services (UK) in King’s Lynn has been supplying high quality timber products to everyone from the general public to national construction businesses. By building solid and lasting relationships with both suppliers and customers, Timber Services (UK) can always supply the very best quality timber at very competitive rates. Whatever the project and whatever the purpose, Timber Services (UK) can ensure it comes to a successful, goodlooking and long-lasting completion. In addition to construction, joinery and planed timber, Timber Services (UK)

offers a comprehensive range of interior and exterior cladding boards and sheet materials such as plywood, chipboard and MDF. That’s on top of what’s probably the biggest choice of fencing panels in the area (over 20 different styles!) together with posts and supports – and a comprehensive selection of gates from small garden gates to large five-bar field gates. And for the perfect finishing touch, Timber Services (UK) always stocks a range of high quality decking and sleepers and a superb collection of hardwood flooring in a vast range of

finishes and colours. Using their wealth of knowledge and experience in the timber supply trade, their experts are available to help you find the perfect products – whatever you’re looking for. Timber Services (UK)’s customer service is second to none as well – giving you all the help and advice you need and even helping load your trailer or van! And if your timber products won’t fit in your car, we can deliver them direct to your home – free of charge on orders over £200. Whatever you’re building and whatever wood you’re looking for, look no further than Timber Services (UK).

Timber Services (UK) Ltd, Horsley’s Fields, Hardwick Road, King’s Lynn, Norfolk PE30 5DD Telephone: 01553 760000 E-mail: sales@timberservicesuk.com Website: www.timberservicesuk.com KLmagazine Home Design and Build Special Edition


A partnership bearing fruit at Orchard Place... An innovative collaboration between Lovell and the Borough Council of King’s Lynn and West Norfolk is set to deliver over 350 new homes to the area in the next three years


omeseekers snapped up properties at this summer’s advance preview of one of King’s Lynn’s most exciting new housing developments, Orchard Place; the much-anticipated homes being the first to be delivered through a pioneering partnership between developer Lovell and the Borough Council of King’s Lynn and West Norfolk. Fifteen homes were reserved during the priority launch weekend for these high-quality 2-, 3- and 4bedroom houses, just to the north east

of the town centre. “We’d received a large number of enquiries before unveiling the marketing suite,” says Lovell’s Regional Sales Manager Adrian Garrood, “but it was incredible to get such a positive response. It’s a clear demonstration of the strong demand for these attractive, high-quality homes in an area where there’s currently very little new-build housing. The majority of our purchasers are first-time buyers with most opting to use the Government-backed Helpto-Buy: Equity Loan scheme, which helps make buying more affordable.”

KLmagazine Home Design and Build Special Edition

MEETING HOUSING NEED As well as representing a key milestone for the new housing scheme, the success of the launch weekend is also an early marker of success for the ambitious partnership between the council and national housing developer Lovell which has made the development possible. This innovative collaboration is on course to deliver more than 350 new homes locally by 2020. Believed to be the first of its kind, the partnership has been specifically


created to enable and speed the development of housing on councilowned land in response to the need for new homes in the King’s Lynn area. “Meeting housing need is a key priority, as is using our assets effectively and generating income in order to keep our portion of council tax down,” says Cllr Alistair Beales, Cabinet Member for Corporate Projects. “The Orchard Place housing site wouldn’t have been developed commercially in the medium term. By working with Lovell as our development partner, we’ve been able to provide new housing and generate income to fund the next phase of the development. We’ve also been able to invest in improvements around the Lynnsport Leisure Park with new hockey pitches and tennis courts, a new car park, new access road and better access to wildlife areas.” Orchard Place, off Marsh Lane in Gaywood, is the first site in the largescale development plan by the council. Overall, 355 new open market sale and affordable homes will be created over the next three years with planning permission having been granted at three further housing sites. All the new homes will be funded by the council with a development management agreement with Lovell


enabling the local authority to draw on the company’s experience in development and selling homes, as well as benefit from the nationally-known Lovell brand and the firm’s open market sales expertise. Through a separate contract, Lovell – which has a 45-year history as a new homes specialist – is also building the new homes. BUILDING FOR THE WHOLE COMMUNITY In addition to delivering new housing and enabling the authority to receive a

commercial return on its investment, the development programme is bringing a wide range of benefits to the area, with Lovell and the council working closely together to ensure its positive effects extend throughout the community. The four-year development programme is expected to create 180 construction jobs as well as significant training opportunities, including trade apprenticeships for local people. At Orchard Place, three apprentices (two bricklayers and a carpenter) began working on site with the Lovell team

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this summer. Supported by the company’s experienced training team, the trio will have the opportunity to work towards nationally-recognised NVQ qualifications with Lovell’s support. In addition, a number of management trainees are set to be based at the development. The overall construction programme will also create jobs for local unemployed people with Lovell also arranging visits and work experience placements for local students. As part of its commitment to involving and supporting the local community, Lovell has invited local artists to help decorate the construction hoardings at the Orchard Place development. The company has also become a sponsor of King’s Lynn’s highly popular Festival Too free live music event. “Supporting the local community is central to our partnership housing programme with the Borough Council of King’s Lynn and West Norfolk,” says Lovell Regional Managing Director Simon Medler. “Our aim is to create a legacy which lasts – not only through the new homes but by helping local organisations and groups and investing in potentially life-changing jobs and training for residents.

Pick your perfect home... Situated close to the centre of King’s Lynn and benefitting from easy commuting links to Cambridge, Peterborough and Norwich, Orchard Place offers homebuyers an excellent selection of contemporary homes in a superb location. Both functional and stylish, the development’s two-, three- and four-bedroom houses match the needs of a wide range of buyers – from young professionals and growing families to downsizers. Another plus is that all homes may be purchased through the Government-backed Help to Buy: Equity Loan scheme. This enables homeseekers to make their money go further by accessing a 20% equity loan from the Government so they can secure their brand-new property with a 5% deposit and 75% mortgage. The development’s first show homes are set to open in autumn 2017. To find out more or to register your interest, please visit the marketing suite, which is open from 10am to 5pm Thursday to Monday at Orchard Place, off Marsh Lane, King’s Lynn, PE30 3AD. Call the sales team on 01553 611753 or visit lovellnewhomes.co.uk

KLmagazine Home Design and Build Special Edition


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Putting your project on the road to success A complete range of industry-standard driveway, patio and paving solutions from the professional team at WN Surfacing s your building project takes shape, much of your attention will inevitably be focused on the property itself – but the impact of the work at ground level is equally important, especially if it involves amending or altering existing highways. If you’re making any new access across a footpath you’ll need permission to drop the kerb and the pavement may need strengthening – and planning permission may also require the use of porous surfaces for environmental reasons. Over the last 20 years, King’s Lynn based WN Surfacing has worked on everything from car parks to restoration projects, from housing developments to schools, and offers a complete range of services from new drives to line marking, from asphalt reinstatement to surface dressing/tar and chip, road sweeper hire, block paving, patio laying, home sports surfaces and a choice of finishes in both resin-bound and resin-bonded stone. “Thanks to our extensive experience of


working with local authorities, we’ve developed a comprehensive understanding of the issues involved with access and driveways,” says the company’s founder Richard Moore. “We’re fully approved to undertake 278 works complying with all NRSWA (New Roads and Street Woks Act) requirements, we’re fully insured to £10 million public liability and we’re continually investing in the latest training for our staff, in our plant and in our machinery.” Moreover, Richard and his team prides itself on providing an unrivalled aftercare service. “Customer satisfaction is one of our top priorities,” he says, “and we also recycle all of our unused asphalt into a

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sub-base product that’s used by the trade on their future construction projects.” For a free initial visit and no-obligation survey, call Richard and his expert team at WN Surfacing today.

