KL Magazine Home Design & Build Edition 2016/17

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ISSN 2044–7965

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FROM START TO FINISH: CELEBRATING NORFOLK’S FINEST NEW PROPERTIES!

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DESIGN & BUILD EDITION

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DESIGN & BUILD EDITION

Meet the team MANAGING DIRECTOR Laura Murray

6-10 FEATURED PROPERTY Saltmarsh, Herrings Lane, Burnham Market

48-52 FEATURED PROPERTY Lime Tree Lodge, Oaks Close, Swaffham

11 BUYING LAND

56-60 FEATURED PROPERTY 31 Main Road, Holme

13 LEGAL ADVICE 14-16 ARCHITECTURAL DESIGN

53 WINDOWS, DOORS & CONSERVATORIES

19 INSURANCE

55 ELECTRICAL

DESIGN TEAM Amy Phillips Lisa Tonroe

20-24 FEATURED PROPERTY Caradon, The Green, East Rudham

63 PLUMBING

PHOTOGRAPHY Ian Ward

29 PARTY WALL

74-78 FEATURED PROPERTY 5 Smugglers Close, Old Hunstanton

30-31 QUANTITY SURVEYING

80-81 BATHROOMS

SALES & PROMOTION Daniel Thomas

32-36 FEATURED PROPERTY The Court House, Joan Shorts Lane, Burnham Market

82-89 INTERIOR DESIGN

MANAGING EDITOR Eric Secker

FEATURE WRITER Clare Bee

66-71 KITCHENS 26-28 PLANNING

90-94 FEATURED PROPERTY 7 Front Street, Burnham Market

39 HEALTH & SAFETY 95-97 SECURITY 41 HEATING SOLUTIONS

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

99-105 LANDSCAPING 42-44 BUILDING & CONSTRUCTION

100-102 FEATURED PROPERTY Salt Marsh, Ship Lane, Thornham

47 BUILDING SUPPLIES

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.

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KLmagazine Home Design & Build Special

Welcome to Norfolk’s finest new properties... or the last 18 years, the Mayor’s Design Awards organised by the Borough Council of King’s Lynn and West Norfolk have highlighted the central role good building design and workmanship plays in making our local communities attractive places in which to live and work – and attracting more visitors and business to the area.

The Awards largely focus on smallscale works by local architects, designers and contractors, but there’s nothing small-scale about the ambitions of the projects themselves – or the people behind them.

As the official media partner of the Mayor’s Design Awards 2016, we were so impressed with the design and build quality of the award-winning properties, the standards of local

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KLmagazine Home Design & Build Special

craftsmanship and the depth of local expertise we felt they warranted a closer, more in-depth look.

Hence this special Home Design & Build edition of the magazine. But it’s not just a showcase of stunning architecture and inspirational properties. It’s also a treasure trove of useful information, ideas and tips from some of the most well-respected and professional names in the business.

Its intention is to inspire those currently considering a building project of their own, and to guide them safely through every stage of the process – from the pre-construction legalities and the purchase of land to the finishing touches such as landscaping and interiors.

Building your own home is an

exciting, challenging and supremely rewarding journey, and we’d like to thank the owners of the properties featured in these pages who kindly opened the doors to their homes and told us the stories of how their dreams came to fruition.

We’d also like to thank all the local professionals, experts and businesses that have helped pack the following pages with so much help and advice.

And who knows – maybe you and your property will be taking centre stage the next time the judges come to examine entries for the next Mayor’s Design Awards. Making the first step is always going to be the hardest part, so what are you waiting for?

Turn the page...

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A majestic addition to a magnificent landscape Building an ultra-modern home in one of Norfolk’s most picturesque locations is a challenge, but it’s one that Saltmarsh House in Burnham Market has achieved to stunning effect 6

KLmagazine Home Design & Build Special

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ABOVE: The 1970s bungalow in Burnham Market as it appeared when Laurence Vaughan first bought the site. Today, the stunning location and the amazing views have a spectacular property to go with them in the award-winning Saltmarsh House

KLmagazine Home Design & Build Special

f it was all about location, location, location, Saltmarsh House in Burnham Market would surely tick all the boxes. Situated at the end of a lane on the outskirts of the village, the house commands stunning views across the surrounding fields to the coast. The broad sweep from Brancaster Staithe to Burnham Overy Staithe and beyond to Holkham Bay cannot fail to impress and cheer the soul.

But that’s looking at the view. It was the house, however, which won over the judges at this year’s Mayor’s Design Awards, leading the property to win the award for Modern Design Schemes and to be highly commended in the category for Large Scale New Build Properties. It’s certainly an unusual house, built on six half-levels, which makes it both interesting and different.

For Laurence Vaughan, who commissioned the build, it’s a process he knows well – but was nonetheless extremely pleased to be an award winner.

Laurence and his family have been coming to Norfolk for holidays for over 20 years. He’s already built and refurbished five other properties in the area, but when this plot, with its fabulous sea view, became available, he jumped at the chance to build a house fitting for such an amazing location.

