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a showcase of the winning properties from this year’s mayor’s design awards

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Meet the team MANAGING DIRECTOR Laura Dunn

EDITOR Eric Secker


DESIGN TEAM Amy Phillips Lisa Barrett

ADvertising Jessica Smith


Administration Nicola Back

cOntent manager Sarah Woonton

FEATURE WRITERS Clare Bee Maxine Thorne

contact 18 Tuesday Market Place King’s Lynn PE30 1JW 01553 601201 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.


or the last 20 years, the Mayor’s Design Awards have highlighted the central role good building design and fine workmanship plays in making the local area such an attractive place in which to live and work – and which makes it so appealing to visitors and new businesses. Organised by the Borough Council of King’s Lynn and West Norfolk and sponsored by KL Magazine, this year’s awards raised the ceiling even further, attracting more entries than ever before – and demonstrating the incredible wealth of home-grown talent in the local design, building and construction trades. “It’s been an absolute pleasure to be so closely involved in the Mayor’s Design Awards this year, and the standard of quality and design I’ve seen has been a real eye-opener,” said Cllr Nick Daubney, Mayor of the Borough of King’s Lynn & West Norfolk. “Every development was different and every one was judged on its own merits. That made the judging process more challenging, but ultimately it demonstrated that more and more local architects, builders, contractors and trades are continuing to raise their standards very highly indeed.” Over the following pages we’ll be taking an in-depth look at some of the shortlisted entries for this year’s


Mayor’s Design Awards and the people behind them. From inspirational new builds to inventive conversions, and from remarkably impressive extensions to sensitive community schemes, this is a simply stunning showcase of what the local building industry is capable of. “All shortlisted schemes in this year’s awards have added positively to the borough through their innovative design, their quality craftsmanship, and the way they’ve been carefully integrated within their local environment,” said Nick Daubney. “As part of the judging committee, I visited every single shortlisted scheme, and I have to say I was extremely impressed by everything I saw.” Building, extending or restoring your own home is always an exciting and supremely rewarding journey, and we’d like to thank all the people involved in these projects who’ve shared their stories and experiences. We’d also like to specifically thank all the local professionals, experts and businesses that have helped fill the following pages with so much useful help and advice. If these awards prove anything, it’s that for our local building industry – all the way from planning to completion – nothing is too much trouble and anything is possible.

KLmagazine Home Design and Build Special Edition

06 12

SNOWRE HALL Lawrence Coussell


Davaar house, docking Grocott & Murfit




Ring Associates


larks rise, castle rising Spice Building


LEGAL ADVICE Fraser Dawbarns LLP

local land purchases Property Services, Borough Council of King’s Lynn & West Norfolk


west wing snettisham house


Atelier Associates

new PLANNING laws


Borough Council of King’s Lynn & West Norfolk

air source heating

42 47

marshland hall Swann Edwards Architecture


access & groundworks WN Surfacing


Solar Power solutions The Solar Shed


manor house, syderstone Strata Architecture


smarter homes Core Technology Projects

no.twenty9, burnham market


ACS Architectural

electrical solutions


Bramham Electrical Ltd

90 96

queen street, king’s lynn Richard C F Waite Architects


interior design Unique Gifts & Interiors


maple cottage, harpley Ian H Bix Associates Ltd

titchwell manor


Wallpaper designs by Annie Allison


field barn, shouldham Swann Edwards Architecture


outdoor furniture Norfolk Leisure

garden design Perfect Plantings

sail away, brancaster


Mode Construction

kitchen design Norfolk Living Kitchens

4 Way Group Ltd

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“An amazingly sensitive restoration that pays tribute to the complex history of the building's fabric and adds another chapter to it. Beautifully restrained, this is precisely how to approach listed buildings - with passion, not pastiche...� - PAM Lynn, conservation officer

Borough Council of King's Lynn & West Norfolk

Snowre hall Listed building scheme & CRAFTMANSHIP


A SYMPATHETIC DESIGN AND THE FULFILMENT OF A DREAM How Lawrence Coussell breathed new life into Snowre Hall and remedied the mistakes of the past or the last 16 years, Lawrence and Christine Coussell have been running a highly-regarded architectural practice specialising in one-off new homes, renovations and remodellings. ”Both Christine and I have lived in Downham Market most of our lives and have known about Snowre Hall as this very old and splendid building being inaccessable to the public," he says. "It contains some of the earliest brickwork in Norfolk and I'd always wanted to get up close and take a look at it - it was imposing enough from the little you could see from the gated drive." In the summer of 2014, Lawrence


received a phone call from prospective clients who'd just bought a property in the area and who wondered if he'd be interested in helping with their plans. Despite a full workload, he asked his usual initial questions - where was it? Was it listed? What did they envisage doing with it - and how quickly did they want to do it? "As soon as the owners said it was Snowre Hall my heart sang," he says. "Not only was this the opportunity to see the property itself at long last, it was a possible opportunity to work on it as well." For Lawrence, his initial visit was well worth the wait - albeit with a few

KLmagazine Home Design and Build Special Edition

reservations. For the beautiful Grade II* listed property was in a truly terrible state. "There was virtually nothing left of the internal fabric, and the very soul of the building had been lost," he says. "But the house was welcoming and still stood quite proudly. All it needed was to be looked after and helped - carefully and considerately." A recent visit by David Eave of English Heritage and local conservation officer Pam Lynn had warned the building was in serious danger unless it received urgent attention - and that was the task facing the new owners and Lawrence Coussell.


BELOW: One of Lawrence Coussell’s original drawings showing the proposed elevation of Snowre Hall

They were also faced with a property containing any number of historical layers. Although the ealiest parts of Snowre Hall were probably built around 1466, by 1791 it had become a farmhouse - and a Georgian extension doubled the number of first floor rooms before a number of outbuildings were added and modernisations completed during the 19th century. "There'd been so many changes that the oldest part of the property may not even have been part of the remaining building!" says Lawrence. "The most important part of the project was to undo all the 'modern' work that was having a detrimental effect on the hall fabric and replace them with materials that would ensure its future survival." Top of the new owners' wish list was the creation of a new extension to turn the existing building into a true family home. Its historic character left no space on the ground floor for the rooms we now consider essential for family life (particularly a separate kitchen), which focused everyone's attention on a particularly ruinous garage/workshop. "There was a planning application for an extension in place when I first visited Snowre Hall, but I didn't look at it," says

Lawrence. "Previous approvals and applications tend to taint fresh design and I'd always approach any project such as this with a open mind to achieve the best results."

“The most important part of the project was to undo all the 'modern' work that was having a detrimental effect on the hall fabric ” With the new owners of Snowre Hall enjoying their first taste of project management, Lawrence oversaw the creation of a new-build extension to the hall, providing the family with an extra

bedroom, bathroom, utility space, cloakroom, and kitchen area/dining space that features a stunning window. "The kitchen faces south and looks across the meadow so I bought the meadow into the room. When the view is there you must take advantage of it, so I installed a window only 800mm high but 4m wide, the height centered on the eyeline. This offered some incredible expansive views," he says. "I believe good design should revolve around axis lines, balance and line of sight." The stunning new addition to the hall wouldn't have been possible without some extraordinarily talented local craftsmen. The leadwork was designed by Turner's Ornamental Leadwork (call 07930 377159 for more details), whose work has been featured in Country Life, House & Garden Magazine, and who recently made a special fountain for Westminster Abbey’s cloister garth to commemorate the tercentenary of the 18th century landscape gardener Capability Brown. "The most attractive attribute of lead is its ability to lift a facade by marring with other traditional building materials in an unobtrusive way," says Brian. "It's the perfect material for architectural

ABOVE: The exterior of Snowre Hall before Lawrence Coussell added a new chapter to the story of the house with a contemporary extension


KLmagazine Home Design and Build Special Edition

detailing, easily outlasting cast iron and plastic. I've seen a lead rainwater pipe and hopper system dating back to 1500, which probably makes it the very cheapest option over the lifetime of a historical building." One of the most impressive features of the project is the L-shaped window overlooking the stair landing - which even in two sections was too heavy to manhandle. Like the oak replacement windows that follow the style and mouldings of the originals, it was the work of Beeston-based Scope Joinery (call 01328 700822 for more details) - a local company that holds a Royal Warrant and specialises in high-class purpose-made joinery built by timeserved craftsmen to the very highest standards using only quality timber. Retained as a consultant for the restoration of the remaining elements of the hall, Lawrence reflects on how it felt to finally work on a property he'd known about for such a long time. "I'm very pleased with the way it looks, feels and works," he says. "It's always rewarding to work with clients who understand the soul of a building - and in this case the owners have undone the mistakes of the past and replaced it with materials and workmanship that enhance the hall and will increase its longevity. Whilst Snowre Hall was a very special project it was also rewarding and exciting.”

Lawrence Coussell MCIAT FCABE 12 Ravensway, Downham Market, Norfolk PE38 0DB Tel: 07809 380918

KLmagazine Home Design and Build Special Edition


B52:1 &2 '(6,*1,1*, %8<,1* $1'6(//,1*7+(125)2/.'5($0 As Brown&Co celebrates its 25th Anniversary, the$-Architecture + Planning practice continues to grow, expanding its expertise into new sectors, but remaining focussed on residential propertyŃľ*rking alongside experienced residential property professionals, they deliver the complete packag /*#$ 1 /he Norfolk dream.

Another year on As the rchitecture + lanning practice continues to grow, the team has worked on a number of fantastic projects for clients over the previous year. These have ranged from extensions and property renovations to new build schemes. Whilst the project types widely vary, housing projects continue to represent a real strength within the talented team. Work includes providing design and technical input on projects from the initial

design phases and concept work, all the way through to on site work withcontractorsŃś and inspection.and management of project..

The heart of Norfolk Being based in the heart of Norfolk with talented teams around the county, offering a range of property services including New Homes, Development and Residential Sales, Brown&Co are in a strong position to advise on a range of property-related

projects beyond the design and construction of residential schemes. The ability to cross reference proposals and projects with the residential teams adds depth, ensuring that projects are viable and represent good investment, regardless of the circumstances. The Architecture + Planning +-/$ now covers the furthest corners of Norfolk from offices in Norwich, KingŃžs Lynn and Holt, with further offices into Lincolnshire ) Cambridgeshire.

An eye for design Brown&Co’s view on projects varies from the contemporary design through to the traditional restoration. Favouring projects which represent a challenge, they work on the ethos of delivering what the client needs, not necessarily limited to what they wantѵ# 4!$)that the best projects result from a collaborative process between /# design team and the client, where both parties feel comfortable enough to challenge one another’s pre-conceptions. Every project is different and therefore each needs attention in different ways; the exciting part of a new project is finding the unexpected solution and bringing this to life.

Brown&Co are happy to discuss projects of varying scaleѶ and offer consultation and site meetings to give clients a feel for who they are and the type of work and approach they offer. Please get in touch with one of the team.

Fraser Hall Architecture 01603 629871

Nick Moyes Planning 01603 629871

James Hurst Residential Sales 01553 770771

KLmagazine Home Design and Build Special Edition

Henry Cockerton Residential Development 01263 713143

Mason Burrell New Homes 01603 629871

Property and Business Consultants 11

â&#x20AC;&#x153;A clever and distinctive design that flows together really well, has high environmental credentials, and takes full advantage of its rural location...â&#x20AC;? - stuart ashworth, assistant director, environment & planning Borough Council of King's Lynn & West Norfolk

Davaar House single new build properties


THIS IS EXACTLY WHAT MODERN ARCHITECTURE SHOULD BE ABOUT How Grocott & Murfit brought Dubai-inspired design features and the latest energy efficiencies to a quiet corner of Norfolk itting just outside Docking in the hamlet formerly known as Burnt Stalk, Davaar House is a quite stunning new build, exemplifying modern design techniques for sustainable living and full of energysaving technology. It’s everything you would expect a modern ecofriendly home to be – but it almost didn’t happen. Some five years ago, Guy Costley and his wife Julie were on their way back from their holiday home in Brancaster enjoying the calm and beauty of the Norfolk countryside when they drove past a rather forlorn looking bungalow for sale; they looked at each other, stopped the car and turned around. Could this be the dream home in the perfect location that they had been trying to find... “It ticked every box on our wish


list,” says Guy. “There were fields to the front and back, the beach was only four miles away, it was in a secluded spot away from the centre of the village – we fell in love with it knowing we could really do something special there.” With 20 years’ experience of working on some of the UK’s most iconic building designs in the UK and UAE through his work with an award winning architectural studio and latterly his own successful 3D visualisation company, Guy

KLmagazine Home Design and Build Special Edition

felt that here was the perfect opportunity, in an idyllic setting, to realise his long-held dream to design and build their forever home. At least until he discovered the Estate Agent had forgotten to change the sign and that the property was sold. Determined to find another project, Guy and Julie scoured the north


Norfolk coast over the next six-months but nothing ever came close. Their ‘forever’ home seemed a long and distant memory, so imagine the excitement when, on a nostalgic drive through their favourite village, they could not believe their own eyes to discover the ‘For Sale’ sign had re-appeared! “It was meant to be,” says Guy and the rest is history. Guy’s initial thoughts were to refurbish the existing bungalow and create a contemporary extension to the rear. Experience had taught him that he needed to enlist the help of a reputable forward-thinking building company with good local knowledge and a network of local labour and suppliers. It led him to Daniel Grocott of Grocott & Murfit an innovative Fakenham-based building company. “Once we got to work stripping the site and starting to explore the footings, we were surprised to find there weren’t any!” says Daniel. “The cost implications of underpinning the whole building would have been prohibitive, and to be honest we thought Guy’s ideas were inhibited and being driven by the existing structure and its position – so we suggested something


rather radical.” With over ten years’ experience in combining design-led construction with cutting-edge technology Grocott & Murfit recommended demolishing the existing bungalow and starting with a blank canvas. The new build route had clear advantages with zero rate VAT on the construction costs of the project including kitchen and bathroom fixtures and fittings. “It was an easy decision for us,” says Guy. “I knew I wanted to incorporate natural daylight and lots of glass, sustainable building materials, new construction methods and as many renewable energies as possible. Grocott & Murfit’s experience and meticulous attention to detail gave us confidence to stretch our imagination to design a home based around our lifestyle” “Liveability is key to good sustainable home design,” explained Guy. “We gave a lot of thought to how rooms within the home were to be used and how they relate to one another. Our main living space takes advantage of the glazing to the south, while the lessglazed north side is given over to rooms where light is less important, such as bathrooms, utility room and

storage space.” “To be honest, Davaar House was a joy to work on,” says Daniel. “We used our sister company Arcadia Home Heating to carry out the mechanical and electrical installations, and we put as much renewable technology in the build as we could – air source heating, solar photovoltaic panels with battery storage, an MVHR (Mechanical Ventilation with Heat Recovery) system. In fact, the only heating on the first floor is generated through the towel rails in the bathrooms!” Using thermal block and a siliconbased external render construction, Grocott & Murfit have built a home that looks stylish, contemporary and yet still in keeping with the environment – but its real beauty lies in its eco-friendly credentials. The building mass releases heat stored up during the day, and retractable skylights draw out any excess heat at the touch of a button. Even the swim spa uses structural insulated panels (SIPs) and is heated via solar panels. The project did mean that two trees had to be cut down but Guy and Julie have since planted 15 more. With only a few cosmetic touches left to finish, Guy and his wife have been living in Davaar House for over a year

KLmagazine Home Design and Build Special Edition

“it's built with both eyes firmly fixed to the future”

BELOW: Proposed plans for the front elevationfor planning permission

now, and it more than lives up to the potential of the site the couple fell in love with the first time they saw it. “It’s better than I ever imagined it could be,” says Guy. “It’s worked out exactly the way I wanted it, and if I had to do it again I don’t think I’d change a thing. A huge thank you has to go out to Grocott & Murfit though – I may have had the ideas, but they certainly had the know-how.” Daniel Grocott tends to agree. “I must admit we were a little sceptical

at first of how such a modern design would fit into such a rural location,” he says, “but now it’s finished I think it works perfectly. We specialise in oneoff bespoke builds, and this was a perfect opportunity to do what Grocott & Murfit does best – combining great aesthetics with modern technology to create homes that are built around people’s lives.” Davaar House is exactly what modern architecture should be about. It sits happily within a time-honoured

landscape, it’s built with both eyes firmly fixed to the future, and it’s designed around the way people live. It is, in a word, extraordinary.

Tel: 01328 851420 Email: web: Hawthorn Way, Clipbush Business Park, Fakenham NR21 8SX

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KLmagazine Home Design and Build Special Edition

YOU'VE GOT THE GRAND DESIGN BUT HOW DO YOU GET THE MORTGAGE? Why Ring Associates are your local experts for self-build and renovation mortgages... f you're thinking about a self-build project, you're not alone - up to 20,000 people currently build their own homes in the UK every year, and even more are carrying out renovations and conversions. But because domestic self-builds represent a far smaller proportion of house construction than they do in the rest of Europe (which is over 50% at the moment) the biggest challenge for most people considering going down the selfbuild route is the financing of their project. It's a very specialist area, and there are currently only a limited number of companies willing to offer mortgages for self-build projects - in fact, it's something that high-street banks generally tend to avoid.


There are, however, some lenders who specialise in mortgages for self-builds and renovations - as well as development and bridging financing for intermediaries - and this is where Ring Associates can really help you get your project off the ground. As completely independent financial advisors, they’re able to look at the whole of the market and compare different lenders for different situations - and with two full-time mortgage specialists and a team of six people experienced in the field, they can source the solution that's best for you and best for your project. Probably the most important thing to realise is that self-build mortgages work somewhat differently to standard home loans - with the funds usually released at specific stages of the project rather than in an initial lump sum. Known as 'stage payment' mortgages

(the stages being everything from the completion of the foundations to the final finishes) they can be an effective way of keeping track of your budgets - especially with regard to materials, tradesmen and specialist services. Some lenders are prepared to pay the whole amount in advance, although you should note that the associated costs will almost certainly be higher. Probably the most important thing to bear in mind is that however ambitious your plans you should always have a contingency plan in place - because if one thing's guaranteed, it's that not everything will go according to plan. Whatever you're planning to do and whatever you're planning to do with it (sell it, rent it or live in it) Ring Associates can help your grand design stand on a solid financial foundation.