Riverside Farm, Garage Lane, Setchey, King’s Lynn, Norfolk PE33 0BE Telephone: 01553 811531 Website: www.wnsurfacing.com E-mail: richard@wnsurfacing.com


Shining an expert light on the Ffolkes Arms... It cost £2 million to refurbish and now looks better and brighter than ever. Trevor Bramham of Bramham Electrical talks about the challenges he faced in rewiring the 18th century Ffolkes Arms


here are parts of the Ffolkes Arms in Hillington which are over 300 years old, and inevitably over the years the hotel has seen many changes. However, this last year has probably seen some of the biggest changes in its long history, and after a complete makeover and total renovation of the interior, the hotel – new renamed simply The Ffolkes – is now beautifully modernised and ready

to offer a warm and cosy welcome. The old coaching inn was bought last year by the owners of Byfords in Holt, and after a total refit is now open to the public; with additional bedrooms, a totally refurbished function room and up-to-the-minute technology. Of course, a total refit means ripping practically everything out and starting again, which is exactly what had to happen with the electrical work. Trevor Bramham, owner and MD of

KLmagazine Home Design and Build Special Edition

Bramham Electrical, was already very well acquainted with The Ffolkes, having completed various works there for nearly 20 years now. When he was hired by new owner Ian Wilson to do the work, with the brief ‘can we get away without rewiring?’ it set him quite a challenge. However, it soon became clear that the whole electrical system was dated and needed upgrading. With a brand new lighting and technical design planned for the


hotel, it became apparent that there was no getting away with leaving it how it was. “We were going to install new spotlighting,” sasy Trevor, “and as the ceilings were going to be coming down it was actually going to be easier to rewire than not.” An even bigger challenge for Trevor, however (and indeed all those working on the refurbishment) was the time constraint. The work started in January 2017, with the first event (a wedding) held in the function room in April, and within five months The Ffolkes was open for business once again. In fact, there was so much work that as well as Trevor’s permanent staff of five, he had to take on at least another half dozen electricians in order to get all the work completed in time. Nowadays, it’s not just enough to have the odd spotlight, and a few lamps around the place. Light levels have to be designed and planned for, especially as an increase in LED lights can cause potential problems circuitry-wise. Even with fewer lights, there has to be an allowance for a start-up current surge as these types of lights can use more electricity initially. Exterior lighting also had to be carefully planned. The levels had to be submitted to and agreed by the planning department, so they didn’t contravene light pollution regulations, cause any aggravation to neighbours or have an adverse effect on the main road adjacent to the hotel. As well as upgrading the original rooms which had been part of the old hotel, six more superior rooms have been created in the main building above the bar and restaurant. These rooms now have all the latest technology that discerning travellers have come to expect.


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Every room, which have been individually designed, has air conditioning, underfloor heating in the bathroom and the full Sky television package. The underfloor heating is controlled from the reception desk, so is only turned on when visitors check in to help save energy. In addition, customers can plug in their phone or tablet and hear their own music through adjustable speakers in the bathroom and bedroom. No expense has been spared on these rooms, as each one is uniquely decorated and furnished with antiques, local artifacts and sumptuous furnishings. The 18 further rooms away from the main hotel, including two family rooms, give visitors four different room options and all are individually designed to a very high standard. These rooms all have the same required technology, apart from having speakers in the bathroom. All these additional demands push up the electrical load, so each bedroom has its own consumer unit neatly recessed within the wardrobe. In fact all the lighting control boxes and distribution boards for the main buildings are located in the first floor plant room, making it easily accessible in case of need. The newly-renovated function room, now renamed The Stables, has also

been completely stripped down to install the latest technology. The large light room has three overhead bays housing 20 metres of LED lighting in each, and the general overhead lighting colour can be controlled from a switch on the wall, changing the mood from a soft romantic pink to a bright upbeat blue, and anything in between. The sound system is all built in and you get the feeling this is what Trevor really enjoys doing – playing around with all the new technical gadgets to give customers the best experience they can have. “This is our forte, this is what we like to do,” he says with obvious enthusiasm. The outside space next to The Stables has relaxed comfortable seating, with canopies and overhead heaters for cooler weather. Other less glamorous but equally important considerations Trevor and his team had to develop were ventilation systems, CCTV throughout the site, and a full fire alarm system. There are two fire alarm systems as the site is so large, which are networked together and are programmed to operate as one. In fact, the manufacturers of the fire alarm systems were so impressed with Bramham Electrical’s installation at The Ffolkes they have asked to do a case study of it to put on their website and in their literature.

KLmagazine Home Design and Build Special Edition

For more details and information, you can contact Trevor at Bramham Electrical, The Stables, Austin Street, King’s Lynn, Norfolk PE30 1QH. You can call on 01553 763685, send an e-mail to enquiries@bramham-electrical.co.uk or visit www.bramham-electrical.co.uk.



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KLmagazine Home Design and Build Special Edition

Luxury Living for Every Home INTERIO R DES I GN • BE S PO K E CURTA INS & BL INDS



Simply stunning kitchens – with a touch of style! From the traditional to the ultra-modern, Style Kitchens has one of the best collections in the area – with a design service to match


ecent research revealed that we now spend just as much time (if not more) in the kitchen as we do in any other room, which is why it’s so important to get it right – the right dimensions, the right layout, the right appliances and the right materials. And that’s particularly true when it comes to designing your kitchen. With over 35 years experience and with showrooms in King’s Lynn and Hertfordshire, Gary Thornhill and his Style Kitchens team can ensure that your kitchen is everything you ever dreamed of – right from the very start.