For Laurence, the fact that it has a seaview but is also within walking distance of the village makes it a winner for him. He also very much enjoys the process of house planning and building, and even wouldn’t be averse to building another one!

The original 1970s bungalow on the site was demolished, and, with the help of local Burnham Market architect Thomas Faire, Laurence set about planning a modern but unique house.

He gives credit to the local planning department for their support, commenting that “if you come up with an interesting design, they give you a lot of support.”

He feels the house is designed sensitively and doesn’t look overly big in its surroundings.

A lot of thought went into the creation of Saltmarsh House, with its mix of traditional and contemporary

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RIGHT: One of Tom Faire’s original plans for the ground and lower ground floors of Saltmarsh in Burnham Market (left).

It’s a design that enables virtually every room in the property (below) to make the most of its magnificent setting.

styles, and a build that utilises local Norfolk flint, render, wood and glass.

Laurence and his wife had a big input into the planning of the house, especially of the internal features. With such a position, the kitchen was designed with walls of glass on either side, providing unrivalled views across to the sea in one direction and over the open onto the spacious multi-levelled terraces in the other.

The master bedroom similarly has breathtaking views and is split level, with a luxurious and highly-appointed bathroom. There are five further bedrooms, all with en-suite bath or shower rooms. There’s also a library, a study and a large sitting room with big comfy sofas for lounging on when the weather doesn’t allow for outdoor activities.

“It’s built in such a way that it’s extremely pleasant when there are only two of us here,” says Laurence, “but it can accommodate a lot of people easily.”

These people often include teenagers, who are amply catered for with a cinema, pool and games room, a hot tub and a gym. This is situated in the garden and features sliding doors, which, when opened fully, give the feeling of exercising in the open air.

As would be expected in a property such as this, Saltmarsh House makes the most of modern technology. It has an intelligent home control system, which can be set and controlled from an iphone or ipad anywhere. This remotely controls the heating, lighting and security, with CCTV accessible from anywhere.

There’s also a fully integrated AV

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KLmagazine Home Design & Build Special

SJP S JP JP

SOLICITORS Staveley S taveley Johnson Johnson & Procter Procter

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

The key to...

Formerly Hawkins of Hunstanton and Beloe & Staveley

expert conveyancing We can often offer fixed fees so you know where you stand on costs and an introductory 1/2 hour free of charge Staveley, JJohnson Staveley, ohnson & P Procter rocter S Solicitors olicitors Waverley W averley H House, Greevegate, Hunstanton PE36 E36 66AB AB T Tel: el: 001485 Fax: ax: 001485 1485 5534802 34802 ouse, 337 7G reevegate, H unstanton P 1485 5532662 32662 | F DX: Hunstanton Email: Web: www.sjpsolicitors.co.uk D X: 995250 5250 H unstanton | E mail: iinfo@sjpsolicitors.co.uk nfo@sjpsolicitors.co.uk | W eb: w ww.sjpsolicitors.co.uk

KLmagazine Home Design & Build Special

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system for home entertainment, so the sound can be distributed throughout the property.

One feature Laurence is particularly proud of is the use of the roof for solar panels. These are situated on one of the different roof levels, but have been planned in such a way that they cannot be seen. They feed an ingenious heat recovery system, which can decipher when one part of the house is too warm or cold and then takes the heat from one room and moves it to another.

Where possible, Laurence used local builders and craftsmen throughout the build. R.M. Smith (Builders) Ltd of Burnham Market were the main contractors and were delighted and proud to be associated with this award winning project.

Similarly, the stunning kitchen was designed and built by Scope Joinery Ltd (based not too far away in Beeston near Dereham) and with whom Laurence has worked successfully in the past.

An impressive house deserves an equally impressive garden in which to sit, and the Vaughans were lucky enough to secure the services of the highly-acclaimed David Domoney. A Chelsea Flower Show exhibitor, described as the Heston Blumenthal of gardening, David was able to transform the plot.

“He was incredible,” says Laurence.

“He managed to take the outside space from mud to beautiful in little more than 48 hours!”

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He’s also full of praise for the driveway.

“I think it’s one of the most wonderful things I discovered on this project that I’d have no hesitation in using again,” he says. “I’m a real fan of resin-bonded gravel now,” he enthuses. “It drains brilliantly and it looks immaculate.”

Although the Vaughans love the house and are extremely pleased and proud at how it has turned out, it is currently on the market. They are people who relish the challenge of creating something beautiful and unique and would consider building another property as they so enjoyed the process.

However, it would have to be something pretty special to improve on the award-winning and beautifully original Saltmarsh House.

KLmagazine Home Design & Build Special

Building for a brighter future Brown & Co’s Tom Phillips MRICS offers an agent’s perspective on how to make the most of local development opportunities here probably hasn’t been a better opportunity to consider developing land, from promoting it to building it, and at Brown & Co we’re here to help you make the most of that opportunity.