11-12 Tuesday Market Place, King’s Lynn, Norfolk PE30 1JN Tel: 01553 777600 Web: E-mail: Ring Associates Ltd is registered in England No. 04569784. Ring Associates Ltd is authorised and regulated by the Financial Conduct Authority No. 418829

KLmagazine Home Design and Build Special Edition


â&#x20AC;&#x153;Extending a property in a conservation area is always a challenge, but this is a brilliant example of how to achieve it - a beautiful project that actually enhances the surrounding landscape...â&#x20AC;? - Stuart Ashworth, Assistant Director, Environment and Planning Borough Council of King's Lynn & West Norfolk



A total transformation in the heart of Castle Rising Generally, extensions only enhance a property - but at Larks Rise, Spice Building have used an extension to completely reinvent one n the UK, the average extension is around 40m2 and generally tends to be rather limited in ambition and scale – largely in order to fall outside the requirements of planning permission. But even though some extensions are built on a slightly grander scale, it’s unusual to find one bigger than the property itself, and even rarer to find one completed with such style and such a sympathetic aesthetic than Larks Rise in Castle Rising. It’s a far cry from the day three years ago when Wyndham Spice of Spice Building received a telephone call from a long-time customer of his. “She said she had a cousin who was


living in Lancashire and was thinking of contractors wanting to put him on sixbuying a house in Castle Rising and month waiting lists. moving to Norfolk,” he says. “She said With plenty of London-based the property needed some work and experience of property management asked if I’d be interested in talking them through the available options.” Wyndham jumped at the chance, rising to the kind of challenge that resulted in the founding of Spice Building 15 years ago. In the process of renovating the house he’d bought with his wife at Wellsnext-the-Sea back in 2003, Wyndham grew increasingly ABOVE: The original cottage (with “horrible” 1960s extension) frustrated with various Spice Building transformed into a stunning family home

KLmagazine Home Design and Build Special Edition


ABOVE: The transformation and re-working of Larks Rise by Spice Building took the idea of an ‘extension’ to a completely new level

and well familiar with the processes involved in liaising with builders, Wyndham decided to take on the project himself – and completed the build to such a high standard he was soon being asked by locals and passers-by if he could do similar work for them. “That’s how Spice Building started and the last 15 years have been amazing,” he says. “We now have 18 employees and are a true full-service building company covering everything from initial demolition work to the final finishing touches.” With a successful track record of working on older properties (Spice

Building are currently converting two agricultural barns in West Rudham and converting the old Courts building on St James Street in King’s Lynn to six dwellings), Wyndham saw the property at Castle Rising as a real opportunity to do something rather special – in stark contrast to the initial thoughts of new owner Claire Smith. “To be honest, the house was in a terrible state,” she says. “I actually spent quite some time wondering what on earth I’d ever be able to do with it.” Purchased in probate, the small 2-up 2-down cottage (with a “horrible” 1960s extension and an impracticably small drive) had gradually deteriorated over

Below: The new hallway cleverly blends the old and new parts of the property together.

the previous decade or so, and the considerable size of the site was almost totally disguised by the badly overgrown condition of the exterior. Together with his regular architectural consultant Peter Gidney and structural engineer Jason Ford, Wyndham took the new owner’s ideas for the home and created a design that was as impressive as it was functional. “The property desperately needed expanding as the existing rooms were so small,” says Wyndham. “Claire wanted three bedrooms, a separate study, a larger kitchen, a new sitting room – and she also wanted the new rooms to be spacious. The idea of an extension was really the only solution, but although it got bigger and bigger it was always based on the way Claire wanted to use the house.” Work started in the spring of 2016, beginning with the demolition of the 1960s extension, the remodelling of the downstairs windows to let in more light and the removal of an entire ground floor. Spice Building also stripped out the old staircase, creating an impressive new hallway that cleverly linked the old and new parts of the building and allowed for the creation of a large and beautifully-lit lounge. The total build took around 10 months to complete, and has resulted in a substantial family home that sits perfectly and harmoniously within its beautiful village setting. But the real beauty of Larks Rise lies in the details – the retention of original timber beams, the use of carrstone, the creation of two distinct patio areas, and the inclusion of period features such as Victorian doors and tiles salvaged from local reclaim yards. It was a remarkably trouble-free build as well, the biggest challenge of marrying the wall plates and interconnecting the roofs being expertly solved by Wyndham’s bricklayers Pat, Dave, Richard and his son Grant who together have over 100 years’ experience. It’s a great testament to Spice Building that it’s already virtually impossible to tell where the original property ends and the new

extension begins. It’s a standard of work that’s seen Larks Rise deservedly shortlisted for the Mayor’s Design Awards in the category for Residential Extensions. “From my point of view as a builder, a project such as this should never be about your own preferences,” says Wyndham. “You have to identify all the elements the client finds the most important and bring those together.

“From my point of view as a builder, a project such as this should never be about your own preferences” Ultimately, the person best placed to judge the work is the person who lives in it.” And the judgement of the person who does live at Larks Rise is unequivocal. “I think every part of it is fabulous and I couldn’t be more pleased,” says Claire. “It’s so much more than I could ever have imagined and I’ve learned so much in the process – working with Wyndham and his team was really enjoyable.” Admitting that he rarely gets the chance to reflect on his work before starting on the next project, Wyndham is equally happy with the result. “I’m very proud of what we’ve done with Larks Rise,” he says. “Claire got on really well with all our team, they enjoyed working for her, and she’s absolutely thrilled with her house. And as a building company that’s exactly what we’re here for.”

Unit 3, The Common, South Creake, Fakenham NR21 9JB Tel: 01328 830800

Mobile: 07880 794747 Web:

Above: A mix of original and new trusses in the kitchen barn at Larks Rise (top), and the property’s coursed carrstone front wall (bottom)

KLmagazine Home Design and Build Special Edition


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BUYING LAND? SELLING LAND? CONSULT A SOLICITOR NOW Eileanora Ni-Charthaig of Fraser Dawbarns LLP explains why land sales and purchases may not be as simple as you think... he idea of buying a plot of land and building a stunning property on it is extremely attractive, and most people assume their first call should always be to an estate agent - but that's actually not true. The first step of your journey should always be to a solicitor, and that advice is of equal importance to people selling land. In fact, I'd advise that it's absolutely crucial to have a solicitor at this stage to avoid serious (and costly) problems further down the line. There may be lots of land available for sale at the moment, but it's not all suitable for development; its relation to the Local Development Plan is a very important factor. From a seller's point of view you'll need to ensure your land is fully 'optimised' -


you may have planning permission for one property, but would you get compensated if a development of six homes are built on the site? And if you've set your sights on a piece of land with planning permission, it's essential to ensure the proposal precisely matches the actual land in question you'd be surprised how many people purchase a parcel of land thinking it benefits from planning only to discover that the plan used in conjunction with the planning application does not marry up with the title plan. If a certain plot of land doesn't have planning permission, then don't simply assume it will be granted at some point in the future - or that the condition of the site makes it cost-effective to build on. Similarly, your title needs careful checking to see if it is 'possessory' rather

than 'absolute' as there is a risk that someone with a more secure title could make a claim on the land in the future. Plans themselves are often very vague, and if you don't obtain a thorough and professional look at the various issues (such as access, utility supply and neighbouring land) before you sell or buy the land you may find yourself having to deal with serious legal problems further down the line. Another factor that's coming as a nasty surprise to many developers is the recently-introduced CIL (Community Infrastructure Levy), a planning charge imposed by local authorities designed to support the infrastructure of the area. Formally adopted by the Borough Council of King's Lynn and West Norfolk in early 2017, it applies to all planning decisions made from that date, and although there are exceptions to the charge (self-build projects are one of them) it's something that should certainly be addressed at the very early stages of any land purchase or sale. As you may have gathered by now, there's no such thing as a silly question when it comes to selling and buying land. Not consulting a solicitor at the initial stages is an enormous risk, and that's not intended to be scaremongering. As a seller the last thing you'd want is the sale to fail because of some oversight that could have been remedied much earlier. And there can be few things worse than buying a plot of land and then discovering you can't do anything with it - or even finishing your project and then be faced with the prospect of having to take it down. If you're thinking of selling or buying land (or any other legal issue for that matter), please contact us today for an initial consultation using the details below.

Eileanora Ni-Charthaig Consultant Solicitor

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

KLmagazine Home Design and Build Special Edition


LOCAL OPPORTUNITIES FOR PROPERTY AND LAND PURCHASES If you're looking to get your plans off the ground, the Property Services department of the Borough Council of King’s Lynn & West Norfolk can point you in the right direction uying land can be far more romantic than buying bricks and mortar as it seems as though you’re acquiring your very own share (however small) of the world – and although purchasing land is generally simpler than purchasing property, it can also be potentially just as lucrative.

B 24

Built up from historic land ownership dating back centuries, through decades of public health and housing legislation, and thanks to the expansion of King’s Lynn in the 1960s-70s, the Borough Council of King’s Lynn & West Norfolk now owns a portfolio of land and property worth in the region of £100million. The management of that

portfolio rests within the remit of the council’s Property Services team. The team is responsible for industrial properties/land at the Hardwick Industrial Estate, Hardwick Narrows, North Lynn, Saddlebow, Austin Fields and Saunders Yard – in addition to other commercial properties in the borough. It manages a variety of retail

KLmagazine Home Design and Build Special Edition

units in the centre of King’s Lynn as well as a land lease interest in the Vancouver Quarter shopping centre. Further afield, the council’s Property Services team also manages seafront kiosk sites and caravan parks in Hunstanton, industrial estates in Downham Market, beach huts in Heacham and converted agricultural barns in Flitcham which are used as commercial space. The main purpose of this investment portfolio is to generate income for the borough council in the face of diminishing government grants. It also has secondary functions in terms of economic development, helping promote employment, encouraging business investment and growing the local economy. Part of this involves the sale (or lease) of property and/or sites from the borough council’s portfolio – opportunities made available largely through the careful balancing of income-generating assets and the need for capital receipts. Although available sites and properties change on a regular basis, current opportunities include small residential plots and some former public conveniences in Gaywood with

the potential for a change of use. On the letting front, the borough council is also currently offering four industrial units, retail properties in King’s Lynn town centre, and three kiosk sites on the South Promenade at Hunstanton. One of the most unusual opportunities for commercial investment the borough council has advertised in recent years is the possibility of having a floating restaurant in the Outer Purfleet, close to the town’s iconic Custom House. The idea generated widespread interest and in May 2018 a planning application was submitted to bring a boat to the quay and develop it as a restaurant, together with additional seating on the quayside. Councillors granted planning permission and agreed to sink mooring pilings into the Outer Purfleet, and it is hoped this commercial endeavour will become as popular as The Albatros in Wells-next-the-Sea, a Dutch barge which has become a focal point of the

KLmagazine Home Design and Build Special Edition

“the Borough Council of King’s Lynn & West Norfolk now owns a portfolio of land and property worth tens of millions of pounds” town’s picturesque harbour. A contract for the construction work involved in installing utilities has been advertised and work is due to commence towards the end of 2018. The floating restaurant will become a 25

real asset on the waterfront of King’s Lynn, an area earmarked for future mixed-use development including leisure, commercial and residential properties. Another exciting opportunity that Property Services has been involved with over the past few years has been the acquisition of land within the Nar Ouse Regeneration Area (NORA) – the single most important opportunity for King’s Lynn to fulfill its own ambitions for the next century. Part of the area is an Enterprise Zone and the borough council is looking to undertake speculative development on sections of it by creating offices and general industrial buildings, some of which will be marketed in the near future. In addition to this a land acquisition and site assembly exercise has been undertaken for the waterfront regeneration area that is now being marketed as ‘Nelson Quay’. Although the majority of land and property assets are retained and managed (currently raising around £2.5 million annually in the process) there are times when the borough council enhances value and earns valuable capital receipts by obtaining planning consent on sites prior to development or sale. And it’s not any more (or any less) expensive than obtaining land or property from other sources – because under local government legislation, the borough council is duty bound to obtain the best market value for any property transaction. If you’d like to see the borough council’s currently available development opportunities (whether you’re interested in leasing or purchasing) please visit the website at d_property or go to and search for the Borough Council of King’s Lynn and West Norfolk, Property Services. To find out more about investment opportunities in west Norfolk visit

Pictures: (Top) CGI render of proposed office space at NORA (Middle) CGI render of proposed industrial unit (Bottom) Beach huts at Heacham managed by the property services team

PROPERTY SERVICES The Borough Council of King’s Lynn & West Norfolk, King’s Court, Chapel Street, King’s Lynn PE30 1EX | Tel (purchases): 01553 403132 | Tel: (leases): 01553 403128 | Web:


KLmagazine Home Design and Build Special Edition

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â&#x20AC;&#x153;Without harming the integrity of a listed building, it manages to overcome several key design issues, meet specific client requirements, and show that new and old can sit comfortably (and very attractively) side by side...â&#x20AC;? - PAM Lynn, conservation officer

Borough Council of King's Lynn & West Norfolk


KLmagazine Home Design and Build Special Edition


A TRIUMPH OF CONSERVATION AND CONTEMPORARY DESIGN How Snettisham-based Atelier Associates creatively brought a beautiful Grade II listed property into the 21st century here's a common belief that listed properties and contemporary design are simply incompatible. But with the right approach and a passion for mutually-respectful aesthetics it's a combination that can work extraordinarily well - and there might not be a better example of that locally than the work of Snettisham-based Atelier Associates on the Grade II listed West Wing of Snettisham House. "This project shows that you really can honour the heritage of a listed building while doing something


modern and edgy with it," says Director Sarah Barker-Willis. "It's a showcase of what we love to do and where our expertise lays. It's actually a beautiful marriage between the old and the new, and happily that's the direction conservation officers and organisations like Historic England want to go." Comprising five distinct sections - a new sun room, summerhouse, garage block, garden and a number of major internal alterations - the project is a glowing testament to the vision and work of Stephen Sharp, Atelier Associates' Senior Designer and

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Managing Director. "I've always felt that if you try to match existing architectural styles you end up with two styles competing against each other," he says. "You should always make reference to the existing building - and if you do introduce a different style they should complement each other and be able to be read independently." Such a bold approach requires a close working relationship with local conservation officers and the confidence of the client - who in this case happened to be a school friend of 29

ABOVE: The original front aspect of the West Wing of Snettisham House and Atelier Associates’ new look with the addition of two first floor windows (left).

Stephen's. "The owners' lives had changed since they bought the property," he says. "They now had children and dogs and their requirements from the home were now very different. They debated moving to a new property on the coast, but I was convinced they could continue enjoying one of the best views over Snettisham and still have the home they really wanted." The owners wanted an open lounge/kitchen/diner approach, but Stephen and Sarah realised that

removing the internal walls would ruin the spaces that were already there - so took the bold step of creating an addition to the building. "We originally looked at a traditional approach with a pitched-roof addition, but that would have spoiled the view over the village from the bedroom," says Steve. "Eventually we decided we'd restore the building as best we could in it’s original style with new additions being modern." Their solution was to create a stunning new dining space (thereby increasing the size of the BELOW: Atelier Associates’ initial drawings of the summerhouse existing kitchen) connected to the property via a frameless glass link that defines the point between the old and the new - and Steve lowered the roof line to minimise the impact on the neighbours and the house itself. Atelier Associates took a similarly sympathetic approach to the first floor of the building. "When we started work on the project, the house had three bedrooms but the owners now needed four or five," says Steve. "We didn't really want to create a separate guest wing in the garden, so we decided to make better use of the existing house." Realising that the two vacant lofts were redundant spaces, Steve and Sarah converted them into two bedrooms with a connecting bathroom, and then transformed one of the existing bedrooms into an extraordinary master suite.


"They wanted to feel as though they were in a luxury hotel when they came home," says Sarah. "They wanted to feel indulged - and you can see this in many holiday homes around the coast, which are often better than their owners' 'real' homes. From a design perspective that trend has really pushed the bar up." Originally comprising a bedroom, storeroom and bathroom, the new master suite is a triumph of good design. Atelier Associates removed the existing studwork, stripped back the walls and roof, and produced an ingenious (and suitably luxurious) layout that uses custom-made furniture designd by Atelier Associates to define the space - and cleverly disguises the dressing room and wardrobe area. "One of the most interesting parts of this project was revealing different layers of the house's history," says Steve. "The house as presented to us was built in 1810, but when we took back the lathe and plaster we came across the brickwork of the earlier house that had been built in the 1600s. We decided to retain a lot of that as it's a fascinating way to read the history of the house whilst adding new layers." The re-working of the master suite also led to the most significant change to the property's exterior - although you'd be hard pressed to spot it. Originally, the facade of the house had a rather bland (if not decidedly unbalanced) appearance, and the only position Atelier Associates could place the master suite was behind the starkly blank wall above the entrance porch. Working closely with the conservation team, Steve and Sarah created two new external sash windows with stone sills, replicating the existing windows exactly and paying close attention to their position and proportion.

KLmagazine Home Design and Build Special Edition

“They wanted to feel as though they were in a luxury hotel when they came home” "It's quite a drastic thing to do with a Grade II listed property," says Sarah, "but now you'd never know the windows weren't there originally. The front of the house looks so much more symmetrical now - it looks right." But it's to the rear of the house that the real magic lies. Effortlessly floating in the totally reworked garden (and hardly visible from the main house) is an awe-inspiring summerhouse packed with clever design ideas, from the moveable decking covering the large hot tub to the split-faced stone matching that used on Snettisham church - which can be seen from the summerhouse. In bringing the west wing of Snettisham House into the 21st century, Atelier Associates have managed to retain (and even reveal) the property's unique character and heritage whilst still providing that luxurious and ultramodern touch of indulgence that was so close to the owners' hearts. "Many people would never consider this approach to a listed building," says Stephen. "They'll see the facade of a house as its most important aspect and fit the rooms around that - which can compromise how the rooms relate to each other and work together. For us, the most important part of a design is the functionality of the spaces - and part of that battle is having a client with the vision, the confidence and the trust to understand that."