“We start by exploring how you use your kitchen and how it’s accessed,” he says, “and we address issues many people tend to overlook. For instance, it’s important to redirect traffic away from your ‘working triangle’ and to leave sufficient space around any islands.” Gary and his design team will also help you achieve that built-in look for your appliances and avoid common mistakes such as putting cookers in corners and forgetting to leave any ‘landing space’ for your fridge. As for appliances, Style Kitchens offers a comprehensive (and often cheaper

than online) range from major names such as Neff and Siemens – and there’s a good design-based reason for that. “We’d always recommend picking your appliances at the start of the design process,” says Gary. “After all, it’s much easier to design a kitchen around appliances than it is to look all over the place to match specific requirements and measurements once the kitchen has been installed.” And you won’t have any trouble imagining how your kitchen will look either; because Style Kitchens uses the very latest software to produce computer-generated 3D photorealistic

KLmagazine Home Design and Build Special Edition

models (above) that you can explore in real time from different angles and viewpoints. The kitchens themselves are some of the very best currently available, and Style Kitchens is one of the very few companies in the area to sell the latest advances in German kitchens. “German kitchens today are incredibly cutting-edge,” says Gary. “They’re exceptionally well made and they manage to combine functionality with aesthetics perfectly.” Indeed, these kitchens are all about excellent ergonomics; designed in response to the way you’ll use the space. Typical of the finished look are uninterrupted surfaces, using a combination of high-gloss and matte materials in highly architectural forms to achieve ultra-modern sophistication, even to the point of having handle-less cabinets. Of course, it’s a look that doesn’t suit every property, which is why Style Kitchens also offers fully bespoke and traditional kitchens manufactured in the UK. From 32mm thick solid timber doors to a choice of 30 door styles available in virtually any colour, it’s a range with endless possibilities – capable of perfectly fitting any home. “The choice is entirely dependent on the look you want to create,” says Gary. “If you're looking for an amazing modern kitchen we’d recommend you go German, but if you want it made to measure and enjoy a more traditional look then a British-made kitchen is the better option.” Whichever you choose, this familyrun business will ensure your kitchen lives up to those initial plans and designs; Gary’s son and his experienced team actually fit the kitchens themselves – and will happily return to make any door adjustments and address any teething problems. In fact, for an individual design that suits your needs and your budget, for total project management from start to finish, for first-class customer service and outstanding value for money, Style Kitchens has everything you could possibly want from a kitchen – and a lot more besides.

KLmagazine Home Design and Build Special Edition

9 High Street, King’s Lynn, Norfolk PE30 1BX Telephone: 01553 767519 | E-mail: Sales@stylek.co.uk | Website: www.stylek.co.uk 93

Kitchens The kitchen is often considered as the hub of the house, it needs to be practical yet it also needs that wowfactor. Your kitchen is also a great opportunity to show off your taste. Here’s a look at some of the fantastic kitchen styles TENACITY INTERIORS has to offer... 94

ATTENTION TO DETAIL AT EVERY STAGE All aspects of the kitchen space require careful consideration. From flooring and wall finishes to worktops and lighting, and of course cabinetry finishes to pull a whole project together. KLmagazine Home Design and Build Special Edition

TRANSFORMING YOUR IDEAS INTO REALITY At Tenacity Interiors we ask for a wish list. It’s our aim to co-ordinate all the textures and finishes along with appliances within the design to achieve a bespoke outcome for our client.

FROM OUR WORKSHOP DIRECT TO YOU By not having a showroom we are able to provide a truly bespoke kitchen for a very competitive price. Get in touch and you’ll be pleasantly surprised! KLmagazine Home Design and Build Special Edition

Unit 3, Waterford Industrial Estate, Mill Lane, Great Massingham, King's Lynn PE32 2HT Tel: 01485 521888 E-mail: karl@tenacityinteriors.com Web: www.tenacityinteriors.co.uk


Bathrooms Your bathroom is more than just a functional space, it’s a calming retreat and a slice of luxury in your own home. Norfolk Bespoke Bathrooms can help you make this a reality, whatever your needs, style, budget or size... 96

MAKE A STATEMENT Whether it’s a freestanding bath, an ultra modern vanity unit, or a show-stopping shower we can source incredible pieces from a variety of top-end brands. KLmagazine Home Design and Build Special Edition

STYLE VS BUDGET Achieving your desired look within a budget can often be challenging. Our team has extensive knowledge in the field and can help piece together everything you need with price-tag in mind.

FLOORS & WALLS The possibilities are endless, from modern neutral to traditional patterned and to stone or porcelain, our perfectionist tradesmen can help transform your bathroom with tiles to suit any taste. KLmagazine Home Design and Build Special Edition


DESIGN & PLANNING Having trouble visualising your ideas? At Norfolk Bespoke Bathrooms we provide CAD designs with every project, together with input from highly skilled on-hand interior designers and architects.

TAILORED TO YOU From an en-suite to a cloakroom, from an outside shower to a bathtub in a bedroom, big or small, lavish or rustic, no idea is unreasonable. We can help with whatever your project may be... 98

KLmagazine Home Design and Build Special Edition

Create your perfect sanctuary

Achieve that designer look with luxury bathroom design, supply and installation from Norfolk Bespoke Bathrooms. • A full project managed service, with a single point of contact throughout the whole process • Work alongside interior designers and architects

• A wealth of knowledge in products and the latest technologies • CAD designs to help you visualise your ideas

• Extensive range of products from over 100 brands to suit all budgets • Highly skilled tradesman and technicians

Call Aaron and Graeme on 07787 108 026 to find out how we can help make your ideas become a reality www.norfolkbespokebathrooms.co.uk

M a ke yo ur h o use a ho me

with yo ur d ream bed


Your friendly, local bed specialist


Plan your floors from the start for a perfect finish... Get all the flooring help and advice you could need from Metric Carpets hen undertaking a design project, generally the flooring is the last thing on your mind, however, getting Metric Carpets involved with your builders at an early stage can result in saving time and money. Alistair Allen and his highly-trained team can work together with your project manager to ensure your floor surfaces are to the exacting standard required to achieve a top quality finish and look. Working in harmony with your tradesmen also means that we can arrange to fit the flooring to your kitchen


and bathroom before units and sanitary wear are installed to get the best look possible. Alistair points out that it’s important to consider the room sizes when planning your new home; for instance, having a room 4.2m wide seems like a great idea until you realise that nearly all carpets are only produced in 4m and 5m widths, which will result in you having to purchase much more carpet than you actually need – generating waste or the need for a join. Being such a large area in your home, your flooring is a dominant factor in your décor, so the choice of floor covering will influence the whole look of your home for many years to come. Alistair recommends selecting your flooring first, which will then allow you to furnish your room to the best effect that will stand the test of time.

KLmagazine Home Design & Build Special Edition

Metric Carpets offer a total service, from product and design advice, sampling and free estimation, with no obligation. Our employed professional fitting team will move furniture, lift and dispose of old flooring and hoover through after installation to make your flooring experience as stress free as possible, and along with our unrivalled aftersales service you can be sure you will have the standard of service that you deserve and strive for.


36 Norfolk Street, King’s Lynn PE30 1AH Tel: 01553 775203 Web: www.metriccarpets.co.uk E-mail: info@metriccarpets.co.uk


Get the perfect finish – right from the start! Professional plastering and renovation projects from Prestige Plastering...


aking the first step towards perfect plastering is easy – it’s to avoid the temptation to do it yourself. Professional plasterers are expert tradespeople who can build and improve floors, ceilings and walls as well as create eye-catching decorative features – and good plasterers are worth their weight in gold. Andy Ess and Perry Sturge have been in the local building trade for many years, gaining experience, building customers across Norfolk and enjoying a growing reputation for first-class work. Two years ago they decided to combine their expertise, join forces and

go into partnership – founding Prestige Plastering. “It’s all in the name really,” says Perry. “Whether we’re working on finishing plaster, rendering or textured finishes, we’re committed to the very highest standards and exceeding our customers’ expectations.” In addition to more traditional looks, Prestige Plastering even offers more specialised work such as Venetian plastering (left), which produces a highglass, marble-like finish with plenty of depth and texture – a stunning type of wall art that can transform an interior space. But it’s not all about plastering. Over the years, Andy and Perry have

undertaken small- and large-scale renovation work on a wide range of properties from new builds to grade listed buildings, and it’s an area that benefits from their skills and attention to detail. “From liaising with architects to the final touches we can see a renovation project safely through from start to finish,” says Andy. “We’ve got a fantastic team of hand-picked contractors to handle everything from electrics to plumbing, and we can even help with any structural work.” To get your next project off to a great start – and the perfect finish you’re looking for, contact Andy and Perry at Prestige Plastering. It’s all in the name!