There’s been significant Town and Country Planning reform in recent years as the Government looks to deliver sustainable growth via an efficient and pro-active planning system. The latest significant legislative reform is the introduction of the Housing and Planning Act 2016 which underpins the current Government’s development plans over the next few years, and includes:

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l Targeted powers to ensure that all Councils get Local Plans in place by 2017 l Provision of 200,000 starter homes on all reasonably-sized new development sites; these will be offered to first-time buyers at a 20% discount on market prices l Automatic planning permission in principle on brownfield sites – to bring forward more land to build new homes quicker, whilst protecting the green belt l Reforms to support small builders – placing a new duty on councils to help allocate land to enable the construction of 20,000 custom and self-built homes by 2020 The Borough Council of King’s Lynn and West Norfolk is due to adopt its new

KLmagazine Home Design & Build Special

Local Plan in Autumn 2016 having recently demonstrated that it has a fiveyear housing supply. In determining this, land has been successfully allocated through promotion and has or is soon to be put forward for development, presenting opportunities for developers and ‘self-builders’ looking to put their own stamp on a property.

A further opportunity to promote land for development in the Borough under the next five-year housing supply will be available when the Borough Council makes a ‘Call for Sites’ in early 2017.

Other opportunities to develop in rural areas have come about through the Government extending permitted development rights to include change of use from agricultural or commercial use to residential. This has allowed for buildings to be utilised where they wouldn’t have been able to under the former system.

In appraising opportunities, it is important to consider what constitutes sustainable development. Ideally the land

you wish to promote should be close to or within an existing settlement that has certain facilities such as a school, pub, church or community/village hall and some form of bus service/public transport.

The settlement doesn’t necessarily need to have all these facilities and it may be that a group or ‘cluster’ of villages can show it has the necessary services and facilities.

There is no statutory definition of what sustainable development is. Indeed, District Councils each have their own different interpretations of what constitutes sustainable development.

They do, however, need to be proactive in delivering housing.

The current ‘initiatives’ by Government can look bewildering at best, but at Brown & Co we can assist by looking at the best opportunities for you – from a barn conversion to a major allocation for housing. If you need any further details or help then contact your nearest office for assistance.

Market Chambers, 25-26 Tuesday Market Place, King’s Lynn PE30 1JJ Telephone: 01553 770771 E-mail: tom.phillips@brown-co.com For more information and other property services, see www.brown-co.com 11

Edmonton Estates Ltd Damien Simone

y WHAT IS BUILD TO RENT? As the name suggests it is the process of purchasing land to build a rental property rather than buying an existing dwelling. Since its initial inception back in 2012 Build to Rent projects have been primarily dominated by Housing Associations. However, following the unfavourable changes in tax regulations for Buy to Let investors, which commenced from this fiscal year, interest from private landlords in building rather than buying is already beginning to soar.

HOW CAN I BENEFIT? Whilst there are large private landlords and property investment clubs that are building blocks of flats and mews house developments on a medium scale there are opportunities in this sector for smaller projects as well. We manage properties for two landlords who have each completed construction of a pair of 2 bedroom semi-detached houses which were rented prior to completion and we are currently involved with 3 other sites that are scheduled for completion within the next 6 months.

SO WHAT’S THE BIG DEAL? The criteria for obtaining Buy to Let mortgages is becoming more challenging every year and this coupled with an extra 3% Stamp Duty for buying a property for rental is not a great incentive. In comparison when building a property there are a lot more tax deductible elements and no stamp duty linked to the property’s use when finished.

WHAT SHOULD I BUILD? It is important to remember that the rental market is just as diverse as that of property sales and there is demand in every area for every type of property.

One of the main properties that the local rental market severely lacks and is often overlooked are 4 and 5 bedroom family homes. There are multiple building plots available for sale in

West Norfolk and Cambridgeshire with planning permission already granted for this size home and these offer many opportunities for investors who may not have the resources to purchase an existing dwelling. Also with sensible budgeting your new property will have an instant capital appreciation value once completed and if required this can be released following consultation with your mortgage adviser.

I’D RATHER LIVE IN IT MYSELF! Then why not? If you’ve found the perfect plot and considered that it would better suit your own needs then why not consider the possibility of living in temporary accommodation on site during the build process and letting your current property both for additional income to help fund the project and as a longer term investment.

If you would like to discuss this topic with us further or to learn how we are assisting other build to let investors then please don’t hesitate to contact us, we would be delighted to hear from you.

Edmonton E states L td, S nn’s House, House, 118 8 St St Ann’s Ann’s Street, Street, K ing’s L Edmonton Estates Ltd, Stt A Ann’s King’s Lynn, ynn, N Norfolk orfolk P PE30 E30 11LT LT 01553 660615 660615 | www.edmontonestates.co.uk www.edmontonestates.co.uk | info@edmontonestates.co.uk info@edmontonestates.co.uk 01553 12

KLmagazine Home Design & Build Special

All the legal help your project needs You’ve bought the land and you’ve got the big ideas, but are you sure you’re ready to start building? Solicitor Iain Grimes, Head of the Residential Conveyancing Department at Fraser Dawbarns, explains why it’s essential to get a property lawyer on your side... lthough you probably can’t wait to get started on your grand project, building plots are full of perils for the unwary – and the legal ramifications of making the wrong decision (or forgetting to make one!) can leave your home on a decidedly shaky foundation.