Atelier Associates

Architecture + design Barn B, Home Farm Barns, Common Road, Snettisham, Norfolk PE31 7PD

Tel: 01485 542729 | Mob: 07800641227 Email:

Welcome to the new National Planning Policy Framework The government recently published its revised National Planning Policy Framework (NPPF). Planners from the Borough Council of King’s Lynn & West Norfolk explain what it means for local development... WHAT DOES THE NEW NPPF MEAN FOR THE COUNCIL – AND WHAT MIGHT IT MEAN FOR YOU? The NPPF is a rule book which sets out planning policies for England and how these should be applied. This includes the preparation of local plans and the determination of planning applications. Overall, the message is clear – the government believes there are simply not enough homes available today to meet current (let alone future) needs. The government’s ambition is for 300,000 homes to be built across England every year by the mid 2020s. The borough council needs to play its part by creating a local planning environment which encourages sustainable development and helps boost local housing development so the borough’s housing need is met.


PLANNING FOR THE RIGHT NUMBER OF HOMES IN THE RIGHT PLACES One element of the revised NPPF is the inclusion of a new standard method for calculating the housing need for each local planning authority. This seeks to take published data from the ONS (Office of National Statistics) and translate this into a local housing need figure. For King’s Lynn and West Norfolk this currently suggests that in the region of 550 houses need to be built each and every year. However, this is likely to change when new data is published. This figure is a minimum and is used as the starting point for the local plan and the all-important 5-year housing land supply calculation. This looks forward over a rolling future 5-year period and assesses if the supply of homes (planning permissions and

allocations) is sufficient to meet the need. Failure to meet this could result in the NPPF’s ‘presumption in favour of sustainable development’ being engaged. In these situations local plan policies could carry less weight and may lead to development taking place in areas where it might not usually be considered appropriate. The borough council is currently in the process of reviewing its local plan and currently anticipates that a draft version will be published for public consultation in early 2019. This will be consistent with the new NPPF, contain policies which enable more homes to be built, and will most likely contain new sites proposed for the allocation of housing across the borough. The consultation will offer you the opportunity to join in with the process and tell us what you think of proposed

KLmagazine Home Design and Build Special Edition

policies and sites. In fact, if you own (or have an interest in) any land within the borough you think might be suitable for inclusion within the local plan, then you’ll be able to propose this for our consideration. As with the original NPPF, there is a requirement to cater for different groups of people. A new group has been included within the revised NPPF for individuals who wish to build or commission the build of their own home. Traditionally, this has been a popular route for people within the borough to get the type of home they want. It’s something that’s becoming increasingly popular and we’re now seeing a large number of single plots being developed in this way. We’re also seeing some larger sites (ranging from 5 to 25 plots) being designed for custom- and selfbuild, and are currently exploring options to increase the potential for these types of popular developments to take place. BUILDING HOMES The council’s role Planning for development is one thing. Ensuring these planning permissions are converted into built homes within the borough is another. Clearly people cannot live in planning permissions, and the NPPF introduces a new test which concentrates on housing delivery – not surprisingly called the Housing Delivery Test.

Coming into play from November 2018, it seeks to measure over a rolling three-year period the amount of homes actually built against what should have been built (using ONS data). This is a hard-hitting test with high thresholds. Failure to pass (>95%) could result in the need for the borough council to produce an action plan outlining how it seeks to improve housing delivery. A result of >85% would involve further numbers being added to the total needed to be achieved in the fiveyear land supply test, while a result of >75% will see the presumption in favour of sustainable development being engaged, meaning the local planning authority has less control over what type of development can take place and where. This is a controversial test, as housing delivery is not entirely within the control of the borough council. We are currently building housing schemes at NORA, Marsh Lane and Lynnsport, with future plans for land at the King’s Lynn waterfront – but delivery across the borough relies on the housing market and private sector delivery. The developers’ role Developers can also be held account. If they fail to deliver land allocated for development in plans, that land would be de-allocated to ensure that other more suitable sites come forward within the plan period.

NPPF in a nutshell The government wants to see more housebuilding, and the new NPPF is designed to encourage that Councils will be penalised if they don’t encourage housebuilding and meet targets Custom- and self-build is to be encouraged as a mechanism to give people choice over their homes and to further boost house building More emphasis will be placed on design quality Neighbourhood plans will become increasingly important for parishes wanting more say over development in their area

interesting facts On average the Borough Council of King’s Lynn & West Norfolk receives just over 2,500 planning and discharge of conditions applications each year March 2018 was the busiest time for receipt of applications in the last four years In 2016-17, some 170 plots were granted permission for customand self-build properties The number of houses completed in the last five years has totalled 2,022 In 2016-17 around half the housing completed was built on brownfield sites KLmagazine Home Design and Build Special Edition

Securing planning permission for your project... 1 Check if your project needs planning permission or is considered to be ‘permitted development’ – you can check this by visiting the online Planning Portal. If you have any specific queries, contact a development management planner at the local planning authority through their duty planner service. At the borough council you can make an appointment to speak faceto-face or over the phone with a qualified planner for initial advice. 2 If you need planning permission, consider seeking pre-application advice from the local planning authority before submitting your application. There is usually a fee for this, but it can help overcome any issues with the application before you submit it – and it may improve your chances of getting your application approved.

PROMOTING HIGH QUALITY DESIGN OF PLACES AND HOMES As well as ensuring enough homes are built, there is an emphasis on highcalibre design – not only for individual homes but also for the new communities being created. This is achieved by ensuring that local policies, which can be part of the local or neighbourhood plan, spell out what would be acceptable. This enables the local planning authority to refuse planning permission for developments which fail to prioritise design quality, and don’t complement their surroundings. However, given the push for housing numbers it will be interesting to see how this is translated in planning appeal decisions. NEIGHBOURHOOD PLANS The government is fully behind neighbourhood plans, and the new NPPF continues with this theme. These are plans which can be prepared by town/parish councils and forums in


unparished areas. They have the ability to contain local land use policies for their respective area, which could include the protection of areas, the allocation of sites for housing, and design policies. Once completed, the plans sit alongside the local plan and form part of the local development plan – they’re then taken into account in the planning decision-making process. It provides local communities with the opportunity to shape their area and implement a much more localised planning framework. In West Norfolk we currently have four neighbourhood plans in force, with another 20 communities committed to developing their own – which represents 25% of the borough. We have no doubt that more and more communities will want to develop their own neighbourhood plans to give them more influence over development in their area.

3 The vast majority of applications are submitted online through the Planning Portal. To submit your application online you will also need a site/location map and a valid debit/credit card to pay the application fee. You may choose to appoint a planning agent to assist you with your plans and application or you may decide to do it yourself. The Planning Portal takes you through each step of the application process. 4 Once your application has been submitted and validated, it will be posted on the council’s website so neighbours and stakeholders can comment. You might want to monitor the comments submitted, so you can think of how to mitigate any objections raised. 5 Once the consultation period has closed, a decision will be made on your application. An officer may do this as a ‘delegated decision’ or it may go to the Planning Committee to make the decision. For information about the planning process in west Norfolk visit, then click on ‘planning and development’ followed by the link to ‘planning applications’.

WHY AIR SOURCE HEATING IS THE ENERGY OF THE FUTURE As the 4 Way Group explains, understanding the heating requirements of your self-build or renovation project is the key to getting the most from air-source heat pump technology ver the last few years, rising fuel prices and more stringent building regulations have been the main driving forces in the growth of air-source heating as a real alternative to conventional heat sources. As energy efficiency and sustainability have moved to the forefront of construction work, air source heating is now more popular than ever - with over 10,000 systems installed in the UK every year. It's clean and it's green, it has a low



carbon footprint and it's perfect for off-grid locations - but designing the optimum air source heating system for your specific property is a very specialist field. "The latest units feature up-to-theminute components such as DC fans and inverter-driven pumps and compressors which lower power consumption," says Steve Simpson of the 4 Way Group, who have more experience and expertise in air source heating than anyone else in the area. "As time goes on, technology will make

air source heating even more efficient, more cost-effective and more important to new-build projects but it's essential to understand the property's heat load and the performance characteristics of the heat pump itself." Although air source heat pumps replace boilers as the main heat source, their operational characteristics are very different and must be taken into account. The main points to consider are that:

KLmagazine Home Design and Build Special Edition

• Air source heat pumps don’t create heat; they simply move it from one place to another through the vapour compression cycle (essentially the refrigeration process) to convert it to a more useable form • The most popular heat pumps currently use R410, a refrigerant that has an output flow temperature of around 55°C at an efficiency of around 290% – which means that every 1kW of electricity you use creates 2.9kW of heat • Air source heat pumps harvest energy from the surrounding air, so their efficiency can drop along with the ambient temperature. The bigger the difference between the outside air (the source) and the target, the lower the efficiency - although a correctlydesigned air source heating system can work effectively in temperatures as low as -15°C

“Specify the temperature you want your home and your hot water to be, and the system will monitor and control itself. Nothing could be simpler.”

“To get the maximum benefit from air source heating you need to take into account the property's insulation, airtightness, heat load, and the optimal use of underfloor heating or radiators," says Steve. "Once all that's done we can then start looking at the various options available.” Working from architect's plans and drawings, the 4 Way Group's first step is to determine if the system will be providing space heating or hot water, which require different operating temperatures. In properties meeting current Building Regulations, most airsource heat pumps can do both - but on higher performance properties space-heating loads are very low and can be almost the same as, or even less than, the domestic hot water demand. Generally, a single air source heat pump is more than adequate to supply a home’s entire heating and hot water needs, but for larger properties two units working together can be even more efficient - especially as we become accustomed to higher ambient temperatures. “The units can be multiplexed together to create a system in excess of 16kW,” says Steve. For larger properties with more than four bedrooms it’s an ideal solution and one that’s incredibly cost-effective. Air source heating is remarkably versatile, having the flexibility to be installed to virtually any property - and the units themselves can be installed up to 50m away from the house itself. The indoor plant can be contained in one room, or the cylinder can be installed separately to offer useful airing cupboard space. It's also an incredibly non-invasive heating system, with new-build installations generally taking only three visits. "The first fix will concentrate on the pipework and floor slab between the boiler and outdoor unit, while the

KLmagazine Home Design and Build Special Edition


second fix will involve the mechanical installation of the boiler, outdoor unit and hot water cylinder," says Steve. "That's pretty much it, because the third visit is dedicated to commissioning and testing the system." Although many people are reluctant to use such a modern and unfamiliar technology, air source heating is simple to understand and even easier to operate. "It's extraordinarily easy to use," says Steve. "Once it's been correctly set up, you won’t need to adjust the system at all. Specify the temperature you want your home and your hot water to be, and the system will monitor and control itself. Nothing could be simpler." In fact, the 4 Way Group has even helped develop a mobile app that allows you to control your system remotely from your phone or tablet wherever you are. The advantages of using the expertise and knowledge of the 4 Way Group enables you to give your next building project the benefits of air source heating while you concentrate on the build itself; because Steve and his team handle everything from design and installation to plumbing and electrics – even completing the necessary paperwork for Building Control. And much like this sustainable technology itself, they'll be there for you in the future as well. "We offer a superb back-up and support service that's second to none, with same-day attendance including weekends and bank holidays in the case of any problems," says Steve. "And extra reassurance is guaranteed with our one-year workmanship warranty and three-year extendable parts warranty from Daikin." To discover how air source heating can benefit your next building project, contact the 4 Way Group today using the details below.


t 01553 767878 w e Recognised and accredited throughout the industry


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KLmagazine Home Design and Build Special Edition

IF YOU’RE THINKING OF BUILDING, YOU NEED TO THINK OF THE TREES... From new-builds to renovations, an independent tree report from Heritage Tree Specialists can save your grand design time and trouble hen embarking on a major building project your thoughts will probably focus on designs, materials and budgets - and the idea of a tree report is unlikely to be top of your priorities. But tree reports are often a compulsory part of the house/land purchase or planning process and can be an essential requirement when obtaining insurance cover. For many years, Heritage Tree Specialists in King’s Lynn have been providing fullyindependent BS5837 Tree Reports to accompany planning and development applications, providing industry-standard surveys designed to provide all parties involved with detailed information about trees both on-site and adjacent to neighbouring properties. Recently, the company were asked to provide an assessment on the proposed


redevelopment of the village hall in Dersingham - a major project planned in consultation with the Sandringham Estate and English Heritage to revitalise a muchloved 100-year-old building and create a new village hub for the local community. "We were contacted at the very early stages of the process as the tree report formed part of a detailed planning application," says Dan Ashton, Director of Heritage Tree Specialists. "This was an important project, and our task was to ensure the development could proceed without any great impact on the existing trees, which in many cases had been growing on the site for decades." Heritage Tree Specialists assessed various aspects of every tree on (and immediately adjoining) the site in terms of species, maturity, girth, crown measurements, root systems and overall health - and their report made specific recommendations on both the tree work required and the protection measures needed to ensure the good health of the trees throughout the build and well into the future. "Some trees created valuable

screening between the development and the neighbouring property, and were very prominent trees within the village," says Dan. "It was essential that any work created the least-possible effect on the immediate area or the trees themselves." In this instance, Heritage Tree Specialists carried out some routine deadwood removal and undertook a crown raising programme to ensure branches weren't damaged during the construction of the new village hall roof. "Although it wasn't needed at Dersingham, we do offer a service to establish new trees and design new planting schemes," says Dan. "We'll work with you and your architect to discuss the options from sensitive choice of tree species to effective establishment methods and ideal positioning." An initial consultation with Heritage Tree Specialists about your plans is entirely free - and the tree report itself is totally and completely independent. With decades of experience in the industry, Dan and his team at Heritage Tree Specialists is perfectly placed to deal with any tree-related issue that may affect your grandest design.

Heritage Tree Specialists Willow Farm Industrial Units, Lynn Road, Saddlebow, King’s Lynn PE34 3AR | Tel: 01553 617008 Web: | E-mail:

KLmagazine Home Design and Build Special Edition


â&#x20AC;&#x153;A fantastic facility that's transformed an existing building and created a new hub for the local community. Full of subtle design features, it shows exactly what's possible when you take extra care and put some extra thought into a project...â&#x20AC;? - stuart ashworth, assistant director, environment & planning Borough Council of King's Lynn & West Norfolk

marshland hall community schemes M AYO R ’ S D E S I G N AWA R D S S H O RT L I S T E D

GREAT DESIGN, SOUND PRACTICES, AND A SENSE OF COMMUNITY How Swann Edwards helped give Marshland St James a stunning new centre for the local community s a dynamic and passionate architecture practice with a mission to 'create successful buildings which function beyond expectations’ Swann Edwards jumped at the chance when they were asked to be involved in the design of a new Community and Sports Centre in Marshland St James near Wisbech. “We were invited to offer a full service from the initial design through to contract administration and practical completion," says Swann Edwards Director Jamie Burton. "We managed the contract and worked closely with Walker Construction Services from King’s Lynn, and quantity surveyors GC


Baxter and Associates Ltd.” structure – and the Pavillion, which was Swann Edwards’ brief was to design a a pre-fabricated building," says Jamie. large attractive building that would "In the end, we replaced both. We include a main central hall, a smaller secured planning approval on the old hall, a cafe and shop, a kitchen area with facilities for visiting caterers, a stage area, a bar and FA-standard changing rooms - as well as complementing the existing outdoor bowling green and children’s play area. The building was planned as a hub to serve Marshland St James and the neighbouring villages. “The hall itself was a replacement for the former Jubilee Hall – which was an old timber-clad metal ABOVE: The former Jubilee Hall at Marshland St James

KLmagazine Home Design and Build Special Edition


site for a number of dwellings to help part-fund the new village hall - and were then able to gain approval and sell the land.” But having gone out to five contractors, all tenders came back considerably over-budget due to time between inception to tender. “That was a bit of a challenge, and it meant we needed to inject some creative value engineering to make the whole project viable, says Jamie. "We worked closely with the chosen contractor and other professionals to review the specifications, ensuring we could deliver the objectives and aims of the project without compromising them - and reduce overspending at the same time." Swann Edwards had a particular connection to the project, given that Jamie's fellow director Russell Swann is from the village of Marshland St James and has strong links there. From the start the company felt part of the project, and actively assisted the Marshland and District Community and Sports Centre Committee with funding bids. The project was fortunate to receive funding from both the Big Lottery Fund and Sport England, as well as from many

other local groups, individuals and businesses. This was a true local project, with fundraising events, community consultations and support from plenty of other areas, all working together to create a building for the local community and a wide range of groups from the village and surrounding area. Even Elizabeth Truss, Member of Parliament for South West Norfolk was supportive of the project - and thanks to her backing Sport England (which hadn’t actually funded projects before) agreed to make more funds available. Walker Construction also successfully negotiated with Anglian Water and other utility services to reduce the cost of the build, enabling the committee to put more money back into the building. The building of the hall itself was overseen by the committee, which was

BELOW: The original ground floor plan by Swann Edwards For Marshland Hall

run by a group of trustees who became closely involved in the project. As the previous Jubilee Hall site couldn’t be sold until the new hall was operational, the committee were fortunate enough to secure a bridging loan from the borough council. The original working party and committee was formed in 2013, and after going through the various stages of funding, obtaining planning consent and sending out tenders, work finally started on site in June 2017. And despite working through a particularly long, cold and wet winter, the new hall was finally handed over for opening in February 2018. For Swann Edwards, the opening was a particularly satisfying moment. “It was brilliant to be involved in a community project,” says Jamie, “and we really felt invested in it as we knew it would be making such a difference to the people of the area. It had a lot of local support - and although there were a number of things to overcome on the way, we always enjoyed a very good BELoW: CGI images of the interior and exterior


KLmagazine Home Design and Build Special Edition

relationship with the Site Manager from Walker Construction.” The central challenge for Swann Edwards was to create a robust, low maintenance and cost-effective building which was both flexible and accessible, but which was still aesthetically pleasing and harmonised with its surroundings. With a design sympathetic to the rural nature of the site, materials were key to the look and future maintenance of the building, and a mixture of finishes was used. Red brickwork with central hardiplank cladding complements the large windows and overhanging eaves, while the fully-insulated composite metal roofing reflects the agricultural nature of the area. The interior of the building was also thought through carefully to allow as much flexibility as possible. The main hall has a fully sprung floor (proving useful for dance classes, badminton and table tennis) and the whole building has a light, open feel - with the orientation cleverly designed to have minimal impact on neighbouring properties while still allowing full use of natural light. The halls and all public areas of the building are fully accessible, the showers are all installed to FA standards, and the fully-functioning kitchen allows the cafe to be open virtually every day. Outside you'll find a bowling green with seating and planters around the edge, and seemingly small touches (such as the inward-facing seats) make it a very pleasant social area for locals to meet. A children’s play area is situated adjacent to it, and parking has been doubled. Two entrances allow for multiuse, so two events can take place at the same time. The list of uses is endless - from yoga classes and sports groups, to Women’s Institute meetings and film screenings. The hall is now used for a wide variety of activities, and the committee is planning to make it available for weddings and other functions in the future. If you’re interested in hiring the hall or attending activities there, please contact 01945 430414 or e-mail Its positive impact on the local area and its people has now seen Marshland Hall shortlisted for the Mayor’s Design Awards in the Community Schemes category.