18 Gresham Close, King’s Lynn PE30 3EJ E-mail: prestigeplastering1@outlook.com Telephone: 07886 811265 / 07538 799551

KLmagazine Home Design & Build Special Edition

High quality work from start to finish – every time!


Bringing plans to life through interior design The secret of a great building may be in its architectural detail, but the secret of a beautiful and functional home is a creative, open-minded and forward-thinking approach to interior design


hen the initial design for a house is completed and the exterior materials are planned and sourced, then comes the fun part – the interior. These days, many people are opting for a simple and stylish finish, and where better could you go to achieve that look than Foras of Stowbridge? As suppliers of a vast array of natural materials for the home and garden, Foras specialises in all types of stoneware and ceramics, from sculptures and bird baths to pots and planters for the outside, to interior tiling and flooring, all in order to create the complete home.

This is exactly what some clients were looking for when they approached John Wootton, owner and director of Foras, when their house in Fincham was still at the planning stage and they were looking for design ideas. After several meetings, John suggested they had some outside help from an interior designer. “We work with a lot of external suppliers, he says. “From tilers to builders, we’ll often become part of the team that works on these projects. We’ll often bring other suppliers and designers into meetings and as part of the decision process. My passion is materials – and here we have a huge choice. I will advise on what I think

KLmagazine Home Design and Build Special Edition

works, but making decisions as part of a team can really help on larger projects”. As someone who knows his products and the latest trends really well, John is the ideal person to have onboard when planning both the interior and exterior of a house. John started the business with his partner Claire Brutnall 12 years ago, after meeting an Indian ship’s Captain by chance at a party in London. Coincidently, John had just bought some Indian stone, and being struck by the beauty and distinctiveness of it, decided he wanted to see for himself where it was made – and contacted his new friend to help him make some contacts in India. 105


Now, much of the stoneware Foras sells is imported from there, as well as from Africa, Europe and China. The clients in Fincham had already renovated two properties before and were now in a dilemma as to what materials to use on this build. Natural stone was one of their choices, but they were also open to a more contemporary finish. This led them down the porcelain route, which can often work out to be a more economical alternative to natural stone. The clients had always been happy with natural stone, and so their initial question was why should we go to porcelain? In the end, it came down


to sheet size and what was available to fulfill their requirements. “Porcelain is a man-made product manufactured from Kaolin,” explains John. ”It’s non-porous and it’s excellent for underfloor heating. When a client comes in to discuss their requirements, we often talk about their lifestyle and what they want the house to do for them. One of our challenges is to break down the perceptions people have about what can be achieved.” In Fincham, the house has a very large main living space, and the challenge here was to inject some character into it. For this room, they talked about whether they were open

to something different, and were soon drawn to having tile inlays in the centre of the floor, giving definition and drawing the eye to the dining table. Even before the roof had been installed, the clients had played around with a few ideas with John, and then left it with him. The first decisions had to be made about the kitchens and bathrooms, and early on John was asked to go and make a site visit armed with lots of samples and layout ideas. “From my point of view it’s about asking the right questions,” says John. “Is this a house for life or for development? I always start with the kitchen – have they chosen it, and what colours do they like? Once the walls were in, they began to think about what they wanted for the kitchen and bathrooms. You then really started to get a feel about the place, and also the size it is – this is a huge house. I began to get a feel about colour and tone, and what would make the most of the wonderful space they had. They were able to make some decisions about choosing some materials which were quirky but not outrageous.” The main palette for the house involves cool greys with calming contrasts and occasional unexpected splashes of colour. The floor is tiled in a pale grey throughout the open plan ground floor, with vintage tiling in

KLmagazine Home Design and Build Special Edition

contrasting tones around the table. The large bi-fold doors open onto a wide terraced area tiled in the exterior version of the tiles used inside, creating an inside/outside living space which gives wonderful views across the fields. The darker tones of the kitchen offer a distinct contrast to the floor, with feature brickwork behind the cooker. This links with the opposite end of the large open living area where curved brickwork is used to great effect under and behind the statement open-tread wooden staircase. The bathrooms and cloakrooms are all tiled in interesting and variable styles. Wall tiles sit happily alongside a wall of brickwork in one of the larger shower rooms, which also has attractive floor tiles, carefully chosen to match the colours in the bricks and wall tiles. One of the bathrooms features an unusual lavender coloured roll-top bath, with wood-effect porcelain planks cleverly designed to look like floorboards. Yet another bathroom features a wall of dark blue rectangular wall tiles, which in turn pick out the dark blue in the pattern of the floor tiles. The whole effect of this beautifully designed modern home is one of clean lines and a peaceful interior, drawing the eye through the rooms and beyond. Foras were delighted to be able to provide all the stone, porcelain and tiles for the build – and the result is a wonderful blend of calm tones and practical living. As gold medal winners at Chelsea Flower Show in 2013, John Wootton and his team are very well qualified to offer advice and expertise, although they would never profess to being designers. “What we do give our customers is time,” says John. “We never rush people out of the door; they can have a coffee and take their time making choices. Our relationship with our customers is the most important thing, and we’ll help them find what they’re looking for, whether it’s one small garden feature or a whole house.” From stoneware to ceramics and tiling, from garden water features made from rainbow sandstone to stone benches, Foras are committed to sourcing the finest materials to enhance your home and garden at affordable prices. A visit to their beautiful landscaped garden and showroom at Stowbridge or their design studio in Burnham Market may very well be all the inspiration you need to bring your home and garden to life.

KLmagazine Home Design and Build Special Edition

West Head, Stow Bridge, King’s Lynn Norfolk PE34 3NJ Tel: 01366 381069 Web: www.foras.co.uk www.foraswallsandfloors.co.uk E-mail: info@foras.co.uk




Bexwell Kitchens



Open Mon-Sat 9-5 Sun 2-4

KLmagazine Home Design and Build Special Edition



Thanks M artin for service: a truly fa for y u your hard our care and att ltless e n w o rk in meticulo g, courte tion, for us s ous floors lo taff, and for ma and king our ok every bit the day they were as good as first laid!