Self-build projects have never been more popular, and it’s easy to understand why – choosing a plot, sitting down with an architect to design your home and then watching your dreams become a reality can be an extremely exciting and rewarding process. Why would you want to spoil all that by involving lawyers?

Well, there are several extremely good reasons why calling on specialist conveyancing expertise is a vital first step to take before you put pen to paper – or brick to mortar!

You need to ensure the plot actually

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KLmagazine Home Design & Build Special

belongs to you and that the boundaries are where you think they are. You must establish you have the rights to build there and you have full access to the plot. You’ll need to know whether you can connect to drains and sewers, and lead water and other services over adjoining land.

You’ll also need to identify any potential problems with nearby developments, identify any unusual mineral rights – and your mortgage lender may well need reassurance that your lawyer has checked all of this (and more) out.

At Fraser Dawbarns we have a local team of specialist qualified lawyers with a combined experience in residential property of over 120 years. We’ve been involved in a huge range of projects across East Anglia involving everything from self-build schemes to buy-to-let

investments and plot development for local builders – and we can help you at every stage of your journey from concept to completion.

Before the start of any building work, Fraser Dawbarns can review your rights of way for services and access, any covenants which may affect the property, and prepare draft Party Wall Act notices.

We can identify your planning obligations and unilateral agreements (commonly known as S106 agreements), review building contractors’ agreements, and advise you on build standards guarantees – including NHBC and architects’ certificates.

We can ensure no covenants have been (or are likely to be) breached by the development and we can thoroughly check any existing conservation orders and listed building requirements.

Whether you plan to live in the property or hope to sell it once complete, enlisting the help of Fraser Dawbarns now can help you avoid serious problems further down the line – and the more we can accomplish prior to the commencement of works the less likely (and less severe) any problems will be.

Moreover, Fraser Dawbarns will hold all the original certificates and legal documents relating to your project in our secure storage facility completely free of charge – so you’ll never have to worry about finding them when the need arises.

I think it’s clear by now that the question you should be asking is – why would you spoil your grand design by NOT involving lawyers? Contact Fraser Dawbarns now for all the expert, professional and friendly legal help your building project needs.

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

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ABOVE: A fully-realised 3D design by Calvert Brain & Fraulo Architectural for a striking new build property – having a wealth of in-house structural engineering expertise means the ideas of the architectural team are always practical (and affordable) to build

Truly grand designs with a grounding in reality...

All great buildings start with great designs. Taking a multidisciplinary approach, Calvert Brain & Fraulo Architectural combines creativity with the realities of structural engineering ir Norman Foster is one of the most prolific architects of his generation and the mastermind behind some of the world’s most iconic buildings – from the HSBC Building in Hong Kong to the restored Reichstag in Berlin and the famous ‘gherkin’ headquarters of Swiss Re in London. Closer to home, he also designed the Sainsbury Centre for Visual Arts at the UEA in Norwich, which was one of his first major public buildings.

“Architecture is an expression of values, and the way we build is a reflection of the way we live,” he said in a recent interview. “At its most noble, architecture is the embodiment of our civic values.”

It’s a sentiment that’s true of any project – from a humble kitchen extension to a major housing

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development – and it’s one central to the work of Calvert Brain & Fraulo Architectural. Although only founded less than a decade ago, Calvert Brain & Fraulo Architectural was born of a solid architectural tradition and has already worked on a number of high-profile and award-winning projects both locally and across the country.

Calvert Brain & Fraulo had been launched in King’s Lynn by Roy Brain, Mike Calvert and Robert Fraulo in 1994, and has been run successfully by Roy and his wife for the last 12½ years since the retirement of his fellow founders.

Roy Brain after the retirement of business partners Mike Calvert and Bob Fraulo set up Calvert Brain & Fraulo Architectural by buying the business of Peter Godfrey Building Designer. Roy Brain has a keen interest in architecture

and had been helping Peter Godfrey for many years. The opportunity arose to buy Peter Godfrey as the appropriate staff were present within to set up the architectural business.

Calvert Brain & Fraulo Architectural was duly launched in 2007 and has continually and successfully demonstrated that the worlds of architectural design and structural engineering aren’t mutually exclusive.

Chartered Architect Mark Kenney RIBA who is a director of the business joined in May 2012 and has since utilised his vast experience as an architect to assist clients in realising their dreams.

“There came a point where we found ourselves doing a great deal of architectural drawings and design work for Peter,” says Roy. “It seemed a natural progression for us to develop that side KLmagazine Home Design & Build Special

of the business and offer dedicated architectural services in our own right.”

Indeed, Calvert Brain & Fraulo Architectural has worked on everything from single-storey extensions to ambitious new build properties, and from commercial and industrial projects to entire developments of houses and apartments – but it doesn’t just produce innovative and eye-catching designs.