“It has been such a rewarding project for us to work on,” says Jamie. "It’s an incredibly important venue, and for a village of this size to have something of this calibre is largely down to the work of the committee. They had a lot of passion and drive to deliver it - and we were just a little part of that on the way. It was a real 'feel-good' project with everyone working together as a team. The contractors were very open and positive towards the project and we were delighted to be part of it.” For Swann Edwards, this is yet another example of how good design and sound practice results in a building that's not only fit for purpose - but fit for the future as well.

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single new build properties

KLmagazine Home Design and Build Special Edition






ON THE ROAD ( AND FOOTPATH!) TO SUCCESS WITH WN SURFACING A complete range of industry-standard groundwork solutions from a professional and fully-accredited local team s your building project takes shape, much of your attention will obviously be focused on the property itself – but the impact of kerb appeal at the ground level is equally important, especially if it involves amending or altering existing highways and footpaths. If your plans involve the creation of any new access you’ll need specific permissions for everything from dropping kerbs to using environmentally friendly materials. Over the last 20 years, King’s Lynn based WN Surfacing has worked on a huge range of builds from new housing developments to restoration projects on Grade I listed buildings, and the company offers a complete range of ground-level services from new asphalt drives, surface


dressing and resin surfacing to patio laying and sports surfaces. “If it is necessary to alter the Highway for planning approval under a 278 agreement, our staff are highly trained and comply to the New Roads and Street Works Act (NRSWA), and WN Surfacing is accredited and insured to the required £10 million, guaranteeing that all works will be completed,” says the company’s founder Richard Moore. “If a standard access is required we can carry out the works whilst installing a new driveway or a necessary site road(s) compliant to the SUDS (sustainable drainage system) requirements.” With WN Surfacing you can always rest assured that you and your build are supported by an unrivalled aftercare

service that’s second to none. “Customer satisfaction has always been one of our top priorities,” says Richard. “We also recycle all of our unused asphalt, so that it can be used as material for future construction and building projects.” For a free initial visit and a no-obligation survey, call Richard and his expert team at WN Surfacing today for a professional service from start to finish.

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KLmagazine Home Design & Build Special Edition


Self-builds, custom-builds and the idea of developing differently An introduction to the benefits of custom- and self-build developments for landowners and potential homeowners by the Borough Council of King’s Lynn & West Norfolk here are many reasons why people want to build their own home – and one of the main ones is that private homebuilding can be extremely cost-effective, because you won’t have to pay a developer’s profit and marketing costs, which are often equivalent to 20% or more of the cost of a new home. Self-builders also benefit from the zero rate of VAT on most construction costs and can even save on Stamp Duty Land Tax as it’s only applied to the purchase of land where the construction work is supplied as a separate ‘unlinked’ contract. When private homebuilders choose to self-build, they can make even greater savings by reducing construction costs. According to the Homebuilding and



Renovating Self & Custom Build Market Report (2017), the average uplift in the value of their home enjoyed by selfbuilders on completion is nothing less than 29%. The ability of people to plan the size and design of their home to their own requirements is another important reason why they’d want to build rather than buy a new-build from a major developer. It’s also well established that new homes in the UK are much smaller than those in other countries – which may be a reason why the average floor space of a self-build home is significantly larger (at 247m2) than average-sized homes in the UK (which generally measure 90m2). Other reasons include the ability to build more energy-efficient homes, to

get involved and acquire new skills, and enjoy a genuine sense of entrepreneurism and achievement. OPPORTUNITIES FOR LANDOWNERS Under the new planning rules – the National Planning Policy Framework (NPPF) – local planning authorities will need to ensure that housing targets are translated into homes ‘built’ rather than homes ‘planned for’, and these new rules will encourage diversity in the way homes are built. The government recognises the contribution that can be made by smalland medium-sized businesses as well as custom- and self-builders. To increase the number of custom- and self-build developments, local planning authorities will now be required to accommodate

KLmagazine Home Design and Build Special Edition

“There’s a real need for landowners to consider putting forward land that could be used for custom- and self-build projects” at least 10% of required housing on sites no larger than one hectare. If you are a landowner, you may want to consider commissioning some infrastructure works to create custom- or self-build plots for sale. Subject to specific circumstances, this option could mean: • Avoiding the complexity and time involved in speculative development – particularly if this isn’t your area of expertise • A greater level of control over the site compared to selling it to a third party to build out • The potential to realise a greater net land value than selling to a speculative developer • Community infrastructure Levy exemption (subject to housebuilder’s application) has a positive impact on residual plot values The Borough Council of King’s Lynn & West Norfolk is reviewing its Local Plan and is looking to potentially allocate further land for residential development – possibly for customand self-build. Consultation on the draft plan will take place early next year, and the borough council is keen to hear from anyone who has land they may want to put forward for consideration as a custom- or self-build development. To be notified when the consultation process begins, please contact the borough council’s planning policy team by sending an e-mail to For landowners wanting to find out more about the benefits of providing land for custom- and self- build developments, the National Custom and Self Build Association (NaCSBA) has developed a useful toolkit which provides practical guidance and information for those who want to

It is the borough council’s role to ensure the right number and type of homes are built in the area. People wanting to commission or build their own home can really help support our efforts in ensuring we have more homes built more quickly. This route can also help people realise their ambitions, helping them create a home they’ve designed or chosen to meet their needs. Custom- and self-build properties also help create diversity in design, helping to enhance the communities in which the homes are built. The borough council is keen to support people’s endeavours in this area. We would encourage

landowners to contact us if they think they have land that could be allocated for self- and custombuilds, and we’d also encourage potential homeowners and selfbuilders to sign up to our register so we can assist them in finding suitable plots. I strongly believe this will be a growth area for the future as people see that it can offer both flexibility and - with careful budgeting affordability.

CLLR RICHARD BLUNT Cabinet Member for Development Borough Council of King’s Lynn & West Norfolk

facilitate self-build housing projects. You’ll find it (together with a lot of other valuable information) at the website Homes England is an executive nondepartmental public body sponsored by the Ministry of Housing, Communities & Local Government, and they’ve established a Home Building Fund to encourage building in England. One of its aims is to support custombuild and/or serviced plot infrastructure for custom build. To find out more about potential funding opportunities, please visit the website at The borough council’s own website features a custom- and self-build register. A huge amount of data setting out the size and locations of plots people are looking for and the budget(s) they have in mind can be searched to identify local requirements and demand for land. To find out more, please visit and search for ‘custom build demand’. THE CUSTOM AND SELF-BUILD REGISTER AND PORTAL There are currently 127 people on the council’s custom-build register, 46 of whom currently live within West Norfolk – 106 of those of the register have no fixed opinion on where in the borough they wish to build, and for many the most important factor is affordability. To register your interest in building or organising the building of your own home you can sign up the custom- and self-build register. This enables the council to help match your needs with building plots in the area. To find out more and apply to join the register, visit and search for ‘self build’. For people or groups interested in custom-built homes, NaCSBA has developed an easy-to-use portal providing information on finding a plot, financing, the right to build, kit homes and much more. You’ll find it at




ohn Maxey of Maxey Grounds tells us about his experience with a customand self-build development of 25 homes in Upwell.

“This site offered a great opportunity for a custom- and selfbuild development, being already allocated for development in the Local Plan, which made the planning process more straightforward. There were three separate land-owning families involved in the site, so maximising the net return for them was a priority. The other advantage was that between the three landowners they were able to fund the build of the road and the affordable housing required for the development. The site was granted outline planning permission in 2016 with an allocation of five affordable homes within the development. Getting the consent was no more difficult than for other developments of a similar size – although we were required to produce a ‘design guide’ to ensure consistency among the individual plots. The positive aspect of that is it gives the landowner some influence on the overall look of the development. Demand for the plots has been good, with interest from a wide range of individuals – those wanting to build their dream home to live in, those seeing it as an affordable way to get on to the housing ladder, and serial selfbuilders who build homes to live in for a few years and then sell on to develop on another site. Some

plots have even been taken by small developers for custom-build projects to sell on. I’ve noticed that the availability of plots with good frontage has declined as villages have been ‘infilled’ with housing. There’s a real need for landowners to consider putting forward land that could be used for custom- and self-build projects – and the increased net return compared to selling to a major developer should be quite a motivator. Progress on the site has been good. The road and the affordable homes should be complete by the end of 2018, and the individual developments are coming along really well. My biggest learning point has centred on the area of affordable housing. If the site is large enough to require an element of affordable housing, be clear about what’s required and find out the trigger dates for the affordable housing to ensure you can fund it. Also, ensure you’ve secured a developer used to building for a housing association. Housing association requirements are very specific, so it’s good to know you have a builder in place who can manage the process from the outset in order to achieve a smooth handover at the end of the project. All in all, it’s been a positive experience, and I’m already involved with another potential custom- and self-build site. It certainly brings benefits to both landowners and potential homeowners.” – JOHN MAXEY

KLmagazine Home Design and Build Special Edition


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save the world and save money with solar power Well on the way to realising his vision of delivering a ‘greener' King’s Lynn, Kevin Holland is helping people power their lives using solar energy, and there’s no doubt this is the energy of the future... isit Kevin Holland’s ‘living example’ thought of noticeable panels on their roof – of a greener Britain in Wiggenhall St but while that may have been true in past Mary Magdalen, and you’ll be years, the modern era of solar energy has astounded how little you know seen incredible improvements, and Kevin is about the potential, the uses and certainly at the forefront of the latest the benefits of solar energy – and that a lot developments. of what you do know is based on “A few years ago, we simply had panels misconception. on top of the roof,” he says, “but now they “Switch to solar power and you won’t just can be inset, so they’re not so obvious – be saving money on your although they work just as well.” energy bills,” says Kevin. Not only that, the Solar Shed “Solar allows you to take offers the choice of having your direct and immediate action panels installed on garden against climate change – and buildings, carports, sheds or fuel n de ar G future generations will know stores – and more recently roof ur Yo Love that you did your bit for the tiles and slates have been planet!” developed which are individual solar panels. When surrounded by examples of solar This will be Kevin’s 11th year in the energy at Kevin’s aptly-named Solar Shed industry, and he has a lot to show for it. on the banks of the River Great Ouse it’s Namely, almost 900 solar installations to difficult to comprehend exactly why date, from residential houses to six of the anyone wouldn't switch to this way of living. ten largest systems in King’s Lynn - together Facing the idea of solar energy, many with some 450 small off-grid systems for people would turn their nose up at the glamping and camping sites.



These statistics alone speak volumes for Kevin’s expertise - as does the award of top Eco Shed of the Year in 2012 and his listing among the world’s most influential people in energy and climate change – a list which includes Leonardo DiCaprio, Angela Merkel, Elon Musk and Al Gore. Kevin’s vast industry experience couldn’t be more obvious. “There are only two types of people in the world,” he says. “Those who have solar energy now, and those who are going to have it in the future.” Discover a simple but effective way of cutting your energy costs (and help save the planet at the same time) by contacting Kevin at the Solar Shed today to learn how easy it is to turn daylight into money!

TEL: 0808 126 1289 / 07737 457208 | KLmagazine Home Design & Build Special Edition


â&#x20AC;&#x153;This is exactly how to restore an 18th century farmhouse to its former glory and revive its identity. Everything is in the detail, and it's been completed so well that it's almost impossible to tell where the old ends and the new begins... â&#x20AC;? - PAM Lynn, conservation officer

Borough Council of King's Lynn & West Norfolk

the manor house listed building schemes


How to breathe new life into a listed building Working on listed buildings takes a huge amount of care and sensitivity – something Strata Architecture have accomplished to extraordinary effect at The Manor House at Syderstone aomi and Tim Hansell aren’t afraid of a challenge or of tackling big projects, so when they first saw The Manor House in Syderstone on the market, they lost no time in taking a look. Essentially an attractive three-storey house in the middle of the village, the manor had lots of potential but was in such a dilapidated state it was going to need a full refurbishment. Millthorne Developments Ltd (who delivered the award-winning Caradon


House in East Rudham at the last Mayor’s Design Awards) recommended the Hansells speak to Strata Architecture of Burnham Market – with whom the couple were already familiar. “We’d worked with the Hansells before, and the main reason this project appealed to us was that it had a great deal of subtlety as opposed to a standout ‘wow’ factor,” says Strata Architecture’s Jason Law. “With listed buildings you don’t have to make dramatic changes, and this project was

KLmagazine Home Design and Build Special Edition

more about attention to detail and sensitive restoration. A lot of care is required when you’re doing a building like this – and we’re really pleased the property has been successfully and sensitively brought back to its former glory.” Indeed, initial looks may suggest the Manor House has simply been spruced up, but those looks are deceptive – which speaks volumes for the care Strata Architecture took with the property.


ABOVE: The original state of the Manor House’s windows - painstakingly restored and replaced by Strata Architecture BELOW: The ground floor plan of the Manor House, showing the creation of a vast openplan kitchen and dining area


You’d never believe that almost every piece of glass in every single window was either broken or damaged and that every window sill and casement was rotten or beyond repair. “We had to save every single piece of unbroken glass so we could re-use it, which was a significant undertaking,” says Jason. “Conservation organisations are always happy if you can do things like that.” And it’s that kind of attention to detail that’s seen the project shortlisted for the Mayor’s Design Awards in the Listed Building Schemes category. Strata were initially contacted in May 2014 to produce a detailed measured survey of the property, and the Hansells’ brief was to retain as much of the original house as possible. Many of the authentic fireplaces, cornicing and detailing were still in situ, so could be

retained and restored, along with much of the house’s character and history. In fact, the windows were a major part of the refurbishment, in terms of both time and expense, with every one renewed with consistent and expertlycrafted joinery details. The Manor House sits perpendicular to the main road through the village, which means the front elevation can be viewed by anyone approaching it from the church – an interesting building in itself with one of the few round towers in Norfolk. The front of the house is rendered and has been repainted in white with contrasting black window frames (as it would have been originally) – whereas the rear has been faced with local flint attractively edged in brick. The brick and flint wall around the courtyard has also been retained and patched in places, but its essential style has been preserved. The Hansells specifically requested Strata make as few significant changes as possible in order to keep the house close to its original style. The original house was built in the late 1600s with additional Georgian extensions to the front added in the early 1800s – so Strata were very conscious of retaining as much of that early character as possible. In fact, the whole renovation only involved the removal of one wall (which lay between the kitchen and scullery) to create a bigger and more usable space. “We had to obtain specific permission to remove that wall and we had to record it and justify that it wasn’t original,” says Jason. “With a Grade II listed building, it’s at the discretion of the conservation officer as to what can be removed or altered, but a building can be listed for certain features or its

KLmagazine Home Design and Build Special Edition

character within the setting – and the listing will tell you that.” Since the house was being refurbished with a view to holiday letting rentals, Jason and his team had planned the interior to cater for up to 16 people in superior accommodation with all the necessary facilities. From the original rooms, Strata was able to re-design the space to create eight bedrooms and seven bath or shower rooms on the top two floors. The vast dining and kitchen area, which opens onto the terrace, can seat all visitors – and in addition to a drawing room and library, there are two snugs and a boot room. The exterior of the site also needed to be completely restyled. The drive was re-positioned to sweep in through double gates and offer a spectacular view of the front elevation. The front garden was mainly laid to lawns, and the rear garden was given new seating areas, a wood-fired pizza oven, barbecue and a games room built in one of the outbuildings – where guests will find a pool table, table football and darts board. The Hansells didn’t skimp on the quality of the furnishings and accessories either. The standard of finish is of the highest quality, and every room is furnished with comfortable and stylish sofas, seating, beds and lighting – but the renovation does feature state-ofthe-art technologies, which are essential requirements of modern living. “For me, there’s so much character and history of the old farmhouse,” says Jason. “I love the fact there are no straight lines, although trying to draw up something that isn’t square can be quite an undertaking. But once you’ve got it, it’s all there – and it’s possible to make something quite wonderful from what you have.” And there’s no doubt the new-look Manor House is very wonderful indeed – praise that Jason is keen to pass on to the builders. “The same builder can create a really good modern new house to a very high specification,” he says, “but the real magic is in being able to bring about the same (or even better) result while being restricted to the use of lime mortar or re-using old glass.” With the help of the owners, builders and Strata Architecture, the Manor

House at Syderstone is a superb example of how to refurbish a house that might easily have been left to crumble into a sorry pile. The attention to detail and the skills of all those involved in the project has produced a large, attractive property with an understated but very evident ‘wow’ factor. “In essence, that was the brief,” says Jason. “We had to change as little as possible but still manage to create something quite extraordinary. Thanks to our design input and the build quality of Darren Wright andf his team at Millthorne Developments, I think we’ve done that extraordinarily well.”