The best system in the UK – for the cleanest floors in the county With over 20 years experience and the very latest technology, XtraClean can help keep your floors in that ‘as new’ condition ou can have the grandest of designs and the most stunning of interiors, but although they’ll happily stand the test of time, the same can’t be said of your floors. Stone floors are a considerable investment and they’ll look amazing at first, but over time the daily footfall of you, your family and your guests will inevitably result in a gradual build up of deposits, dirt and grime that will need a professional touch to restore them to that ‘as new’ finish. And there’s no touch more professional than that of Martin King and his Swaffham-based team at XtraClean. For more than 20 years now, the company has been offering a fullyinsured service that covers the whole of Norfolk (and beyond) with a team of


highly skilled, highly trained and highly knowledgeable technicians dedicated to keeping your floors looking as bright as the day they were first laid. “After an initial survey and test we’ll get to work with our revolutionary turbo-cleaning capture system,” says Martin. “We’ll move your furniture for you, we’ll break down ingrained dirt and loosen surface soiling and then we’ll thoroughly pressure clean the floor – we even use our own water supply!” The results are spectacular, and are achieved in less than a day without invasive procedures such as grinding and resurfacing that can damage stone surfaces and finishes. If required, XtraClean can then professionally seal your newly-invigorated floors for a

longer life, even re-polishing and buffing highly-honed finishes. And if you think your floors look good, don’t forget to ask XtraClean about their professional cleaning services for carpets, curtains and upholstery – all of which are treated to the same exceptionally high standards of care and attention. “The products and cleaning chemicals we use are safe, efficient, effective and powerful,” says Martin. “They’ll help keep your home looking in showhome condition – and they’ll keep them looking that way for longer!” If you’d like to keep your grand design looking as grand as they day it was built, contact Martin and his locally-based team at XtraClean today for a free, noobligation quotation.


Unit 3, Jack Boddy Way, Swaffham PE37 7HJ Tel: 01760 337762 Web: www.xtraclean.co.uk E-mail: sales@xtraclean.co.uk

KLmagazine Home Design and Build Special Edition


Bespoke curtains, blinds & upholstery

Making your interior design visions a reality • All types of blinds • Curtain poles & tracks • Professional measuring and fitting service • Extensive range of fabrics from leading brands • Interior Design • Unique home accessories • Furniture Visit our store : 19 market place, Swaffham PE37 7LA • 01760 722541 • www.poppiinteriors.co.uk


KLmagazine Home Design and Build Special Edition


6,000ft of craftsmanship for every room in the house! Over 850 pieces of unique and finely-crafted furniture ready to take away today from Bespoke Pine n Oak’s stunning new showroom t Bespoke Pine n Oak’s huge new showroom just outside King’s Lynn you’ll find a world of superbly designed and finely hand-crafted furniture with something in every style to suit every room in your home. From kitchens to wardrobes, from beds to dining suites, and from complete libraries to innovative storage solutions you’ll find almost 30 different ranges and over 850 individual pieces – all ready to take home today. Constructed from responsibly-sourced solid oak and pine and available in a



range of painted, waxed and laquered finishes, it’s one of the biggest furniture choices for miles around – but it’s not the only reason why Bespoke Pine n Oak may actually be unique in the whole country. The showroom also features a large on-site workshop where Carl Ingram hand-builds outstanding and distinctive tailormade furniture to exacting standards using the very finest traditions of craftsmanship. “You can buy anything in our showroom today, but there’s nothing

quite like handcrafted furniture,” says Carl’s fellow director Kevin Berry. “With our wide experience and first-class woodworking skills, we can make anything. All we need are your ideas and we can craft any shape in any size for any room – and it’s well worth waiting for!” With plenty of parking right outside the door, an unrivalled choice of furniture, a commitment to customer care and a truly bespoke service that’s second to none, there’s never been a better time to discover Bespoke Pine n Oak.

Bespoke Pine n Oak www.bespokepinenoakltd.com

KLmagazine Home Design and Build Special Edition

Unit 1, Hamlin Way Hardwick Narrows Estate King’s Lynn PE30 4NG Telephone: 01553 277515


Enjoy peace of mind at all times – wherever you are Your home is your most valuable asset, so it’s good to know that with the help of CTS Security you can keep an eye on it through your smartphone – even if you’re on the other side of the world


hether it be your home or business, the last thing you want is for its security to be compromised. People’s most valuable assets can be taken in minutes if an intruder breaks in, and fires can claim lives as well as possessions. King’s Lynn based CTS Security can help protect your home or business with intruder alarms, CCTV, fire alarms, access control and gate automation. Modern systems are affordable, scaleable, accessible – and


can be controlled via your smartphone anywhere at anytime. CTS Security are East Anglia’s most trusted experts in security services and have been offering advice and expertise for over 40 years. Their ability to offer bespoke systems across all sectors, and then provide excellent ongoing support and service make them one of the leaders in the industry. They’re experts in legislation and current standards as well as in understanding the needs of insurers. With accreditations from all major security, fire, electrical and health

and safety bodies, what else makes them stand out from their competitors? “If someone rings up, it’s dealt with quickly,” says Darryn Faivelowitz, who’s been General Manager at CTS Security for 15 years. “From survey through to installation and maintenance we monitor our response and we pride ourselves on fast, quality service.” It’s an essential point when it comes to security. “With smaller companies the owner might be on the road, or he might be out doing a survey”, says Darryn. “Our

KLmagazine Home Design and Build Special Edition

engineers work on a rota system so there’s someone available 24/7 – which is vital in retaining the integrity of your system.” Over the last few years smartphones and wireless devices have revolutionised the way people protect their properties through the concept of remote access. “Ordinarily, an intruder alarm would go off and your neighbour would ring you to tell you,” says Darryn. “You could be on a beach in Portugal and there’s nothing you could do. Nowadays you’ve got full access via your smartphone – you can view images and check there‘s no one in the back garden.” In fact, 80% of the intruder/fire

PARTY MODE Control AV system and lights

alarms and CCTV systems CTS Security install today have some type of remote connection – and they can be integrated to offer a level of control unheard of before now. Modern systems open up a new world of possibilities, as well. For too long, security systems have been separated and isolated from the outside world. CTS Security can transform the user’s experience and allow them to interact with their home – devices connected to the system can be used to create home automation effects. Let’s say the intercom rings; you answer from your smartphone, identify the caller, open the gate if required, and turn the lounge light on – all from your smartphone – and even if you’re not at home! Unfortunately, people often don’t think about securing their property until it is too late. “In many ways it’s a grudge purchase,” says Darryn. “I always joke that people go out and spend a grand on a new television but they wouldn’t spend £700 on an alarm system to protect their whole house! Generally, people get in touch after their neighbours have been burgled or they’ve come home and seen signs of an intruder.” CTS Security understands that all

Check on pets using live video feed

KLmagazine Home Design and Build Special Edition

AWAY MODE Alarm armed and sockets off

projects are different and they therefore offer a fully bespoke service. “We recently installed a fire alarm for a high-end holiday let in West Winch”, says Darryn. “There couldn’t be any disruption and it needed to be fitted within a certain timeframe. No one wanted to see any cables so it all had to be wireless – it was really coming up with a solution that suited that particular installation.” Sometimes it’s not the system itself but the way it looks that matters. “We worked on a house recently that had really nice recycled copper cladding,” he says. “The owners wanted a camera fitted that would be in keeping with that look, so thanks to our experience and the knowledge we

To make our lives easier, we want to be able to create an ecosystem of all our devices to control and automate our home...