“Having the engineering side of the business at hand to call on gives our architectural services a genuine edge,” says Roy. “It enables us to seriously consider how a design is going to get built from a practical – and therefore cost perspective – as well. We don’t design things that aren’t affordable and that’s to the real benefit of the customer.”

Calvert Brain & Fraulo Architectural also benefits from the expertise of Chartered architect Mark Kenney (who was RIBA elected in 1986 and became a director of Calvert Brain & Fraulo Architectural three years ago).

Particularly interested in sustainable architecture and in solving complex design challenges, Mark has an extensive and wide-ranging portfolio of completed projects and has received both local and national recognition for his distinctive work.

Under Mark is an enthusiastic and qualified team comprising architectural technicians Preja Khanal and Shaun Gayton together with architectural technologist Amrinder Chana, who’s an Associate member of CIAT (The Chartered Institute of Architectural Technologists) and finds having that inhouse engineering expertise invaluable.

“There’s a temptation for architects to simply produce a pretty picture, but we’re probably the only local company who can offer that multi-disciplinary approach to architectural design,” he says. “In our regular design reviews the input of the engineering side can really help a design – especially in terms of buildability and cost effectiveness.”

Whether working on a simple extension, a major conversion or a large-scale new build, the work of Calvert Brain & Fraulo Architectural follows a generally similar process, with Roy or Amrinder visiting the property or site (free of charge) to gain a complete understanding of exactly how to best realise your ideas.

“It’s very important to get a true feeling for the project and what the customer want from it at that early stage, before you even think about the design,” says Roy. “Everyone is different and everyone has a different idea of what ‘modern’ is. It’s also important to take the budget into account as it’s counter-productive to produce a

KLmagazine Home Design & Build Special

ABOVE: A recently-completed project by Calvert Brain & Fraulo Architectural that saw the creation of a modern single-storey extension between existing buildings

ABOVE: This striking extension to a residential property at South Wootton demonstrates how the same innovative and striking design capabilities used by Calvert Brain & Fraulo Architectural on commercial and industrial projects are applied to smaller scale and domestic projects.

The image at the top shows the property before the extension, alongside one of architect Mark Kenney’s initial sketches.

The open plan layout with overhanging gallery has really opened up the interior, filling the new space with plenty of natural light. The project was officially recognised with a Highly Commended award at this years Mayor’s Design Awards.

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PICTURES: Over the last nine years, Calvert Brain & Fraulo Architectural has worked on a number of high-profile and award-winning projects – from single extensions to large-scale developments.

fabulous design that the customer simply can’t afford to build.”

But the production of a set of plans and drawings that meet (and usually exceed) expectations isn’t the end of the story. Once the design is approved by the customer, Calvert Brain & Fraulo Architectural will then start the process of obtaining planning permissions, dealing with building regulations and meeting any necessary planning conditions.

“This can be a complex phase as you may find yourself having to consider everything from bat and owl reports to assessments on flood risks and on noise and air quality,” says Roy. “We’ll advise and help customers every step of the way and coordinate all that information to produce a finished design that’s been approved by planners and building control – and at which stage the actual building work can start.”

Instead of leaving you at this point to start liaising with builders, however, Calvert Brain & Fraulo Architectural offers a comprehensive service that can take a lot of the stress and multiple pressures away from the project as it literally gets off the ground – and could well save you a lot of time, trouble and money.

“Few people realise that there’s a great deal the finished and approved 16

Building Regulation Drawings doesn’t cover,” says Roy. “For instance, it won’t include the sort of doors or windows you want, it won’t deal with wall and floor coverage, and it won’t specify details for elements such as lighting, the kitchens and bathrooms. They all have to be considered – and they all have a cost implication.”

The next stage which is the specification of the finer details is something Calvert Brain & Fraulo Architectural can assist clients in preparing and realising a finished product. Working with you and your ideas, Calvert Brain & Fraulo Architectural can collate all that information and produce a fully-detailed set of documents and specifications which can then be sent out to tender. It allows your contractors to accurately price the work, and enables Calvert Brain & Fraulo Architectural is to oversee the work through to completion – so the result is true to the original design

and is everything you’ve dreamed of and planned for.

“We've got a highly-trained and highly motivated team at Calvert Brain & Fraulo Architectural and we have a strong network of predominantly local associates and specialists we call on as and where necessary,” says Roy. “And don’t forget that having both architectural and engineering disciplines under the same roof really does give us an advantage – for the overall benefit of the project.”

Regardless of size, Calvert Brain & Fraulo Architectural treats all clients and all projects with exactly the same professionalism and importance. Making modifications to your home or building a new one from scratch may well be a once-in-a-lifetime venture, and this friendly team of experienced and talented professionals always ensures the whole process is as smooth, efficient and cost-effective as possible.

information 3 Portland Street, King’s Lynn, Norfolk PE30 1PB Telephone: 01553 766033 01553 766220 Website: www.c-b-f-a.co.uk E-mail: info@c-b-f-a.co.uk

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M METCALFE E TC A L F E C COPEMAN OPEMAN & P PETTEFAR E T T E FA R L LLP LP S SOLICITORS O L I C I TO R S

P Property roperty & Conveyancing Conveyancing Services Services When W hen y you’re ou’re moving moving house, house, it it can can seem seem like like e veryone is is so so b usy ticking ticking boxes boxes on on checklists checklists everyone busy that that they they don’t don’t really really take take the the time time to to listen listen and and understand understand you. you.