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KLmagazine Home Design and Build Special Edition

KLmagazine Home Design & Build Special Edition


core technology projects bring the future to norfolk In the next few years, your home will become smarter, more efficient, and easier to control. King’s Lynn based Core Technology Projects is already introducing local homeowners to the new possibilities... hen this former property in the heart of rural Norfolk was built back in 1836, the cutting-edge innovations of the day were limited to the invention of the matchstick and the introduction of Samuel Colt's multishot revolver. Today, it's a stunning example of the benefits 'smart' technology can bring to your home thanks to the work of King's Lynn based Core Technology Projects. "Before we even became involved in the project, the homeowners had been

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told it would be difficult if not impossible to incorporate new technology in the older parts of the property," says the company's founder and managing director Jim Garrett. "It takes hard work and it takes determination, but if you really understand the technology you're working with, it's always possible to give the client exactly what they're looking for. We never say no to a challenge, because there's always an answer." Over the course of a year-long

refurbishment project, Core Technology Projects applied all their skills and expertise together with the latest developments in smarthome technology to bring an imposing 19th century property to the very leading edge of 21st century living. “It's fair to say this fabulous house is a showcase of almost every product and every service we offer," says Jim. For starters, Core Technology Projects designed and installed a major CCTV and intruder alarm system that involves over 10 separate cameras –

KLmagazine Home Design and Build Special Edition

and worked closely with the relevant subcontractors on the project to bring the independent control of the lighting, heating, Velux windows and blinds under one integrated 'Control 4' automation system. "It was quite a challenge as the smaller part of the house contained around 100 lighting circuits," says Jim, "but that's the magic of the latest technology - it can simplify the most complex operations, it can bring them all together, and it enables you to control the whole house by only using your voice." And 'magic' isn't too far from the truth either. If the outside temperature rises above a certain level, the blinds of ABOVE: A stunning 4m screen with full 4K HD dominates the dedicated cinema room your home can come down and the changeable intelligent LED lighting, Velux windows can open automatically. which can create any number of If the intruder alarm is activated for any different viewing environments. reason, the system will notify you (even A luminous sign in the room reads if you're on the other side of the world) "Please sir, can I have some more?" and and it can also turn on some or all the it's hard to disagree with the sentiment. lights. All you have to do is say the Controlling the full Dolby Atmos word. system (a sound technology that moves But the centrepiece of Core around in three-dimensional space for Technology Projects' work here has to a fully immersive cinematic experience) be the astonishing dedicated cinema the communications rack is housed within a cabinet to which Core Technology Projects added a charming personal touch. "The homeowner is a huge film fan and one of his favourite movies of all time is Oliver Twist," says Jim. "We commissioned a special 'Oliverthemed' print for the glass door of the cabinet and he was absolutely over the moon with it. It's just a case of going the extra mile for customers – and that’s second nature to us." Designing a dedicated state-of-theart cinema takes more expertise than ABOVE: Intelligent LED lighting can create any number of different viewing environments you may imagine, though. With such a controlled by a simple voice-activated complex system, Core Technology Projects needed to ensure the projector system (below) and every one of the speakers were in precisely the right location for maximum impact – and they even took the homeowner to one of their - JIM GARRETT suppliers in Hampshire for a FOUNDER, CORE TECHNOLOGY demonstration of the latest AV PROJECTS LTD technologies and exactly what could be achieved with them. "This isn't just a room with a big TV in room. Dominated by a massive fixedit," says Jim. "This is home cinema in frame screen that measures over 4m the truest sense of the word - it's fully wide (yet still manages to deliver customisable to the needs of the stunning full 4K HD resolution), the customer, and we've even built in room features no less than 14 speakers allowances for future changes in - although you'd be hard pressed to technology so they can be integrated spot any of them. Three of the speakers into the room if required.” are hidden behind the screen itself, the The refurbishment of the newer part ones in the room are painted to blend of the property is now complete, and in with the walls, and the four speakers the homeowners are now looking at in the ceiling are similarly discreet. using the expertise of Core Technology The room contains even more Projects to bring the older wing of the modern technologies such as house into the 21st century and automated blinds and fully colourcreating a totally smart home.

“It's fair to say this fabulous house is a showcase of almost every product and every service we offer.”

KLmagazine Home Design and Build Special Edition


ABOVE: The property’s smart ‘brain’ is housed in a central communications rack - to which Core Technology added a distinctive personal touch for the homeowner

The project will involve Core Technology Projects upgrading existing systems and installing new technologies to the rest of the home extending the internal WiFi network, combining lighting and heating controls to existing circuits, and expanding security systems. "Essentially, we'll be using the latest technology to bring both halves of the property together," says Jim. "It will be possible to operate all the various elements of the entire house as one single entity - and the owners will be able to do that at any time from any location." The project is a shining example of the way Core Technology Projects works closely with electricians, plumbers, architects and project managers to make homes smarter both aesthetically and technologically. "Probably the most important elements of a project we work alongside are the clients themselves," says Jim. "They know what they want and it's our job to use the latest innovations and ideas to deliver exactly what they're looking for." As Core Technology Projects continues to work on smarthome installations across Norfolk, around the country and even in Europe there's only one problem - how do they keep up with technology when it changes on an

almost daily basis? "You just have to keep ahead of things," says Jim. "Whenever any piece of new technology is released we'll always order it in, we’ll make sure we're fully up to speed on it, and we’ll see how well it works with currently available systems." With headquarters based in King’s Lynn and with a newly-opened showroom and demonstration suite in Holt, Core Technology Projects can introduce you to a world where your home works for you – how you want and when you want. There may be no predicting where the latest innovations in smarthome technology will take us, but one thing's guaranteed - Core Technology Projects will be at the forefront of it.

Tel: 01553 776413 Email: web: 1 APS House, Oldmedow Road, Hardwick Industrial Estate, King’s Lynn PE30 4JJ 62

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timber & floorboards We have a vast range of reclaimed timber products available on site, including large oak and pine beams from old buildings, seasoned oak which can be cut to suit individual needs, large stocks of old floorboards, pine oak and other hard and softwoods.

Helhoughton Road, Hempton, Fakenham NR21 7DY | T: 01328 864743 KLmagazine Home Design & Build Special Edition


â&#x20AC;&#x153;The use of original features and materials carefully stored for decades was amazing - and the contribution this project made to the vitality of the village is admirable. The perfect balance between preserving the past and embracing the future...â&#x20AC;? - PAM Lynn, conservation officer

Borough Council of King's Lynn & West Norfolk

No.Twenty9 Craftsmanship & listed buildings


From Georgian house to cutting-edge restaurant Conversion, renovation and restoration in one build, No.Twenty9 in Burnham Market is a shining example of the creative skills and sensitive approach of ACS Architectural t’s a rare thing for a homeowner to task an architect with turning a locally well-loved Georgian property into a unique restaurant featuring an ultra-modern kitchen and open firepit cooking range. It’s equally rare when that person also wants the ‘imposter’ Victorian frontage restored to its original Georgian symmetry – with as many original features as possible enhanced and protected. But Tim Roberts – the new owner of 29 Market Place, Burnham Market – had more than just a demanding brief for architect Chris of ACS Architectural Ltd to consider. He had a clear vision of how this much-loved former family home could be brought back to its Georgian splendour but also become a


vibrant part of village life. Restoring and rejuvenating the property was an exciting challenge which immediately appealed to the creative architectural talents of ACS and their years of experience working on historic properties, especially when a surprise discovery hidden away in a barn took the project to a completely new level – one that’s resulted in a truly outstanding conversion, perfectly restoring the past and giving the property a fresh new place in the modern world. No.Twenty9 now welcomes customers into amazing surroundings, enabling them to relish both the menu and ambience but also the sheer style of the newly-restored building which

KLmagazine Home Design and Build Special Edition

had been home to several generations of the same family until Tim bought it in April 2016. The story of the building’s restoration and reinvention must be one of the most unusual any architects’ practice could tell. It began with a meeting with new owner Tim Roberts, who had an ambitious vision to create a stunning new restaurant whilst protecting the heritage of a house which had stood the test of time. Tim already had experience of owning a great restaurant – the Gin Trap on the island of Nevis in the West Indies – and the link between his love of Norfolk and his plans for No.Twenty9 was none other than Norfolk’s most 67

famous son Lord Nelson, who married his wife in 1787 at the Caribbean property that is now the Gin Trap. Having discussed the clear brief, Tim then revealed something ACS could never have anticipated. Previous generations of owners had carefully stored every item removed from No.Twenty9 over the decades, including the original Georgian frontage, original sash windows, antique glass and more – everything, in fact, that Tim’s vision for a Georgian house rejuvenation would need. “It’s very unusual to work with a client who insists everything with historical value should be kept,” says Chris Borrmann. “Even more so when they provide a wealth of original items from the property’s history – it was as though they’d been sitting in a barn waiting for someone to put the pieces back together and make No.Twenty9 something Burnham Market and Norfolk could be proud of.” Chris and his team at ACS spent considerable time taking into account local views and concerns about the project, paying close attention to light pollution and potential noise issues. “There were some initial worries over extraction levels as the building has domestic homes close by,” says Chris. “Our solution was to use the existing chimney and install new ducting to make sure this was properly addressed. Basically, we had to work within the physical structures that were unchangeable and ensure the property complemented its immediate surroundings.” From April 2016, the project moved

apace, with plans being drawn and discussed with Pam Lynn of the local Planning Department’s Listed Building and Conservation Team. By the end of the year, essential work to tackle the poor state of the roof was underway. “From the very start, protecting the fabric of the building from any further deterioration was an important element,” says Chris. “This was an essential focus of the project – even before the work began in earnest.” Within a building that couldn’t be altered structually, the work involved

“The story of the building’s restoration and reinvention must be one of the most unusual any architect’s practice could tell” the installation of modern equipment for the restaurant’s kitchens (including the first open fire cooking pit outside London), the creation of toilet suites, and the maximising of space for

dining tables. It was a considerable challenge, requiring lateral thinking, careful planning and a very sensitive approach to the existing building. The fact that it’s virtually impossible to tell where the old ends and the new begins goes a long way to explaining why the project has been shortlisted for the Mayor’s Design Awards in the Craftsmanship category. “Happily, we had a brilliant team on the project,” says Chris, “and everyone involved, especially contractors Daco Ltd’s Steve Dawes and Ben Connolly, worked together to find the answers which have ultimately benefitted the house – and the restaurant’s guests.” By February 2017, reconstruction and restoration work began, with ACS working closely with Daco Ltd and the local conservation team to ensure the revitalised No.Twenty9 was the best it could be. One aspect important to rectify was reconfiguring a flat which had been created on the first floor. Its central kitchen had to be moved and the overall use of the space redefined. The solution, following a carefully-managed clearance was to create a light-rich wine fridge in the centre of the floor – something that was only possible after new solid oak beams were added to the deteriorated ones that had fallen victim to deathwatch beetles. It was a build full of surprises. “We discovered that a central fireplace that appeared to have a single walkthrough to one side actually had walkthroughs on both sides,” says Chris. “We also found a huge number of Victorian glass bottles. We uncovered

ABOVE: Before and after shots of one of the first floor dining rooms


KLmagazine Home Design and Build Special Edition

ABOVE & right: Before and after of the wine cellar

some odd little holes recessed into the walls we assumed were for candles in the past – and we even found a well!” The result more than lives up to owner Tim Roberts’ original ideas and is a fine example of how ACS approach projects with equal measures of creativity and sensitivity. “Tim wanted to make the restaurant as open plan as possible so guests could see the chefs cooking for them, as well as providing a venue that was both warm and welcoming,” says Chris. “The artwork is amazing too, and we’re really pleased that Tim gave us the flexibility to achieve his plans. It’s a truly fabulous space.” So what’s next for No.Twenty9? Planning permission has been granted for six bed and breakfast rooms, so guests visiting Burnham Market can enjoy more than just an excellent meal. With Tim’s passion, the design prowess of ACS and exceptional building skills, a very special building has been restored, given a modern purpose, and now has a lease of life that will see it well into the future.

20 Westgate, Hunstanton PE36 5AL WEB: Tel: 01485 532112 Email:

Contractors of No.Twenty9 Burnham Market


Burnham Market

Blakeney 00

West Rudham KLmagazine Home Design and Build Special Edition

Colour Match

ALL YOUR BUILDING NEEDS AND ALL UNDER ONE ROOF Find your perfect paint colour match with the new Crown Colour Paint Collection at Barkers DBS in Downham Market proper shop selling proper things” is how Barkers DBS is known. If you’re looking for something for the household, DIY, decoration or gardening, then Barkers of Downham Market is the place to go. The parent company actually started as jobbing builders in 1949, and by the time it acquired its current premises in 1962 it had become a large housing developer. Tom and John Barker realised that rather than sending customers to King's Lynn to buy fireplaces, they could easily supply those themselves from their new showroom at The Green in Downham Market. And from there, the subsidiary expanded rapidly until Barkers was supplying every item a builder could need to complete a house. Today, the company stands on its own - selling to both the professional builder and the home DIY enthusiast. “We have professional staff who really know their stuff and can offer excellent advice, and our prices are always highly competitive,” says Shop Manager Sarah Clifton. “Local


independent workmen come to us for their supplies because they know we stock everything they need - and we have a massive number of products.” An exciting service the business now offers customers is the new Crown Colour Paint Collection, which Crown is rolling out through independent retailers offering a wide variety of premade colours and enabling Barkers to match almost any colour or any finish. Using a colour spectrometer, the machine ‘reads’ any piece of material or wallpaper and produces a colour or shade which matches exactly. In fact, Barkers offers the complete Crown range, from the small matchpots customers buy when deciding on colours to the full range of gloss, silk and matte paints for walls and ceilings - as well as more specialist paints for high traffic areas and exterior paintwork and masonry. Barkers can also supply a full range of rollers and fillers, curtain poles and blinds to complement the new paint colours. As a true one-stop-shop, they have everything

for the home and for the professional builder. All high-quality brands are stocked in their large and spacious shop - including Harris brushes, Ronseal finishes and a full range of kitchen equipment. The words of one customer sums it up pretty effectively - “Whenever I want anything," they say, "I can be assured that Barkers will have it.”


BARKERS DBS The Green, Railway Road, Downham Market PE38 9DY xxxxx

TEL: 01366 382525 EMAIL: Open: Monday-Saturday 8am to 5pm & Closed Sunday

KLmagazine Home Design & Build Special Edition


A spark of genius from Bramham Electrical Trevor Bramham explains how to choose the right electrical contractor and ensure you pay the correct price for the right work... ased in King's Lynn, Bramham Electrical Ltd is a specialist electrical installation and maintenance company with over 25 years’ experience in virtually every aspect of electrical work. When choosing a contractor to carry out electrical work in your home and/or business, you’ll need assurance that the company you choose has impeccable credentials for providing safe, efficient, quality and cost-effective work. Bramham Electrical Ltd can provide that peace of mind as an approved contractor by the NICEIC (the National Inspection Council for Electrical Installation Contracting), the ECA (Electrical Contractors Association) and as one of the very few local companies to be registered with the government-



endorsed Standard Trust Mark. Bramham Electrical is also an approved member of the Which? Trusted Trader endorsement scheme, an initiative that recognises traders who successfully pass a rigorous assessment process. We talk to Bramham Electrical's Managing Director Trevor Bramham about choosing a safe and reputable contractor for your home or business... KL magazine: How should customers set about finding a good electrical contractor? Trevor Bramham: Initially you’ll need to check that whoever you contact is an approved contractor – and that’s crucial. The NICEIC has a good search facility

at and that’s a very reliable place to start - all you need is your postcode and it will find the closest approved contractors to you. If the company has a website, it’s a good idea to visit it and look at their track record – and pay close attention to their accreditations. And just because a contractor’s website displays the NICEIC logo, do remember to check the NICEIC’s website to make sure that they are. This isn’t scaremongering - a man in Lanarkshire was recently sentenced to almost three months in prison and fined heavily for falsely claiming to be NICEIC registered. A reputable and legitimately-accredited contractor will be more than happy to show you any official documentation. Personal recommendations are

KLmagazine Home Design and Build Special Edition

KL magazine: How can you know exactly what electrical work you actually need for a project? Trevor Bramham: As a starting point, its worth paying an accredited electrician to write a detailed specification. You can then send this to different electricians to obtain 2-3 comparable quotes, as they are all based on the exact same impartial specification so are like for like. KL magazine: If you then find yourself with three different quotes with widely variable costs, how do you judge between them? Trevor Bramham: For starters, you should never accept a single-line quotation. Look for a detailed breakdown of the proposed work and the products and materials being used – and be aware that the quality of these will have an affect on the price. It’s tempting to assume that the most expensive quote will be the one that

gives the contractor the most profit – but that’s not necessarily the case. Cheaper quotes are often only superficially attractive. Dig below the surface and you may find the contractor is using sub-standard sockets, lower grade cabling and lower standards of workmanship. Strange as it may seem, those ‘cheaper’ quotes may actually be making the most profit for the contractor because they’re cutting so many corners. And where electricity is concerned that’s something you should never do. KL magazine: What should people be looking for in terms of warranties and guarantees? Trevor Bramham: You should certainly expect a minimum 12 months guarantee for labour and warranties of between 2-10 years for equipment. The NICEIC offers a special form of protection known as the Platinum Promise, which means that steps can be taken to remedy substandard work in the event the installer is no longer registered or has ceased trading.

What we liked about Trevor was that he didn’t just look at the immediate project but also spent time futureproofing the project. The technical ability and attention to detail of Bramham Electrical are brilliant and their quote had no hidden extras.

useful, but you shouldn’t be relying on those alone. A single experience from a friend or relative may not be the most reliable reference.

- Mrs J Kirby

KL magazine: Is it simply enough to know that a contactor is ‘insured’ – or should you look a little closer at what that entails? Trevor Bramham: All contractors must have full insurance to carry out all electrical work, and ensure their insurance covers the work they are doing. They should have a minimum of £2 million public liability cover also. Don’t be intimidated about asking to see copies of the contractor’s insurance schedule either. When you do, it’s very important to confirm that the name and address on the policy are correct, and don’t forget to check its end date. This isn’t alarmist advice; it will come as a shock to many people to learn that as many of 50% of contractors are currently under-insured – and some aren’t insured at all. KL magazine: How should you check for age and wear of your electrics, and how often should you get your house inspected? Trevor Bramham: If you’re thinking of having a new kitchen or undertaking a major project, it’s worth asking how old the cabling is. If it’s 40 years old, it’s very unlikely to last for another 40 years.