HOME MODE Alarm disarmed, kitchen lamps turn on automatically


IN BED MODE Alarm part armed, lights turn off


KIDS AWAKE MODE HOME MODE Alarm disarmed Alarm disarmed downstairs and appliances on

managed to source a camera that was perfect – for both their security and their design needs!” Being a security business, CTS Security understands better than anyone the importance of security – and it’s important that people feel safe inviting a CTS staff member into their home or business. “All our staff have to be security screened to the British Standard, including Police clearance, credit checks and full references,” explains Darryn. “We also make a considerable investment in staff training – and we don’t have a high turnover, so our team has years of experience.” The tragic fire at Grenfell Tower in June 2017 has highlighted the importance of fire alarms, and Darryn explains how a fire alarm can now work alongside other security devices, “We can install a wireless smoke detector and you can have a relevant app on your phone,” he says. “If your smoke detector goes off when you’re at work you’ll get a notification – and you can have cameras installed to send a


AWAY MODE Alarm on and notifications enabled

GARAGE MODE Disarm garage for parcel delivery

Kids to bed Security lights on

snapshot of your property to your phone.” There are so many different systems available that it can be daunting choosing the right one. CTS Security are moving offices in December 2017 to larger, purpose-built premises at Saint Hilary Trade Park on Hardwick Road in King’s Lynn, where they’ll have the space to provide more support. “We’re going to have a demonstration room showcasing the latest technology,” says Darryn. “It will actually be the first of its kind in West Norfolk. People will be able to spend a couple of hours with us and we’ll show them what technology is available and they can have a bit of a play. We’re also going to have open days to provide people with training. It’s about being supportive and helping people protect the things that are most important to them.”

Check kids asleep Games console off

IN BED MODE Alarm on downstairs

The perfect home security system should adjust to us and our family. It should be customisable as our needs change over time... DAVID AND ALICE

CTS Security Ltd Southgates Corner, Wisbech Road, King’s Lynn PE30 5JH FROM DEC 2017 Unit 7, St Hilary Park Road, King’s Lynn PE30 4ND TEL: 01553 765429 WEB: www.cts-security.co.uk E-MAIL: info@cts-security.co.uk

KLmagazine Home Design and Build Special Edition


KLmagazine Home Design and Build Special Edition

These pleached frames (tilia cordata) are perfect for adding natural privacy to your garden, providing better coverage as they mature. These are nine years old, but pleached frames offer good screening from only three years old. Alternative evergreen varieties are available

Careful planning and plant choice can extend the architectural lines of your home into your garden. Here, a number of mature (10 years old) salix integra Hakuro Nishiki (Flamingo Willow) have been planted within some cleverly designed buxus semperviren box hedging

Although it appears to be based on contrasting colours and shapes, this planting is all about attracting wildlife and nature into your garden, with echinacea purpurea in front of Perovskia Blue Spire (commonly known as Russian Sage)

We can help enhance your outdoor living space How Rachael’s Plant Outlet can give your home the fabulous garden it deserves or architects and designers, landscapers and local authorities, talk to Rachael’s Plant Outlet at the early stages and we’ll help you plan a garden that matches your vision for your exterior space – whether that’s primarily secluded and private, architectural and formal, or natural and wildlife-friendly. As the cash-and-carry division of Tamar Nurseries (who were awarded a Royal Warrant in April 2017), we have access to over 500 varieties of plants selected for their horticultural merits, hardiness and suitability for modern landscaping – all grown on a massive 26-acre site and available in a huge range of sizes from 2 litre to 110 litre pots. Depending on your schedule, bare root plants (available from November to


March) are a much more cost-effective alternative to pot-grown plants and are perfect for hedging, especially in larger areas – they’re ideal for attracting wildlife too. And if the construction work is complete and you need immediate impact, we can supply larger specimen plants and ‘instant hedging’ by the metre. Whatever your garden design, Rachael’s Plant Outlet offers an unrivalled selection of trees – pleached, feathered, multistem, umbrella, pyramid, roof-trained and cubic; all of which can be supplied either bare root, rootballed or containerised from 6-8cm to 20-25cm in girth. Rachael’s Plant Outlet also offers a wide range of topiary; including ball, pyramid, cone, spiral and cube shapes

KLmagazine Home Design and Build Special Edition

together with lollipop trees and a lot more besides. All our plants – including our topiary – hold a plant passport issued by Defra, which guarantees they are all healthy and free from diseases. For one of the biggest plant choices in the UK and some of the best expert help and advice you could aks for, contact us today for details!

School Road, West Walton Wisbech, Cambridgeshire PE14 7DS Tel: 01945 664520 Web: www.rachaelsplantoutlet.co.uk E-mail: sales@rachaelsplantoutlet.co.uk NURSERY CERTIFICATION SCHEME


The secrets of designing a truly beautiful garden Award-winning designer Tamara Bridge creates breathtaking gardens that are sensitive to the requirements of both the client and the site itself, ensuring it will be sustainable for years


ur sense of place in the world is an important concept and to find a beautiful place makes life just that bit better. Award winning Chelsea garden designer Tamara Bridge strives to create wonderful places and spaces in her work, and draws inspiration from her North Norfolk surroundings. As a young gardener and garden designer, Tamara brings a fresh approach to planning a garden, whether it’s from scratch or updating an established space.


“New properties are always nice to work with,” says Tamara. “Laid out and designed well, a garden will enhance the building and help integrate the property into its surroundings. With a new build, there may be no physical building to work from if the property isn’t complete, or it may still be in the design stage. In this case I like to talk with the architect and find out where the key rooms will be and how the property is actually going to be used.” When it comes to creating a garden for clients, the first stage for Tamara is to take the client’s brief, talking over

their ideas with them, finding out what they’d like and walking round the site. This is the time to start thinking about how the garden will be used, the feeling they want to bring to the space and of course the future maintenance requirements as the garden develops. She will work from a topographical survey, making a site analysis, recording details such as the soil type, existing features, services, access points, light levels… the list goes on! This detail, all captured on site, is invaluable to designing the garden. With garden design, Tamara will take

KLmagazine Home Design and Build Special Edition

into consideration factors which can’t always be changed such as neighbouring properties, steep gradients or of course the geographical aspect of the garden. These factors can however, offer exciting design opportunities that stretch the creative muscles. “Part of my job as a garden designer is to problem solve for the client.” says Tamara. “Often clients may know they want a garden to relax in or somewhere for their children to play, for example, but are not sure where to start . That’s where I come in, and with a tailored design process we can explore lots of options and bring everything together.” As a Chelsea exhibitor and winner of the 2015 RHS Young Designer of the Year, Tamara is well qualified to offer a professional, quality service to anyone who is planning a new outdoor space or wanting to develop their existing garden. “I love what I do,” says Tamara, “ and more importantly I love giving people joy from the gardens I can create for them ” Small or large, formal or informal, each and every garden is unique and special. With her expertise and knowledge on garden design and planting schemes, Tamara Bridge could be the one to help bring your dream garden to life. To contact Tamara Bridge Garden Designs and explore the possibilties of your garden, please visit the website at www.tamarabridge.co.uk, e-mail tamarabridge@icloud.com or call 07901 807338. You can also follow Tamara and her work on Facebook at TamaraBridgeGardenDesigns. KLmagazine Home Design and Build Special Edition


Wensum Pools Ltd is a national award winning family run business established in 1977. We are Norfolk's largest and Award Winning Pool and Spa Display Centre with over 20 hot tubs and swimspas, 3 swimming pools and saunas on display.