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individual clients during the conveyancing process. We want MCP’s clients to feel that they are involved, engaged and in

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IIff yyou ou w would ould llike ike tto o sspeak peak tto o tthe he tteam eam aatt MCP MCP to to find ffiind out out how how tthey hey ccan an help help you, you, please please contact contact H ilary Keightley Keightley by by telephone telephone on on Hilary 0 01553 1553 7 778100 78100 oorr by by email email on on h hilary.keightley@mcp-law.co.uk ilary.keightley@mcp-law.co.uk

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

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www.mcp-law.co.uk www.mcp-law.co.uk | 28/32 28/32 K King ing S Street, treet, K King’s ing’s L Lynn, ynn, N Norfolk orfolk P PE30 E30 1 1HQ HQ KLmagazine Home Design & Build Special

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KLmagazine Home Design & Build Special

The roof isn’t the only cover your project needs egardless of its size, any building project represents a major investment in terms of time and money, and for many people it’s the moment when their dreams finally start taking shape.

It’s important that investment is kept (literally!) as safe as houses, especially as you’d be surprised just how many building sites and works in progress get vandalised – and it’s not just the damage and the loss of materials you have to worry about.

“As soon as you buy a plot of land or a plot containing an existing building, you really need to take out land liability insurance,” says Nick Osborne (right) of IBA Insurance Service in King’s Lynn. “It’s not a legal requirement, but you are legally responsible for the site. If someone does injure themselves on it – even if they’re not supposed to be there – they do have the right to take legal action against you.”

IBA Insurance Services is a family-run and fully-independent insurance broker,

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KLmagazine Home Design & Build Special

a status which enables Nick and his experienced team to access a wealth of different policies, ensuring you get the very best cover, individually tailored to your needs and the cost of the project – and all at the best possible price.

Indeed, IBA Insurance Services can help protect every stage of your plans as they get off the ground.

“For people who project-manage the work themselves and bring in various different trades, we have a range of specialist self-build insurance policies,” says Nick. “They cover all aspects of the construction work, including self-liability and on-site materials, to the point of completion – and the length of cover can be extended if things don’t quite go according to plan.”

IBA Insurance Services also has many years’ experience arranging comprehensive contractors’ and risk insurance for building companies (both locally and nationally), providing cover for the hiring of plant, materials, employer’s and public liability, and the construction work itself – all under one

individually-designed policy.

And once the work is complete, IBA Insurance Services can help you further protect all that time, effort and money.

“Depending on what your plans are for the finished project, you’ll need to take out a home policy, an unoccupied property policy or even a property owner’s policy if you have plans to rent the property,” says Nick. “Building your own home is a major achievement – and we’re here to help you safeguard it for many years to come!”

IBA Insurance Services Osborne House, 111 High Street, Kings Lynn, Norfolk PE30 1DA Tel: 01553 770112 Web: www.ibainsurance.co.uk E-mail: enquiries@ibainsurance.co.uk

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IBA Insurance Services is authorised and regulated by the Financial Conduct Authority No.311163

From start to finish, IBA Insurance Services can safeguard your building plans

From run-down vets to glamorous guest house Originally built in 1820 as a veterinary practice to serve the Royal Stud at Sandringham, Caradon House in East Rudham has been carefully transformed into a breathtaking 5-star rental property 20

KLmagazine Home Design & Build Special

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PICTURES: The stunning exterior of Caradon House today (main picture) is a far cry from the largely neglected impression it gave when Naomi and Tim Hansell first visited the property two years ago (above)

KLmagazine Home Design & Build Special

elebrating her birthday in May 2012, Naomi Hansell decided to go to Burnham Market for a sandwich with her husband Tim – and ended up buying a house. A stroll around the village had led them to an estate agent, and there in the window they noticed the vet’s house in East Rudham was for sale.

At the time, the Hansells were living in Sculthorpe with their four young children, having moved from Yorkshire following the death of Tim’s father.

Naomi admits the couple had been thinking of investing in some local property, but the look of the building intrigued them so much they wasted no time in arranging a viewing appointment.

The house, facing the village green at East Rudham, had been empty for about six months and was crying out for some attention. It had been the local vets practice for many years and at one time the vet for the Sandringham Stud had been based there.

The minute Naomi saw it she knew it was what they were looking for.

“I couldn’t believe how big it was,” she recalls, “and it had a wonderful secret garden, all overgrown.”

She immediately fell in love with the interior space and the many outbuildings (as well as the garden!) and the couple’s initial idea was to move in, do it up and live there, renting out their home in Sculthorpe.