KLmagazine Home Design and Build Special Edition


Trevor’s Top Tips 1

KL magazine: What other services do you provide?

It’s better to replace the cabling now – and certainly any rubber elements should be replaced as soon as possible, because it will eventually perish and break down. We use a lot more appliances these days, but they now run on milliamps rather than amps – which means we may use a lot less power for each piece of equipment, but we use a lot more pieces of equipment. Current requirements recommend that an installation should be inspected after 10 years for the first inspection but then every five years provided everything is in good order, and that’s very important to remember – as the lack of a valid certificate could invalidate your insurance. Bramham Electrical offers a range of professional inspection services, and we’ll always remind you when your next one is due.

Bramham Electrical have completed many electrical and data cabling projects for us over the years. We have always been impressed with the excellent standards and professionalism of Trevor and his team, and would highly recommend them to friends, family and business associates.


- ecs computers

Trevor Bramham: In addition to electrical installations of all types for all kinds of properties and premises, Bramham Electrical offers a whole range of services from CCTV cameras, intruder and fire alarms to security lighting, appliance testing and routine maintenance. We also provide a specialist lighting consultancy and design service, and can provide expert advice on energy and electrical efficiencies. We keep up to date on all current rules and legislation as well – wiring regulations are currently changing significantly, and although that doesn’t mean everyone needs to have their house re-wired, it does mean that any new work we undertake has to comply with those new regulations. KL magazine: So (if you’ll excuse the pun) electrical work is never a static thing? Trevor Bramham: No, far from it. Although we’ve been using electricity in our homes for around 100 years now, it’s still changing – and it will continue to do so as technology improves and energy efficiencies become more important. For instance, many people will be unaware that since the start of September 2018 we’re neither manufacturing or importing halogen lamps – the lighting of the future will be exclusively LED-based. We’re now looking at replacing traditional storage heaters with stateof-the-art electric radiators, and the development of ‘smart’ technology

Always check a contractor’s insurance and qualifications. Currently, there are no legal requirements in the UK to register as an electrician (unlike gas installers) so this is of paramount importance.


Look online to check if the contractor is approved and accredited.


The website is specifically designed for consumers and gives plenty of useful advice and guidance.


Similarly, another very useful website is, which offers a huge amount of information and explains regulations which might be appropriate for your project.

means that surge protection devices are becoming an essential component of every electrical installation. Whether you’re looking to re-wire an older property, want a complete system designed for a new build, or are planning a modern office suite with full connectivity, contact Trevor and his highly-qualified team at Bramham Electrical today for an initial consultation about your specific needs. Discover a local electrical contractor you can trust; one with full accreditation, industry-standard workmanship, and a track record of successful installations that’s second to none. Discover Bramham Electrical.

BRAMHAM ELECTRICAL Ltd The Stables, Austin Street, King’s Lynn, Norfolk PE30 1QH

Tel: 01553 763 685 Email:










Head Office: 3 King John Bank, Walpole St. Andrew, Wisbech PE14 7JT Tel: 01945 780980 North Norfolk Office: 21 Holkham Studios, Longlands, Holkham Estate NR23 1RU Tel: 01328 854455

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KLmagazine Home Design and Build Special Edition

Top-notch timber and the best customer service combined Looking for wood? Look no further than Timber Services imber Services in King’s Lynn has been supplying high quality timber products to everyone from local people to national construction businesses for almost 20 years now. Over the years they've built strong, lasting relationships with both suppliers and customers, meaning they have the facility to provide the best quality timber possible at incredibly competitive rates. Whatever the job, Timber Services can guarantee that the finished product is long-lasting, but also has the looks to match. In addition to construction, joinery and planed timber, they also offer a comprehensive range of interior and


exterior cladding boards and sheet materials such as plywood, chipboard and MDF. Not to mention what’s probably the widest range of fencing panels in the area - with over 20 different styles, you’ll be spoilt for choice! There’s also posts, supports, and a vast selection of gates from small garden gates to large five-bar field gates. And on top of all that, Timber Services always stocks a range of high quality decking and sleepers and an extensive collection of hardwood flooring in many different finishes and colours. At Timber Services experts in the trade are on hand to answer any questions and

after helping you to choose the perfect product, Timber Services will even assist you when loading your trailer or van! In addition to this, if you can’t fit your timber products into your car, they can deliver them directly to your home to save you the hassle - free of charge on orders over £200. For the best quality timber products, a service that’s second to none and the knowledge and experience to help you purchase exactly what you need for your next building project, Timber Services is the place to be.

VISIT US AT: Horsley’s Fields, Hardwick Road, King’s Lynn PE30 5DD TEL: 01553 760000 | WEB: | EMAIL: KLmagazine Home Design & Build Special Edition


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â&#x20AC;&#x153;A very creative extension that makes the most of glazing and natural materials to blend in with neighbouring properties, and still manages to make a bold statement of its own...â&#x20AC;? - Stuart Ashworth, Assistant Director Environment & Planning Borough Council of King's Lynn & West Norfolk


KLmagazine Home Design and Build Special Edition

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sail away RESIDENTIAL extensions


Sailing away like a Phoenix from the floods It was virtually destroyed in the tidal storm surge of 2013, but Sail Away on the edge of Brancaster Staithe has now been brought back to life – thanks to the work of Mode Construction ith some of the highest still water levels on record around the east coast of the UK, the winter surge tides, storms and floods of 2013 made a permanent and devastating impact on North Norfolk. Some 1,400 homes were flooded, and one particularly hard-hit property was Sail Away, a cottage at the very edge of the Brancaster Staithe marshes and the closest to the sea. Its final fate seemed inevitable thanks to the damaging 1.5m of water and


high winds that ripped through it, but today Sail Away is not only restored, delightfully habitable and stylish – it has become a landmark building which is now better than ever. With a 12-month rebuilding and refurbishment project completed in September 2017, Sail Away is now shortlisted for a Mayor’s Design Award in the Residential Extensions category. But this is a project that takes the idea of an ‘extension’ to a whole new level. The unpredictability of the sea made its mark for miles around, and as far as Sail

KLmagazine Home Design and Build Special Edition

Away was concerned, all that remained were some shaky walls and a precarious roof – a gable end of which had totally collapsed. In fact, because of the damage caused, the building was totally uninhabitable and it seemed that Sail Away could never rise again. Thankfully, Burnham Market based Strata Architecture created a design which gave the property a new lease of life, sympathetic to the local environment but adventurous and modern at the same time. It was the ideal reconstruction and 79

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ABOVE: Roof Terrace overlooking the marsh

refurbishment project for Mode Construction, who are based in Norwich. “The newly completed Sail Away is a stunning building and it’s double the original size – but still uses the original site’s footprint,” says Geoff Lane, Mode Construction’s Chartered Surveyor and Director. “There were complications with the build, which included its proximity to adjoining properties, diversion of the coastal path, and managing the build with way winds and tides that would affect the site during its construction and protecting its future use.” Sail Away is a brilliant re-invention. The original courtyard and former

“sympathetic to the local environment but adventurous and modern at the same time” 80

cottage were combined to create a bigger footprint. The boat store remained as the ground floor’s main purpose, and the larger space meant that a new utility room, shower and modern plant room could be added. The first floor features an open plan dining room and kitchen plus two bedrooms and a family bathroom. The use of full-length sliding glass doors, expansive windows and generous outside space makes this a spectacularly light and airy place to relax in. “I think the element I like the most is the stairway up to the roof terrace,” says Mode’s Construction Director Steve Wheeler. “Its glass roof over the stairs, automatically opens to give access to the ultimate in panoramic viewing decks. The cottage celebrates its past, but it’s also fit for a long and luxurious future for the people who own and use it.” It’s a far cry from the early days of the project when Mode Construction were using supports that wouldn’t have looked out of place in a Mecanno set to keep the remaining walls upright – before starting work in earnest. Mode Construction has been managing specialised building, renovation and refurbishment projects for over three years now. The company was founded by Geoff and Steve with a very clear vision. “We actively work with our clients to achieve joint goals and provide solution-driven schemes, balancing the key factors of quality, time and cost” says Geoff. “Our aim is to provide every customer with a unique service in creating their ideal build. And we never compromise on the quality or delivery of our projects.” KLmagazine Home Design and Build Special Edition

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ABOVE: During construction from roof terrace RIGHT: Before shot of Sail Away from the Marsh

Geoff and Steve combine their individual skills to achieve a standard of work that has driven Mode Construction successfully since its early days. The core team now includes Steve Reeve (who joined Mode Construction in March 2018) who works with Steve Wheeler in managing the construction phase of live projects – leaving Geoff to concentrate on running the business and the technical side of surveying and financial management. The fourth member of the Mode Construction Director team is Paul Lane who draws upon years as a successful businessman in varying sectors, offering high level advice on key corporate decisions and company direction. “In many ways we’re a perfect team, and our rule is to involve clients at all times, always keeping them up to date on the build,” says Geoff. “We’ve worked on some fabulous projects, and I feel we’ve delivered some of the best properties on the Norfolk coast.” In a short space of time, Mode Construction have completed a number of commercial schemes including the demolition and re-build of the Brancaster Staithe Sailing Club, works at the huge Chapelfield shopping centre in Norwich, unique single house builds along North Norfolk and a project at Holkham Hall. A closer look at the revitalised Sail Away project can be found on Mode Construction’s website via both video and photo media, together with a number of other incredible schemes that Mode Construction have completed.

WEB: Tel: 01603 458580 Email: The Clock House, Norwich Rd, Hethersett, Norfolk NR9 3AT KLmagazine Home Design and Build Special Edition


This stunning kitchen has plain front drawers with beaded cupboards, painted in Aurora Sky and Ladyholme by Fenwick & Tilbook with chrome ďŹ nish handles by Almac Martin. Worktops are Yukon Blanco by Silestone Quartz and appliances include a Zip water tap and Fisher & Paykel double door fridge freezer, cooling drawer and double drawer dishwasher.

Norfolk living kitchens Beautiful bespoke, handcrafted kitchens in the heart of Burnham Market t Norfolk Living Kitchens it is clear they understand how important the kitchen is in your home. Whether it’s a place where friends and family come together or perhaps where the children do their homework, it is crucial that the designer listens carefully to the client, ensuring the creative experience is a happy and productive one - within budget and ultimately creating a bespoke kitchen to fit all their needs. Handcrafted in their Norfolk workshop, with a design studio and


showroom in the heart of Burnham Market and a stunning ‘show home’ along the coast road in Holme-nextthe-Sea, Norfolk Living Kitchens is ideally placed to create stunning, hand crafted kitchens to suit any style or size of home. Know how and in-house facilities allow Norfolk Living Kitchens to incorporate wood with metals and glass, creating intelligent designs and ideas which utilise and maximise space efficiently in either a traditional, modern or contemporary feel.

KLmagazine Home Design and Build Special Edition

After an initial home visit, followed by a comprehensive scheme of drawings and then a CAD design, the exciting process begins. All the necessary elements are carefully discussed the feel and function of the space, appliances and energy efficiency, storage and work surfaces. Ergonomic elements come to the fore and everything that needs to be considered is considered, with a place for everything - and everything in its place! The Burnham showroom boasts a wide range of different work surfaces


together with kitchen appliances by the great and good in the industry such as Lacanche, Wolf, Sub Zero and Fisher & Paykel. There is also expert advice on hand regarding interior decorating schemes and paint colours, not to mention Norfolk Living Interiors situated under the same roof

“We guide our clients through this exciting process from start to finish, considering the architecture of the space and the design of the room as a whole, taking into account how the kitchen will be used on a daily basis, and what it needs to provide the family.”

This Shaker style kitchen includes an induction hob with integrated, hidden downdraft extractor, along with a Perrin & Rowe hot water tap. Appliances include Fisher & Paykel fridge freezer, a stand alone wine cooler, side by side ovens and double dishwasher. The doors and drawers are framed with a ‘cock bead’ design and finished off with chrome hardware by Almac Martin.

Jeremy Hall Norfolk Living Kitchen Sales with a stylish range of homewares, soft furnishings and accessories. And you’re not limited to just kitchens either… the design team can create a bespoke utility or boot room, bathroom or study, all hand crafted locally and installed by a highly experienced team of fitters.

NORFOLK LIVING Tel: 01328 730518 86


The Townhouse, 55 The Green, Burnham Market, Norfolk PE31 8HD

KLmagazine Home Design and Build Special Edition






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KLmagazine Home Design and Build Special Edition

Apple Store, Covent Garden

first class floors that turn your house into a home Discover the vast range of quality options by Bourne Blinds & Flooring - the team responsible for the flooring at Apple’s Flagship Store hen Louis McGuffog's parents launched Bourne Blinds over 40 years ago, he never imagined joining the family-run business - and embarked on a career in graphic design. But when a contact on the Sandringham Estate enquired about using Bourne Blinds to fit carpets, Louis saw the chance to realise his long-held ambition of running his own business. "I had a background working with different styles and colours and designs, and I've got a very good eye for detail," he says. "Fitting carpets was a very different field, but I really enjoyed it and we haven't looked back since." Over the last decade, Louis and his team at Bourne Blinds & Flooring have completed a hugely impressive portfolio of domestic and commercial work - from the oak flooring in the Apple's flagship store in Covent Garden


(the biggest Apple store in the world when it opened) to fitting all the floors in the refurbished Hillington Square estate in King's Lynn. They've worked on schools, leisure centres and luxurious homes - and have seen their work featured in several past awardwinners of the Mayor's Design Awards. Today, Louis oversees an exceptionally-talented team of experienced fitters with separate team members for specialist jobs. "When we fit carpets they're fitted by an expert in carpets, and when we fit solid wood floors they're fitted by experts in solid woods floors," says Louis. "We think that's the only way to achieve the best possible quality and the best possible finish." From carpets, vinyls and laminates to luxury vinyl tiles (LVTs) and engineered woods - Bourne Blinds & Flooring even offers a range of specialist products

such as seagrass, safety and woven vinyls. Every kind of floor, in fact, for every kind of property. "We want to make life as easy as possible for our customers," says Louis. "We'll move furniture and appliances for you, we'll lift up your old floors, and we'll even dispose of it for you - all for free. Every project is undertaken on a personal home-visit basis as well - it's all part of the service." If you're looking for the perfect floor, there’s no need to look any further. And for the perfect finishing touch, don't forget that this same familyrun company can also supply and fit an equally high-quality range of blinds, awnings and shutters.

01945 430496 07775673073

KLmagazine Home Design and Build Special Edition

Louis McGuffog 89

â&#x20AC;&#x153;Developing on a corner plot in the centre of a heritage route through King's Lynn was always going to be a challenge, but this does it extraordinarily well - contributing to the existing street scheme and blending in effortlessly...â&#x20AC;? - PAM Lynn, conservation officer

Borough Council of King's Lynn & West Norfolk


KLmagazine Home Design and Build Special Edition

queen Street flats small residential groups


A historic location and a design for the future Award-winning chartered architect Richard Waite first started planning a development in the historic heart of King’s Lynn almost a decade ago – but the finished result was well worth the wait... lmost ten years ago, Richard Waite was invited by the Borough Council of King’s Lynn & West Norfolk to submit drawings for a development on the corner of Queen Street and Baker Lane in King’s Lynn. On the face of it, it looked to be a reasonably uncomplicated project, but as anyone involved in designing or building properties will tell you, initial thoughts are often slightly different from the reality – and it’s taken the best part of a decade for the Queen Street project to be completed. At first, the premise didn’t appear to


be too difficult – a case of designing an attractive-looking building that blended into its historic surroundings but also had a style of its own – with three commercial premises on the ground floor and seven flats on the two upper floors. “It was originally part of the tarmaced car park, with some attempts at planting,” says Richard. “The local council asked me to do a feasibility study to see what could be done there, and considering its proximity to the river we worked with flood risk engineer Ben Hornigold and the Environment Agency to develop a

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workable solution.” After various negotiations over planning consent – including consultations with close neighbours – plans were put forward for a variety of roofscapes, and eventually a pitched roof was decided upon. “One of the problems with designing in a location such as this wasn’t just one of scale, but of finding a way to get round the corner,” says Richard. “It’s quite a ‘tight’ site – and with a big sweep of cars continually coming in and out of Baker Lane, we decided on a curve, which is much softer.” That entailed other construction


ABOVE: Before and after shots of Queen Street

issues, such as how to fit the roof slates – which eventually had to be cut to fit individually. In addition, the windows on the top two floors are slightly faceted (fitting curved glass would have been extraordinarily expensive) and make for an attractively rounded look. There were also the design challenges in designing the detailing around the windows and the entrance. “My old tutor used to say you should ‘celebrate the entrance’,” says Richard. “People need to find it, and it has to have carefully-considered faces since it will be viewed from all angles.” When Richard started to look closer


at the land where the building was to be constructed, he had to go back to the beginning and find out about the archaeology of the site to ensure the work didn’t disturb any archaeological remains. Several generations of buildings had been developed on the site over time (there had even been a brewery there once) but they’d vanished to make way for access to the Baker Lane car park many years ago. The ground conditions had to be taken in account, and 18m piles had to installed – first through almost 3m of crust and then a further 15m of ‘mush’ down to river clay. The risk of flooding also had to be considered, and for that reason the initial design consisted of ground floor offices. At first, the Environment Agency wouldn’t allow residential units at street level – but after various negotiations with the local planning department, they eventually relaxed their moratorium on ground floor accommodation for residential under any circumstances. “Ben Hornigold was absolutely invaluable here,” says Richard. “Working together, we developed a scheme that would reinforce the protection for flooding and raise the sleeping accommodation above the flood risk level. Ben came up with practical solutions for protection using barriers

and structural walls and non-return valves on the drains. The Environment Agency eventually saw the logic of our plans and were prepared to accept it.” These sound principles of design were put to the test during the flood surges of 2013 – which brought higher tides than those of 1978, when both King Street and Queen Street were knee deep in water. This time the flood defences proved to be effective – the water level managed to get over the front wall on the riverside, but it couldn’t get past the South Quay. After delays in getting approval, the ground floor had to be redesigned and so the build was extended until the start of 2018 – much to the relief of everyone on Queen Street. “Bringing together all the aspects of the project was actually a quite complex design issue,” says Richard. “We had to consider the size of the site, the need of the borough council to maximise the buildings on it, and the responsibility for the development to fit within a conservation area surrounded by listed buildings such as Clifton House.” The materials were yet another issue that needed tackling. Richard wanted to emulate the existing properties in Queen Street, where adjacent buildings are in either a harsh dark red brick or even darker (albeit softer) brick. Having searched through a number of samples, they finally decided on an Ibstock West Hoathly dark multi mixture. “They were quite expensive but they were absolutely worthwhile,” says Richard. “In fact, the builders had a real problem laying them at first because it was late in the year and they couldn't get the mortar right. When they decided to leave it until the spring they found it much easier.” It was the kind of attention to detail

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that characterised the entire build. “The slates and the tiles are also part of the Queen Street mixture,” says Richard. “It’s not a case of straight lines and single planes – there are different roof heights and we wanted to create that sense of verticality. King Street and Queen Street have tall houses, and vertical lines are a feature. It was important this design followed the architectural semantics of King’s Lynn.” The finished flats are perfectly harmonious with their surroundings, and Richard feels they’ve made an exceptionally effective use of the site, re-instating car parking spaces, providing bicycle storage for all occupants, and creating an attractive courtyard and seating for all to use – with plenty of room for recycling bins. Accessible from both the street side and rear, the development features an attractive vestibule space and galleried second-floor landing – and the flats offer views in several directions across the town and Queen Street, including unique views down King’s Staithe Lane towards the river. In many ways, this development represents the story of the town, and Richard and his project architect Daniel Wallage have made an exceptional job of fitting them within the architectural space of the immediate area. It fully deserves its place among the shortlisted entries in the Small Residential Groups category of the Mayor’s Design Awards. “The idea is to build properties that are of their time but don’t date or store up problems for the future,” he says. “In a sense, the building has to behave itself. It’s a great honour to be part of part of the Mayor’s Design Awards and I do hope it’s well received, but the most important thing is that it’s a welldesigned project that makes a positive impact on its location.”