We will offer unrivalled advice and years of experience in building your dream pool. Every pool we build is completely bespoke and DESIGNED TO YOUR SPECIÀCATIONS 8E CAN ALSO RENOVATE YOUR TIRED POOL TO LOOK BRAND NEW AND MAKE IT MUCH MORE EFÀCIENT AND SAFE

Wensum Pools Ltd, Swaffham Road, South Raynham, Fakenham, Norfolk NR21 7HN

T. 01328 838834 | F. 01328 838835 www.wensumpools.co.uk | info@wensumpools.co.uk

A wide range of high quality buildings at competitive prices

te Comple ion t a l l a t ins e c i serv le b a l i ava

GARDEN SHEDS | SUMMERHOUSES WORKSHOPS | LOG CABINS | PLAYHOUSES BESPOKE/CUSTOM MADE BUILDINGS Please visit our website for a full range of products and great offers!


Contact us: 01553 631839 / 07818 608331 sales@norfolksheds.co.uk free local delivery 120


bespoke designs


fast delivery 3-5 days on ready-made products* KLmagazine Home Design and Build Special Edition

A passion for outdoor living.

Inspiring and distinctive garden furniture and accessories

Visit our showroom to see exciting and unique new products Tel: 01553 811717 | Email: sales@norfolkleisure.co.uk | Web: www.norfolkleisure.com Norfolk Leisure, Garage Lane, Setchey, King’s Lynn PE33 0AX SHOWROOM OPEN: Mon-Fri 9am-5pm (All year round) Sat & Sun 10am-4pm in Summer (1st March-31st August) & Winter (15th October-15th December)

Serving trade and private customers with all plant hire needs, including:

• Limited access machines

• Garden landscaping equipment • Plant machinery • Wacker plates

• Cement mixers • Breakers

Celebrating over 30 YEARS of ser vice to the local community

5 Station Road, Heacham, King’s Lynn PE31 7HG Tel: 01485 571789

Email: arcoworkshop@posmail.co.uk


EVERYTHING YOU NEED TO CREATE your new garden We stock everything you could need for creating a garden from scratch including...

Outdoor Plants • Seeds & Bulbs Pots • Paving • Compost • Aggregates Garden Care • Garden Furniture • Lighting Wild Bird Care & much, much more! Our small, friendly team are always willing to help, whether it be advise or help carrying something to your car!


Garden Centre & Coffee Shop 49 Hunstanton Road, Dersingham PE31 6NA Tel: 01485 541514 • www.thaxters.co.uk


KLmagazine Home Design and Build Special Edition

Minimising the impact of Inheritance Tax... With some careful planning and sensible advice, family wealth can be kept for future generations to enjoy


here are few more confusing – or unpopular – taxes than Inheritance Tax (IHT). For older generations, the prospect of paying up to 40% tax on what they leave behind is difficult to contemplate. For some children and grandchildren, grappling with IHT is something they are illequipped to do. Many more families are being dragged into paying the tax thanks to soaring house prices, while rising Stamp Duty costs are making elderly people think twice about downsizing.


However, there are steps that families can take to mitigate its impact. There are two crucial elements: taking advice and planning. The earlier you start thinking about IHT, the easier – and less damaging – it is, and the more options people have. That doesn’t mean that, if you leave it late, it’s too late. There are still things you can do; they are just more limited. New rules introduced in April this year allow you to pass on more of your estate free of IHT. However, many people are not fully aware of the thresholds, so it’s important to be clear

on the facts. The threshold at which your estate becomes potentially liable for IHT at 40% is £325,000 per person. In the 2017/18 tax year, there is an additional £100,000 ‘residence nil rate band’ (RNRB) that can be used against the value of your property – but only if you leave it to a child or grandchild.* The RNRB is set to rise gradually by £25,000 a year to £175,000 per person from April 2020. Crucially, the £325,000 threshold and the new RNRB are transferrable, meaning that you can pass both taxfree allowances onto your spouse or

KLmagazine Home Design and Build Special Edition

civil partner when you die. With the RNRB increasing to £175,000 in 2020/21, a couple could eventually pass £1 million to their children or grandchildren without attracting IHT. When it comes to IHT planning, advice is essential. The reliefs often come with caveats and, unless you understand what those are, you are making assumptions. Quite often, those assumptions are wrong. For instance, those without children cannot benefit from the RNRB; thus, if you leave your home to a niece or nephew there will be no additional allowance. Likewise, it may not be available when a property has been left in trust, because the beneficiary is a trust, not a direct descendant. It could therefore be important for those who

have put such arrangements in place to review them. Furthermore, estates valued at £2 million or more will lose £1 of the RNRB for every £2 of value above £2 million; meaning that if your estate is currently worth more than £2.2 million, there will be no RNRB. Even if you do not consider yourself to be particularly wealthy, you may still find that the value of your individual or combined estates exceeds the tax-free thresholds, so anything that reduces a potential IHT bill is worth considering. Sitting down with a financial advisor to understand your individual circumstances is key and from there an appropriate plan can be made. To receive a complimentary guide covering Wealth Management,

Retirement Planning or Inheritance Tax Planning, contact us using the details below. The levels and bases of taxation, and reliefs from taxation, can change at any time. The value of any tax relief depends on individual circumstances. * This also applies to other lineal descendants, including stepchildren, adopted children or foster children.

JONATHAN SMITH Telephone: 01760 339933 (office) 07878 531025 (mobile) Email: jonathan.p.smith@sjpp.co.uk Website: www.chalkfarmfinancial.co.uk

KLmagazine Home Design and Build Special Edition


Introducing a bespoke service for landlords... In the midst of unprecedented changes to lettings legislation, Natasha Bates, Lettings Manager at Brittons Estate Agents in King’s Lynn explains how they’re making landlords lives easier


ithout a doubt, landlords are currently experiencing a period of unprecedented change when it comes to residential lettings, which many fear (understandably) will affect the potential yield from their property portfolio. Restrictions to finance cost relief, implementation of a higher rate of stamp duty and a proposed ban to tenants’ fees may leave landlords questioning the benefits of their investment in the lettings market. Meanwhile, further obligations placed


on landlords – such as Right to Rent checks, deposit protection, tightened health and safety requirements and property maintenance – all need to be addressed proactively and in line with government legislation in order to prevent costly issues further down the line. Despite this, rental properties remain a vital asset to the housing market. Flexible living attracts tenants from all walks of life and demand consistently outweighs supply. Landlords therefore still have the potential to make significant gains from letting their

property in a dynamic market, especially when compared to many other investment opportunities. Vital to the success of a landlord maximising their investment from letting property, however, is the selection of the right management service to suit their needs. At Brittons, we believe that general management packages can be suitable for particular landlords – such as a full management package, which takes care of all aspects of property management for landlords new to letting a property. However, things can