But life has a way of turning things on their heads. Fast forward four years and Caradon House is now a ten-bedroom, nine-bathroom high-spec rental property, and the winner of two awards at this year’s Mayor’s Design Awards.

It impressed the judges so much that it was the winner in both the Extensions category (the designer being Lawrence Coussell) and the Craftsmanship category (thanks to the work of Robbie Wright Builders in Heacham.)

This Georgian house, which is Grade II listed, boasts a traditional frontage but has been extended sympathetically and extensively to offer luxury and comfort in the style of a small boutique hotel.

Once they’d completed the sale on Caradon House, the Hansells moved in and rented out their property at Sculthorpe. Caradon House already had six bedrooms, so was plenty big

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enough for the family – and although Naomi was bursting with ideas for the property, it was just about possible to live there while planning its renovation.

The longer Naomi and Tim lived in the house, the more they could visualise how they wanted it to be. They wanted to retain many of the original features but move the rooms around, relocating the front rooms to the back.

The black-and-white tiled floor in the library and the bell-push board in the hall have all been kept and lovingly restored to their former glory, as have the original fireplaces and built-in cupboards.

The couple approached Conservation Officer Pam Lynn at the Borough Council of King’s Lynn and West Norfolk for advice on planning and conservation of listed buildings, who suggested (among several others) the designer Lawrence Coussell. Although Naomi and Tim met with Lawrence to brief him on what they thought they wanted, he wasn’t available for another six months.

It gave the couple time to think through how they wanted to revitalise this beautiful property in more detail, and with so much land to play with, they decided the layout needed to be adjusted to accommodate up to 20 people.

When they finally met Lawrence Coussell, they were open-minded to suggestions, but they already had a big scheme in mind, which included a granny annexe and renovations of the barns and outbuildings.

“When considering conservation,” says Lawrence, “the property’s connection to the Royal Stud greatly influenced the extent of the renovation work– together with the acceptable loss of fabric.”

Plans came together to create larger domestic floor areas, linking the original house with the existing buildings at the

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PICTURES: One of designer Lawrence Coussell’s original drawings for Caradon House (top) together with a detail from the ground floor plans (centre) showing the integration of the property’s two existing outbuildings into one open plan living area

KLmagazine Home Design & Build Special

KLmagazine Home Design & Build Special

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LEFT: A composite image of the courtyard area of Caradon House before its renovation and the revisioning of the garage that originally linked the two outbuildings of the former veterinary practice

rear – and bringing them together with a small new build area.

“With so much to do,” says Naomi, “it took us at least six months to get organised, and then a further year for planning permission to be granted.”

The work eventually started in March 2014, and the Hansells were delighted to secure Robbie Wright Builders of Heacham to do the work.

One of the first things they did however, was build a new driveway and large parking area at the back of the property to get all the vehicles involved in the construction stage off the road.

With the house fronting directly onto a small lane on the village green they could have found themselves rather unpopular with their neighbours – so this was an ideal solution.

With such a large project, the work took over a year and was eventually finished in July 2015.

“It felt like finishing your finals at university,” recalls Naomi. “The builders finished on July 9th, and the very first guests were due to arrive the next day!

We didn’t even have any power until the day before!”

She has nothing but praise though for their builders, particularly Darren Wright of Robbie Wright Builders. He was on site every day and with so much to

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source for such a big project, Naomi felt confident enough to leave him to make a lot of choices, including all the bathroom hardware.

The vast kitchen was fitted by Kitchens Etc of North Creake, and is handsomely equipped with two AGAs, three dishwashers and three fridge freezers – and the two long trestle tables seat up to 20 people.

It was, however, designed for a very specific purpose, as Naomi has another card up her sleeve. She also runs cookery classes when there are no guests staying, and uses the kitchen for her teaching and cookery courses.

With so much space available, she can put on demonstrations for up to 20 people or run hands-on workshops for six people.

“It looks fabulous and it’s everything we wanted, but this house has to earn its keep,” she smiles. “It’s what it does.”

And it certainly does it well. With so much space available for so many people, it’s often booked for family celebrations and special events – although the very clever design means there are several corners of peace and quiet throughout where visitors can take themselves away from others but still be part of the group.

The large, safe garden is ideal for

children and pets and has plenty of comfortable outdoor furniture for serious relaxing.

Naomi and Tim continue to work tirelessly to ensure everything is perfect for their guests. They greet them all personally, and there’s always a homemade cake, fizz and beer in the fridge. Their visitors’ book is full of glowing comments from very happy guests who’ve enjoyed everything Caradon House has to offer.

“As a couple of serial house renters,” someone wrote recently, “this is the best house we have ever stayed in” – and you can’t get a better recommendation than that!

KLmagazine Home Design & Build Special

Ensuring your plans don’t overlook the trees!

Whatever the scale of your design, an independent tree report from Heritage Tree Specialists can save you a great deal of time and trouble

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he advantages trees bring to a development are often underestimated. From self-builds to large-scale developments, many projects require huge sums of money establishing semi-mature trees for instant impact and to provide screening, shade and structure to the garden.