RICHARD C F WAITE C ha r t e r e d A r c hite c t

RIBA Dip. Arch. (Leics) AABC

34 Bridge Street, King’s Lynn PE30 5AB

Tel: 01553 772656 Email: WEB:


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reclaimed, handcrafted, and totally unique furniture Beautifully distinctive and totally unique designs by Bespoke Pine n Oak – made in our on-site workshop in any shape, any size and any style... hen you've spent a considerable amount of time, money and effort on your new building project, it seems somewhat counterproductive to settle for off-the-shelf generic furniture that can be seen in any number of properties all over the country. Bespoke Pine n Oak in King's Lynn is one of the very few sources locally for truly handcrafted and unique furniture enabling you to have a kitchen, bedroom suite, library or dining room you can genuinely claim is the only one in the world. "One of our most popular styles at


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the moment is constructed from highquality reclaimed materials," says director Kevin Berry. "We're using salvaged scaffolding boards packed with colour, patina and character and beautiful reclaimed oak from centuryold Russian barns that's full of interesting details. They're not only totally unique - they look fabulous as well." At Bespoke Pine n Oak, Kevin and his fellow director Carl Ingram use traditional skills and timehonoured techniques in their large on-site workshop to handcraft furniture in any shape or size, and in any style or colour – for any room in your home. “That’s the real beauty of truly bespoke furniture,” says Kevin Berry.

"Our customers often find that the usual retail options open to them aren't wide enough or tall enough or simply don't fit the style of their property. Having it made to measure and built to exact measurements means that it matches your home exactly." But don't overlook the Bespoke Pine n Oak showroom, which adjoins the workshop and contains a vast range of high-quality handcrafted furniture with more than 30 different collections, comprising over 1,000 individual pieces. And they're all ready to take home today. With plenty of parking right outside the door, a commitment to customer care and a truly bespoke service that’s second to none, there’s never been a better time to discover the exceptional craftsmanship of Bespoke Pine n Oak.

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LUXURIOUS INTERIORS FOR EVERY ROOM IN YOUR HOME With over 20 years’ experience in creating beautiful interiors, Unique offers a specialist and totally individual interior design service hen you’ve spent a huge amount of time, expense and effort on a building project, and you are looking for a helping hand to finalise the overall design, then look no further than Norfolk based Unique Interiors, who can create the look and scheme that you are trying to achieve, to furnish your fabulous new home. Unique was founded almost 20 years ago by Linda Crosby, one of the most talented and highly-respected interior designers in the area. “We source high quality products from around the world, from high end to those budget conscious,” she says. Unique offers everything to furnish your home, from bespoke curtains and blinds to sofas, beds and bedding, lighting, mirrors, artwork, dining tables and quirky statement pieces for both domestic and commercial projects. Unique also offers almost 40 different top-name fabrics from leading names such as The Designers Guild, Harlequin, Sanderson, Prestigious Textiles, to name but a few. Unique’s main showroom at Heacham is always packed with distinctive styles


and ideas (you’ll find several items from the currently available collections on the following pages) – and it’s also home to an expert interior design service. "It's always been our aim to create interiors that people enjoy living in," says Linda. "Our design team has more than 20 years’ experience in designing everything from single rooms to complete properties all over Norfolk and considerably far and beyond, from the traditional to the ultra-modern.” Unique can also make the most of your home and its specific architecture by incorporating existing furniture with a specialist interior design service. Long gone are the days when 'interior design' meant simply choosing the right fabrics or colours for a room. Today it means providing aesthetically pleasing and efficient solutions for interior spaces - solutions that optimise those spaces, manage living environments more effectively, and create luxurious and comfortable rooms for the people living in them. "A room can start with a picture, a favourite colour, or a much-loved item, all you need is a starting point, and we can build an entire design scheme based

around that," says Linda. "Or you can give us a totally blank canvas and a wish list – and leave us to create a relaxing but contemporary feel that suits your home and matches your lifestyle." At Unique, beautiful finishes and exquisite detailing team up with inspirational thinking and clever touches for a stunning result – and its customers agree. "The team at Unique transformed our holiday home in Norfolk," said one of Linda's clients recently. "We live in London, so we didn't really have time to do the interiors ourselves. We gave Unique a rough colour scheme and a general idea of the look we wanted, and they did a simply incredible job. It's exactly what we were looking for - and we couldn't have asked for a more stylish or comfortable result." Thanks to Linda and her team, Unique has grown into a premium lifestyle brand that can transform any home in any location on any budget. Visit the showroom today for an initial consultation about your home’s design needs, to pick up a special piece of inspiration, or to buy a distinctive statement item for your interior.

Wallpaper Unique wallpaper designs from leading national brands and local Norfolk designers.

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â&#x20AC;&#x153;The visibility of the site and the close neighbouring properties presented a number of design challenges, but this works perfectly and it's full of clever details. Its a real addition to this part of Harpley...â&#x20AC;? - stuart ashworth, assistant director, environment & planning Borough Council of King's Lynn & West Norfolk

MAPLE COTTAGE single new build properties


Designing perfection and building a dream How Ian H Bix Associates Ltd created a beautiful cottage that sits perfectly within an idyllic village setting veryone who visits Kings’ Lynn regularly will have seen the extensive work carried out on The Wenns public house on the Saturday Market Place – transforming it into the new bar and deli called Goldings. Behind the beautiful re-mastering of this iconic building was local architectural practice Ian H Bix Associates Ltd – a versatile group of architectural designers responsible for many unique projects in West Norfolk and King’s Lynn. What you may not know is that Ian Bix, who has over 45 years’ experience as a chartered architectural


technologist and who established his own practice almost 25 years ago, has a very special project shortlisted for this year’s Mayor’s Design Awards. At Maple Cottage in Harpley, Ian Bix and his team have designed a home which reflects the inherent building styles of the village with its flint-faced and cladded walls. The result is a wonderfully welcoming and sensitively designed three-bedroomed chalet cottage that looks as though it’s been part of the village forever. “The owner of the land wanted to develop on a site which had building consent for a single storey bungalow,

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similar to some nearby,” says Ian Bix. “We felt we could create an interesting and traditional cottage on this corner site – and spent some time researching homes that had been built at the same location in Victorian times.” With the potential height problems associated with creating a two-storey home on the site, Ian and his associate Jordan Trundle looked closely at ways of tackling the issue so their vision of a ‘one and three quarter’ cottage could be achieved. One problem was that the road level was lower than the building plot – and a two-storey home on the corner of 103

Harpley’s Church Road would simply be too tall for the location. The different levels also raised issue for building access and would make any future driveway too steep. Opposite older properties on Cross Street (some of which date back to the Victorian era), the mission for the project was to create a design which fulfilled the needs of a modern family home but which took specific and attractive features from existing homes nearby to make it look familiar in terms of overall local style. Ian H Bix Associates Ltd are problem solvers at heart, and with Ian and

ABOVE: Before shot of Maple Cottage showing the Maple Trees and hedging. 104

Jordan’s keen skills at finding solutions, it was decided that a chalet-style property would provide the answer – and digging down into the chalky land and lowering the planned foundations into the ground would solve the changing levels of the site. With a well-reasoned Design & Access Statement presented to the Borough Council of King’s Lynn & West

“By carefully working out how to retain hedging and plan around the maples that give the property its name”

Norfolk, Ian H Bix Associates Ltd received planning permission and building work began in March 2016. But this wasn’t the end of the practice’s involvement with the creation of Maple Cottage. They are also qualified to inspect work in progress to ensure a Professional Consultants Certificate could be issued for the new building – without which, future mortgaging wouldn’t be possible. From his first site visit and initial ideas on how the corner site could be best used to the completion of Maple Cottage in May 2017, Ian was closely involved with every step of what he calls a “fascinating” project. “We had challenges from the outset in terms of the levels of the land and the road,” says Ian. “We agreed this prominent corner site needed to look the part, so included the flintwork we recognised as being part of the earlier Victorian designs for homes in the village.” The exterior of the project also raised some concerns. “Another issue we had was the trees and hedges on the property, as well as

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those in neighbouring gardens which bordered the land of Maple Cottage,” says Ian. “It was important not to disrupt the trees and hedging as they’re very well used by nesting birds – and we didn’t want to lose the natural habitats they provided.” By carefully working out how to retain hedging and plan around the maples that give the property its name, Ian and his team restricted the loss to just one tree – with everything else remaining firmly in place. The site itself presented few problems, and reducing its level was made easier by removing topsoil to a depth of between 1.2-1.5m – topsoil that Ian believes was added to the site in former times. Once removed, untouched chalk was revealed which lent itself well to build foundations at an appropriate depth upon which the house could then be built. When people drive past Maple Cottage in Harpley or walk past Goldings in the centre of King’s Lynn, it’s unlikely anyone will realise the amount of time, thought and calculation that has to be combined to ensure an outcome that is both architecturally appealing and will literally stand the test of time. Certainly, West Norfolk and beyond is much richer for the skill and sensitivity Ian and his team bring to everything they design.



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ANNIE ADDS A DISTINCT SENSE OF STYLE TO TITCHWELL MANOR Designer Annie Allison has helped give Titchwell Manor a bright new look with a range of locally-inspired designs for the new bedrooms at the sophisticated boutique hotel ick a colour. Any colour. For wallpaper and fabric designer Annie Allison, founder of Allison and Allison, the sky is literally the limit as her creations can be produced in any colourway to match any furniture, any mood or any location. Norfolk has a way of bringing out the creative flair in people, and Annie’s designs reflect the sea and the sky which have influenced local painters, sculptors and artists for hundreds of years. Now Annie has joined forces with Eric Snaith, chef and owner at Titchwell Manor on the North Norfolk coast to showcase her wallpaper and fabric

P 108

designs. As a long-time friend, Eric asked Annie to come up with some wallpaper designs for his herb garden bedrooms, situated (as the name might suggest), around the beautiful and tranquil herb garden in the grounds of the Manor itself. Although not a trained artist, Annie has always loved drawing and painting, and it was her eldest daughter Romy who provided the inspiration for her initial designs. Annie had lived in Norfolk for several years and has a real love for the local coastline. After initially putting pen to paper, friends started to ask her to do work for them and suggested her designs would look really great on wallpaper.

“The concept developed from there and the idea behind it is to create something truly bespoke that’s personal to the clients I design for,” says Annie. “I have a collection anyone can choose from, and they can choose any colourway from it. Some will go straight for the collection – but there’s another side to my work where I’ll create designs specifically for the client.” Annie is keen to attribute her work to the links she’s forged with Titchwell Manor, and one of her very first wallpapers ‘Birds in Flight’ graces one wall of the function room, perfectly reflecting the location of the Manor – sitting as it does, directly facing the sea and only a stone’s throw from the RSPB

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“Annie’s designs reflect the sea and the sky which have influenced local painters, sculptors and artists for hundreds of years” ABOVE & LEFT IMAGE: Birds in flight wallpaper RIGHT: Eric Snaith and Annie Allison BOTTOM: Herb Garden Room Bathroom featuring Annie’s wallpaper

bird reserve at Titchwell Marsh. “That’s where the idea really started, in Titchwell,” says Annie, “because the setting of the beautiful function room is perfect. So many of my designs are influenced from having lived here.” Annie had originally been introduced to Eric through friends when she lived in Norfolk, and was delighted when he offered her the opportunity to showcase her distinctive style in the hotel. Eric asked Annie to work on the renovation of six of the herb garden rooms, which had originally been built about ten years previously. “It’s all about quality and having something unique to offer,” says Annie. “As I’d already done the wall in the function room it was wonderful to be asked to do the bedrooms as well. We work very well together, as Eric trusts my ideas and instincts, and he needed something that reflected this look in the herb garden rooms. The aim was to do something relatively contemporary and that would appeal to all age groups. I wanted it to be calm and relaxing, an earthy palette to reflect the herb element, but also something that was just a little bit different from anything else.”

Using six colourways of one design for the bedrooms and then incorporating these designs into the bathrooms, Annie has managed to perfectly capture the relaxing atmosphere Eric wanted to provide in the herb garden rooms. Annie normally uses parchment paper, but often employs a commercial-style paper which is a matt vinyl – it looks like linen and comes in 1m widths; a practical and durable solution perfectly suited to a hotel. It also has a classical look which Annie feels won’t date over the years. Annie has also started moving into fabric design, mostly in a linen/cotton mix – although she admits to being in the early stages. Wallpaper has been her key focus, but she’s had many clients asking for her designs in fabric. Some of her collection (called ‘Thirteen’ after the birthday of her daughter) is also now available as fabric and wallpaper, and can also be produced in any colourway. As with her wallpaper, she can produce bespoke fabric designs to match her clients’ furnishings, which offers complete flexibility and accessibility. Titchwell Manor has developed and

evolved over the years, and is quite unique in style. As it changes, Eric is keen to have a calm but contemporary look which sets the Manor apart from other establishments. After giving Annie the lead and the brief on what he was looking for, he left the creativity to her, enabling her to use different designs and materials. “Eric has always been interested in interior design and has a really good eye,” says Annie. “This is definitely a relationship built on trust, faith and joint creativity. It’s always easier to be open with ideas and to be on the same page. I feel very lucky that Eric has given me the opportunity to do this and to have a go at something on a big scale. This project has also given me more confidence to explore new ideas.” As well as the renovation of the bedrooms, Annie and Eric have worked together to design private courtyards with luxury natural wooden hot tubs for two of the rooms, which is an innovative idea for the hotel. The space has been used to create a calm oasis for visitors to enjoy, and provides a high quality experience to include eating, sleeping and relaxing in a unique and picturesque setting just waiting to welcome you.