KLmagazine Home Design and Build Special Edition

be more complicated for experienced landlords who have the knowledge to deal with most aspects of letting a property, but may need occasional help with particular aspects of the lettings process – whether due to time constraints or the need for a specific area of expertise. We’re therefore thrilled to be able to introduce the option for landlords to select from our services to tailor a bespoke package in this unique way. Every aspect of our management service has been broken down to a competitive price and (in consultation with our staff) landlords are able to cherry pick the exact aspects that suit their needs. Even if they choose to selfmanage a property portfolio, our services can be accessed on an individual basis as required and can be amended if further need arises. In this way, landlords can be assured they’re getting the precise service they require at the best possible value. This may involve taking on the timeconsuming search for a new tenant, whilst also maximising advertising potential using our various advertising portals and prominent location. Accompanied viewings can be undertaken without detriment to a landlord’s own commitments – and we

can carry out vital checks to ensure an applicant would make a suitable tenant, providing a landlord with confidence from the very start of the let. It may be that a landlord is happy to undertake day-to-day management, but wishes to have the assurance of a detailed Inventory and Schedule of Condition and robust Tenancy Agreement, in which case we can undertake an appropriate visit to the property and draw up all the paperwork involved in a new let. Help is also on offer throughout a tenancy – whether this is to carry out property inspections on a neutral basis or to ensure that tenancy renewals are carried out to schedule and rent increases requested at appropriate intervals, ensuring a property maintains its best market value. Alternatively, it may be to provide peace of mind to a landlord that all legislative requirements have been met and new legislation is implemented as it arises. We’re also able to serve the necessary paperwork to end a tenancy within the required timeframes – which can save time and the expense of an incorrectly served notice and to assist in any deposit disputes. Brittons Estate Agents is an ARLA Propertymark-protected agency with

80% of our staff qualified and licensed as ARLA agents. Our landlords can therefore be sure we have the knowledge as lettings specialists – with access to the most up-to-date information to offer expert advice whilst still delivering a service that’s uniquely tailored to their needs. Whether a landlord has a new property that needs an assured start to a tenancy or one that has a particular issue that has arisen during selfmanagement, we can be contacted at our office on the Tuesday Market Place in King’s Lynn for a consultation about their particular needs.

27-28 Tuesday Market Place, King’s Lynn, Norfolk PE30 1JJ Telephone: 01553 692828 Website: www.brittons.net

KLmagazine Home Design and Build Special Edition


ABOVE: 45 Priory Road in Downham Market, a development of 14 flats that won both the award for Small Residential Groups and the Overall Gold Award at the last Mayor’s Design Awards. B D Upton Ltd of Wisbech won a highly Commended award for their work on the project.

Make an impact on the Mayor’s Design Awards As nominations for the 2018 Mayor’s Design Awards open, it’s time to celebrate the very best of local expertise – in terms of architecture, design, construction and craftsmanship


t’s time for your grand designs to reach a grander stage, as the nominations for the Mayor’s Design Awards 2018, organised by the Borough Council of King’s Lynn & West Norfolk in association with KL Magazine open in November. These prestigious awards celebrate local architectural excellence and craftsmanship and highlight the role good design plays in making our community an attractive place to live and visit. “Having travelled around our borough since becoming Mayor I’ve seen at first-


hand the vision and skills of our local designers, architects and builders through the many magnificent buildings I’ve seen,” says Mayor Cllr Carol Bower. “It’s easy to see how quality design and careful craftsmanship can make such a difference in the local community – whether it’s a completely modern build or refurbishing something back to its old splendour. These skilled people are all helping to make West Norfolk a more desirable place to live. It’s certainly been an eye-opener for me and I hope many of the schemes I’ve

seen will be nominated for awards when they open in November.” In fact, Carol’s keen to ensure next year’s awards maintain the high standards the Mayor’s Design Awards have set over the last 17 years. “Please nominate and encourage others to nominate schemes that are innovative and attractive and that enhance our locale,” she says. “Let us rightly reward the people responsible for these wonderful designs.” The Mayor’s Design Awards focus on small-scale works by local architects, designers and contractors, and the

KLmagazine Home Design and Build Special Edition

competition is roughly split into the following categories: – Extensions – Conversions – New single homes – Groups or small residential developments – Commercial schemes – Workshops and industrial developments – Landscaping and enhancement schemes – Community amenities – Repairs and refurbishments – Craftsmanship Please note that the categories may change in respect of the types and numbers of schemes nominated, and all nominations will be assessed by the Mayor and a panel of judges. The judges will be looking for schemes which bring pleasure through design, workmanship or their contribution to a particular setting. “KL magazine has always been a showcase for how the local area manages to balance a rich and varied history with a forward-thinking and innovative future,” says Laura Dunn, Managing Director of KL magazine, “and the Mayor’s Design Awards are a perfect illustration of just how successful that balance is. The awards are a wonderful celebration of our glorious heritage, our enterprising and thriving communities, and our incredible wealth of talented craftsmen and visionaries. We’re very proud to be supporting the 2018 Mayor’s Design Awards and we're already looking forward to featuring some of the most outstanding projects in future issues of the magazine.” During the award’s 17-year history, there have been an impressive array of schemes nominated for the awards. Judges have explored everything from skilful conversions to sympathetic new builds and innovative commercial architecture. Anyone can nominate a building or scheme with the permission of the owner by completing an application form – which will be available at www.west-norfolk.gov.uk from November 2017 onwards. Paper copies are also available at borough council offices and parish councils. All applications should be accompanied by electronic photographs depicting the site before and after works. Winners will be announced at a special award ceremony in September 2018. For more information, please telephone Jane Forder on 01553 616374 or send an e-mail to jane.forder@west-norfolk.gov.uk.

KLmagazine Home Design and Build Special Edition

PICTURES: The standard of projects in the last Mayor’s Design Awards was higher than ever. Saltmarsh in Burnham Market (above) won the award for Modern Design Schemes (and was highly commended in the Large Single New Build category), while the King’s Lynn Transport Interchange (left and below) won the award for Community Schemes. The stunning property Caradon in East Rudham (bottom) won the awards for both Extensions and for Craftsmanship.



ver the past 129 pages, we've seen some of the best architecture, design, construction and craftsmanship in Norfolk through the eyes of the experts who created them; stunning buildings that make the most of modern materials and technology and make a positive impact on our local landscape. Whether you’re planning a small-scale extension or a major restoration project we hope you’ve found plenty of good ideas and inspiration in this special edition – and discovered the local businesses and services than can help turn your grand design into reality. And don’t forget that nominations for the Mayor’s Design Awards 2018 are about to open. Organised by the Borough Council of King’s Lynn and West Norfolk in association with KL magazine, these prestigious awards celebrate the very best in building expertise – from single homes to developments, and from commercial schemes to landscaping and community amenities. The winners will be announced at a special ceremony in King’s Lynn in September 2018, and will be featured in our next special Home Design & Build edition shortly thereafter. The awards are open to everyone from architects to homeowners, from builders to contractors – so hopefully we'll be showcasing your work soon.



KLmagazine Home Design and Build Special Edition


The Mayor will be searching for the best building schemes in West Norfolk, which show architectural excellence and craftsmanship, for the next Design Awards. In association with

Please visit the website for more information:


The Mayor’s Design Awards are organised by the Borough Council of King’s Lynn & West Norfolk