For interior design and bespoke enquiries contact Annie on 07960 949423 or visit the website To book a room at one of Titchwell Manor’s fabulous rooms call 01485 210221 or email


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Quality made to measure and readymade curtains that work together seamlessly with your home. Visit us in-store to talk through your dream window dressings with our team. DOWNHAM MARKET The Hythe, Bridge Road PE38 0AE Tel: 01366 384126 SPALDING 15 Bridge Street PE11 1XA Tel: 01775 766378

â&#x20AC;&#x153;This is a stunning contemporary dwelling even though the original agricultural form of the structure is still clear. It's subdued, it sits very comfortably in its surroundings, and it's a triumph of the sensitive approach to conversions...â&#x20AC;? - PAM LYNN, Conservation Officer

Borough Council of King's Lynn & West Norfolk

FIELD BARN Conversion Schemes M AYO R ’ S D E S I G N AWA R D S S H O RT L I S T E D

FROM A DISUSED BARN TO A STUNNING HOME How the expertise of Swann Edwards turned an old farm building in the heart of Norfolk into a beautiful family property he brief was clear - take a rather unattractive farm building in the middle of a field and turn it into a family home with the 'wow' factor whilst ensuring it sat happily within its location. For Guyhirnbased Swann Edwards Architecture Ltd, it was the kind of brief they revel in, and they more than lived up to the challenge - as a quick look at the before and after photographs will demonstrate. Field Barn in Shouldham was originally an agricultural cow shed building with prior permitted development approval, and Swann Edwards worked closely with local


planning officers to secure full approval for the required extensions and raising of the roof levels. However, due to its location and prior usage there were some restrictions on the development of the building - and this is where the expertise of Swann Edwards came into play. “It was quite a complex problem,” says Swann Edwards' Director Jamie Burton. “We needed to get a first floor in, but the roof was too low to enable us to do that. Under the permitted development regulations we couldn’t change the external profile of the building, so we had to negotiate with the planning department to change its

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overall appearance - and we were eventually able to raise the roof. In fact, this property was one of the first in West Norfolk to be allowed such a departure - largely because we could prove we were enhancing the building and making a positive impact on the surrounding landscape.” As a previous agricultural building, Field Barn wouldn't ordinarily have received approval or been deemed worthy of retention on architectural or historic terms, but when the Government released their permitted development order it opened the way for a conversion - the owners could prove they were trying to re-use the 115

ABOVE: The original cow barn as it looked before its transformation

building, which meant it already had an intrinsic value. “As it had been built already, the carbon is locked into it,” says Jamie, “so the conversion represents a lower embodied carbon approach than knocking it down and building it again from scratch.” The owners of Field Barn were keen to use a local architect and local contractors for the project, and were delighted with their choice of Swann Edwards - who have no less than three designs entered into this year's Mayors

Design Awards, with Field Barn appearing in the category for Conversion Schemes. “Our services ran from initial design to achieving building regulation approval,” says Jamie, “and then it was taken over as a self-build project by the clients who then organised the individual contractors. Swann Edwards remained on hand throughout the project to assist if they had any queries, and we always like to provide all the information up front which simplifies the construction phase.” The owners’ requirements were for a high quality family home that had longevity for later in life - which meant designing first-floor sleeping accommodation and bathrooms to match those on the ground floor. As the owners weren't constrained by space, Swann Edwards designed everything with very generous proportions including an open-plan kitchen and dining area, separate television room, living and relaxing areas, a gym, boot room, utility room, cinema, games room and bar area. The main dining area is centrally situated and is on a grand double-height scale with an attractive curved brick wall. It cleverly draws together both ends of the house and makes as much use of the available natural light as possible. Field Barn is also in Flood Zone I (the lowest risk) which allowed Swann Edwards to meet the brief for ground-floor sleeping accommodation. With windows designed down to ground level, there's a view right through the

house as you approach it, which gives an overall feeling of light and space exactly what the homeowners were looking for. The large plot of land gives them privacy, but clever planting and landscaping has softened the front of the property, and the site orientation also means the house benefits from maximum light levels. The materials were kept quite simple to reflect the local vernacular. A composite clad metal roof was designed to sit above the red brickwork, flint and cedar cladding (although the cedar had to be imported) - with aluminium windows in an attractive

“we were eventually able to raise the roof - this property was one of the first in West Norfolk to be allowed such a departure...” anthracite grey, supplied and installed by a local company using local craftsmen and tradesmen. Sections of exposed brickwork and steel trusses add to the overall rustic but essentially clean lines. The interior decoration continues the theme of simple, clean lines with the use of tiles, natural stone and porcelain throughout - the latter chosen because of its excellent performance with underfloor heating. High insulation values means the

ABOVE: Ground floor plan of the conversion by Swann Edwards


KLmagazine Home Design and Build Special Edition

house is insulated in excess of building regulations, heated by an air source heat pump and wood burners. As a single-skin brick build that’s achieved an EPC C rating, Field Barn has low energy lighting throughout, high performance glazing and high levels of thermal insulation for the floors, walls and roof. This is a home well equipped to keep the occupants warm and comfortable for many years to come. After obtaining the land and building back in September 2015, the family were able to move into the property in the middle of 2017. Swann Edwards were delighted to be involved in this local high specification project, and were particularly pleased to see it shortlisted for a Mayor’s Design Award. The company is continuing to grow and add to the workforce, which is now at full capacity with 14 people offering a wide range of expertise under one roof in the form of chartered architects, chartered technologists, an HR consultant, health and safety consultant, chartered town planner, administration, technicians, trainees, energy assessors and passivhaus designers “We cover a wider area now, and are ideally based on the border between Norfolk, Cambridgeshire and Lincolnshire,” says Jamie. "It's especially rewarding to see our reputation grow most of our work is either repeat business or comes via word-of-mouth recommendations.” With a full array of professionals working together, Swann Edwards can offer a complete range of architectural knowledge and expertise. This is a dynamic and passionate RIBA Chartered Architecture Practice with the aim of creating successful buildings which function beyond expectations. With Field Barn, that aim has certainly been fulfilled. And then some.

Fen Road, Guyhirn, Wisbech PE13 4AA

Tel: 01945 450694 WEB:


95a hollycroft road, emneth

conversion schemes

single new build properties

KLmagazine Home Design and Build Special Edition





Congratulations Field Barn for being shor t listed, and a big thank you to George & Shaun for allowing us to help transform your ama zing spaces with Foras products.





EXPLORE OUR STUNNING SHOWROOM & GARDENS T H E O N LY S H O W R O O M O F I T ’ S K I N D I N T H E U K We s t H e a d Fa r m, S tow B r i d g e, K i n g’s Ly n n, PE3 4 3 NJ

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COM PLE M E NTE D BY FOR AS Products featured - Foras L arge Format Porcelain with Ceramic inset tiles, Foras Galler y Vases & Outdoor Matching Porcelain.



C R A F T YO U R PE R FECT S PAC E AT O U R D E S I G N S T U D I O & C O U R T YA R D G A R D E N T h e Tow n h o u s e, O n T h e G re e n, B u r n h a m M a r ket, PE31 8 H D


Angled seating and various reclining options, combined with easy-to-use adjustable height tables. All the comfort of your lounge taken into the garden with incredible style.

The finest materials are used in all our products. Our teak is fully certified and comes from sustainable sources. Our aluminium is of the highest grade, making lightweight and strong frames – with powder coating that ensures durability in all weathers. Many of our collections boast scientifically-tested ‘all weather’ cushions that allow rain to pass straight through – ensuring more rapid drying than conventional cushions. They can even be left outdoors all season long, retaining perfect shape, colour and comfort.

Innovative dining options with mix-and-match tables and chairs in a wealth of materials including aluminium, teak, ceramic and spraystone.

Aspirational & Innovative Outdoor Garden Furniture Take the inside out with a range of stunning outdoor furniture from Norfolk Leisure that leads the market in design, concept and distinction. e're all familiar with the concept of bringing the outside in, but when your home has been designed and built to the highest standards and furnished to perfection, it's essential you extend that high quality look past the exterior walls – and take the inside out. Bringing unique flair to any outside space, Norfolk Leisure concentrates on top quality, well-priced and distinctive items together with an unrivalled level of customer service. "We carefully select our collections from around the world to surprise


customers with innovative ideas that meet their tastes, their lifestyles and their budgets," says director Nick Anderson. Indeed – despite Norfolk Leisure’s global search for the finest products and having a customer base that includes some of the biggest retail outlets in the country, it still uses local businesses for everything from packaging and distribution to photography and printing. There’s a strong social and ethical policy at work here as well, with Norfolk Leisure working alongside associations such as LOFA and the FSC to achieve more responsible sourcing, stronger accreditation, and sustainable products.

KLmagazine Home Design and Build Special Edition

With over 30 years experience and continued growth and success, Norfolk Leisure recently moved to a seven-acre site just outside King's Lynn – creating a dedicated showroom, introducing new products, bringing new talent and new expertise to the team, and earning a host of regional and national awards. Its current product range includes the sophisticated LIFE collection, which features scientifically-tested ALL WEATHER cushions; the contemporary Florenity, with its distinctive painted and natural wood finishes; the stylish and lifestyle-friendly Happy Cocooning gas firepits; the must-see Handpicked range


which includes on-trend recommendations from Norfolk Leisure that provide a genuine wow factor; and finally the Garden musthaves selection, which provides all the finishing touches. “If people have a clear idea of the look they want to achieve, they’ll find plenty of inspiration in our current product range.” says Nick. “Alternately, if you have a blank canvas for your exterior then we’re always happy to give you some expert help and advice on planning the perfect outdoor space.” For more details of how to transform your idea of outdoor living, contact Norfolk Leisure using the details below or pop into the showroom for a look at the latest styles.

High quality PE weave and full aluminium frames in a range of generous seating sizes. Eyecatching designs and flexible collections with a huge choice beautiful colour options.

With years of experience and expert product knowledge, our design team can help you create the perfect outdoor dining and seating layout.

Visit our showroom open 7 days a week 10am - 4pm Norfolk Leisure Lifestyle Ltd, Setchey, King’s Lynn PE33 0AX Tel: 01553 811717 Web:


KLmagazine Home Design and Build Special Edition

No other Hire Company in the area has these Machines... ON SITE & IN STOCK!


Heavy duty blades for cutting long grass, scrub, brush and similar vegetation.



For installing fencing, solar farm structures and piling. Faster, quieter & safer than conventional machines. Can also be used to remove and reposition posts.

For installing services such as gas, water, electricity and drains.

Celebrating over 35 YEARS of ser vice to the local community

5 Station Road, Heacham, Kingâ&#x20AC;&#x2122;s Lynn PE31 7HG Tel: 01485 571789

KLmagazine Home Design and Build Special Edition



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 •


KLmagazine Home Design and Build Special Edition

Some of our recent design projects



SILVER MEDAL WINNER Gardeners’ World Live

HOW PERFECT PLANTINGS CREATE STUNNING GARDENS Giving your project the perfect finishing touch with totally bespoke and creative garden designs ormerly of Loxley Hall gardens in Norwich, Mike Read is now bringing over 30 years' experience, passion and in-depth knowledge of planting design to the gardens of West Norfolk and the North Norfolk coast in the form of Perfect Plantings. Specialising in bespoke designs for garden borders and providing full colour layouts, Perfect Plantings supplies all the specified plants and materials, expertly installs them – and even offers services such as the maintenance, irrigation and aftercare of your project. Along with his team, Mike also carries out quality landscaping work such as paving, decking, artificial lawns and timberwork - all in a refreshingly contemporary style. “Our planting schemes are exclusively designed to individual requirements, so each one is totally bespoke," says Mike. "They do share some things in common, though - we always focus on year-round colour and interest, and we always try to



create low maintenance features.” At Perfect Plantings, stunning plant combinations are achieved by using a blend of practical design skills and experienced horticultural knowledge a combination that produces layouts with good structural balance and an ever-changing seasonal palette of flower and foliage colour. “During my 30 years in the landscape trade I've won four Gold Medals for show borders at the Royal Norfolk Show, plus silver medals at the Sandringham Flower Show and Gardeners’ World Live," says Mike. "Together with my experience of running a plant nursery for five years, Perfect Plantings has an invaluable insight into what plants are best for your garden and how to make the most of them.” After an initial discussion about your needs, Mike will arrange a site visit and survey, explaining the various styles and options available to you and their suitability for your plot. Detailed colour planting plans are

then prepared, showing border layouts, individual plants and their spacings, along with photographs showing the key plants to be used - and a fully inclusive quotation for the preparation, the supply of plants and the planting of the area. The Perfect Plantings team sources and supplies all plants and materials required for the project, even carrying out any necessary preparation work such as soil improvement or old shrub clearances. And then the team will begin planting up your garden, irrigating thoroughly once complete - and they'll always be available for help and advice in the future. If you're looking for a stunning garden, there's no better place to start than Perfect Plantings.

Mike Read

08456 430921 / 07981 396334 M & G Nurseries, Woodforde Farm, Weston Longville, Norwich NR9 5LG

KLmagazine Home Design and Build Special Edition


(Above) Mayor of King’s Lynn Cllr Nick Daubney with the owners of Snowre Hall in Fordham – Mr and Mrs Hart were delighted to win two Mayor’s Design Awards, topping the categories for Listed Building Schemes and Craftsmanship

(Above) Mr Guy Costley of the hugely impressive Davaar House in Docking, which deservedly won the category for Single New Builds in this year’s Mayor’s Design Awards – and was judged the event’s overall Gold Award 126

KLmagazine Home Design and Build Special Edition

MAYOR’S DESIGN AWARDS 2018: AND THE WINNERS ARE... A special evening hosted by the Borough Council of King’s Lynn & West Norfolk to celebrate the best in local design and building excellence here could hardly have been a more fitting setting for the presentation of the Mayor's Design Awards 2018 than the Assembly Room in King's Lynn Town Hall - for its creation in the 18th century encapsulates the central purpose of the awards it was hosting, which have celebrated the work of local architects, designers and contractors for almost 20 years. Built in the 1760s, the Assembly Room necessitated the demolition of 13ft-worth of the adjacent medieval Stone Hall, raising the perennial dilemma of builders and planners alike - how to balance the need for development with the duty of preserving our heritage and natural environment. Happily, like their Georgian counterparts, the professionals of today are more than equal to the challenge. On 23rd September almost 100 people gathered in the Town Hall to


hear the results of the most popular Mayor's Design Awards ever - one that received a record number of entries that were pared down (with considerable difficulty) to 30 shortlisted projects. In attendance were the people who designed them, the people who made them possible, the people who built them, and the people who now occupy them. Over the last few months, every single entry had been carefully scrutinised by a judging panel comprising the Mayor Cllr Nick Daubney, Cllr Vivienne Spikings (chair of the Planning Committee), Cllr Mick Peak (vice-chair of the Planning Committee), Stuart Ashworth (Assistant Director, Environment and Planning) and Pam Lynn (Conservation Officer) and the time had finally come to hear their decisions. You'll find the winners of the seven different categories over the page (and you'll have read about several of them

KLmagazine Home Design and Build Special Edition

in the preceding pages) and they were a perfect demonstration of the strength and depth of the local building and construction industries and associated trades. They included commercial projects making a positive impact on the local community, extensions to listed buildings, contemporary new builds in the middle of the countryside, imaginative conversions, and multiproperty developments in designated heritage areas. The highlight of the evening was the concluding presentation of the Gold Award, the single project that deserved some extra-special praise. "Taking every winning project and then trying to pick an overall winner was an enormously difficult task," said Mayor Cllr Nick Daubney. "You can take advice on technical aspects and conservation, you can talk to planning officers and people experienced with the details of what makes a truly 127

outstanding building, but at the end of the day it has to be a subjective decision." Although the sheer range and ambition of the winning projects made that decision an almost impossible one for the judges, the winner of the Gold Award was announced as Davaar House in Docking (featured on page 12) - an amazing tribute to the inspired vision of owner Guy Costley and the incredible building work of Grocott and Murfit. "What appealed to us most about this project was that it makes such a big statement," said Mayor Cllr Nick Daubney. "It's innovative but it sits very comfortably within an extremely rural location. It's been designed to suit the owners' lifestyle, and it's full of ecologically sound and sustainable technologies. It's a truly outstanding building." There was also a surprise in store at the end of the ceremony – as the Mayor presented a special one-off award to celebrate a project that hadn't changed much in appearance, but still managed to have an enormous impact on the 'story' of the surrounding area. "King's Lynn is very dear to my heart and I felt the development of Goldings in the Saturday Market Place was a magnificent project fully deserving of an award," said Mayor Cllr Nick Daubney. "I wanted to recognise the effort that has gone into the scheme and the way it has transformed the use and atmosphere of the area, improving the impression it makes on residents and visitors to King's Lynn, and increasing the pleasure they take in it." The Mayor’s Design Awards 2018 was a hugely enjoyable evening for everyone involved (every shortlisted project justified in considering itself a winner in some respects) and a very encouraging one for the local area. Pam Lynn, the council's conservation officer, said: "We had more entries than ever this year with a good mix of traditional and contemporary buildings, which made the judges' job extremely hard. From a conservation perspective it was immensely pleasing to see such a high level of craftsmanship throughout all of the building trades, but especially in respect of the various historic buildings where skill in the use of traditional materials is key. Well done to everyone involved and special congratulations to our winners." The next Mayor’s Design Awards will be held in 2020, and entries will be accepted from autumn 2019. For more details, please visit the Borough Council of King’s Lynn and West Norfolk website at


award winners M AYO R ’ S D E S I G N AWA R D S

SMALL RESIDENTIAL GROUPS Queen Street, King's Lynn (featured on page 90) Architectural Design: Mr R Waite, Richard CF Waite (pictured right)

SINGLE NEW BUILDS Davaar House, Sedgeford Road, Docking (featured on page 12) Owner: Mr G Costley, Davaar Limited Builder: Mr D Grocott, Grocott and Murfit Ltd

COMMUNITY SCHEMES SPAR Shop, Foxes Meadow, Castle Acre Owner: Mr R Singh Builder: Mr D Craven, Craven Holmes Design & Build Ltd

RESIDENTIAL EXTENSIONS Larks Rise, Lower Road, Castle Rising (featured on page 18) Owner: Mrs C Smith Builder: Mr W Spice, Spice Building Ltd (pictured right)

CONVERSION SCHEMES GroundWork Gallery, 17 Purfleet Street, King's Lynn Owner: V Sekules / S Heslop Architectural Design: J Harvey, Hudson Architects

LISTED BUILDING SCHEMES Snowre Hall, Fordham (featured on page 6) Owner: Mr and Mrs S Hart Architectural Design: Mr L Coussell, Lawrence Coussell Ltd (pictured right)

CRAFTSMANSHIP Snowre Hall, Fordham (featured on page 6) Owner: Mr and Mrs S Hart Architectural Design: Mr L Coussell, Lawrence Coussell Ltd (pictured right)

gold award winner Davaar House, Sedgeford Road, Docking (featured on page 12) Owner: Mr G Costley, Davaar Limited Builder: Mr D Grocott, Grocott and Murfit Ltd

mayor’s special award Goldings & Goldings Deli, Saturday Market Place, King's Lynn Owner: Limes House Developments Ltd Architectural Design: Mr I Bix, Ian H Bix Associates Ltd (pictured right) KLmagazine Home Design and Build Special Edition





ver the preceding pages, we’ve seen some of the very best architecture, design, construction and craftsmanship in the area through the eyes of the experts who created them; stunning buildings that make the most of modern materials and the latest technology to make a positive impact on the local landscape. Whether you’re planning a small-scale extension, a new build or a major restoration project on a listed building, we hope you’ve found plenty of ideas and inspiration in this special edition of KL magazine – and discovered the local businesses and services than can help turn your grandest designs into reality. “I hope that reading this publication has inspired you to be innovative and creative yet remain sympathetic in your approach to new development and renovations," says Cllr Nick Daubney, Mayor of the Borough of King’s Lynn & West Norfolk. “The Mayor’s Design Awards continue to demonstrate that building is good for us all. It’s good for the people who occupy in these properties, it's good for the council, its good for the borough, and it’s good for business – and I really hope we’ll be seeing your project featured here in the near future.” There’s no doubt that the architectural future of the area looks very promising indeed – and no doubt that it will look amazing.

KL Magazine Team 130

KLmagazine Home Design and Build Special Edition

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