It makes sound economic sense, therefore, to ensure any existing trees in close proximity to new developments or restoration projects are well protected both during and following the construction process.

In fact, tree reports are a compulsory part of the planning process, and for many years Heritage Tree Specialists in King’s Lynn have been providing fully-independent BS5837 Tree Reports to accompany planning applications. This industrystandard survey is designed to provide all those involved in the development with detailed information about trees both on and adjacent to building projects.

“Typically, we provide all concerned

KLmagazine Home Design & Build Special

parties with a single document including a detailed tree assessment, impact statements, various construction recommendations and tree protection plans,” says Dan Ashton of Heritage Tree Specialists. “In fact, we pay as much attention to what’s below the ground as we do to what’s above it, as extensive root sytems can have a major and lasting impact on a building project.”

Tree reports are often thought of as an afterthought, but local authorities will insist upon this information when considering any planning application

where trees may be affected – and a great deal of time and expense can be saved if the issue is addressed at the outset.

Where new designs do incorporate the establishment of new trees, Heritage Tree Specialists will work alongside you (or your achitects) to discuss and design new planting schemes including sensitive species choice, 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 is perfectly placed to deal with any tree-related issues that may affect your grand design.

information

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

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ABOVE: Planning affects virtually every aspect of our communities – from car parks and road networks to historic buildings, residential developments and regeneration projects

Planning: a necessary evil or a creative exercise?

It affects virtually every walk of life, but its purpose is frequently misunderstood. Cllr Richard Blunt, the borough council’s Cabinet Member for Development talks about the planning process...

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t's fair to say that planning impacts on everyone. It has a fundamental say in everything from humble extensions to largescale housing developments, from budgets of a few hundred pounds to several million, and from new-build properties to listed buildings.

Over the years, planning has tended to receive an unfairly negative press, being seen as an overbearing form of interference by local councils (despite the fact that overall planning policy is

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set at a national level) and for many it’s always been a hugely complex field, but the planning process is actually more accessible now than it’s ever been.

Towards the end of 2010, the then Minister for Decentralization and Planning, Greg Clark MP, announced a review of national planning policy, designed to consolidate all statements, circulars and guidance documents (which at the time totalled several thousand pages) into a single, simpler National Planning Policy Framework.

KLmagazine Home Design & Build Special

The result was published four years ago, and in introducing it Greg Clark provided a succinct definition of what planning is – and why we need it.

“The purpose of planning is to help achieve sustainable development,” he wrote. “Sustainable means ensuring that better lives for ourselves don’t mean worse lives for future generations, and ‘development’ means growth. We must house a rising population, and we must respond to the changes new technologies offer us.

Planning shouldn’t simply be about scrutiny. Planning must be a creative exercise in finding ways to enhance and improve the places in which we live our lives.”

Among its varied roles, the planning system has three main functions – an economic one, a social one, and an environmental one.

Economically, planning contributes to building a strong, responsive and competitive economy by ensuring that sufficient land of the right type is available in the right places and at the right time to support growth and innovation – and by coordinating development requirements, including the provision of infrastructure.

Socially, planning supports strong,

KLmagazine Home Design & Build Special

vibrant and healthy communities by permission? providing the supply of housing “I think the single best piece of advice required to meet the needs of present we could give people is to visit the and future generations. It creates a high Planning Portal website,” says Richard quality built environment with Blunt, Cabinet Member for accessible local services that reflects Development at the Borough Council the community’s needs and supports its of King’s Lynn & West Norfolk. “It does a health, social and cultural well-being. great job of making planning make Finally, planning contributes to sense. Planners find themselves helping protecting and enhancing our natural, people with the same fairly simplistic built and historic environment – by issues every day, and the Planning improving biodiversity, by using natural Portal is a marvellous way of getting resources prudently, by minimising them answered quickly and effectively.” waste and pollution, and mitigating and The Planning Portal adapting to climate change, including (www.planningportal.co.uk) was the move to a low carbon economy. established by the government over ten It’s heady stuff if years ago to provide an Planning shouldn’t you’re only entry point to online planning on planning information and simply be about changing your planning scrutiny. Planning must allow windows or applications to be be a creative exercise building a singlesubmitted online. The storey extension, website features an in finding ways to but it’s something interactive house (which enhance and improve you can’t afford to first appeared in 2004) the places in which ignore. If your that provides a simple and project does need visual route into the we live our lives... planning essentials of planning Greg Clark MP permission and guidance and advice.

National Planning Policy Framework you do the work Indeed, it’s been such a without getting it, success that more than you can be served an ‘enforcement 80% of all planning applications are notice’ ordering you to undo all the now submitted online via the Planning changes you have made.

Portal.

So where do you start – and how do Locally, the planning department of you know if your project (however the Borough Council of King’s Lynn & grand the design) needs planning West Norfolk comprises around 35

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ABOVE: The Planning Portal offers a comprehensive (and interactive) guide to the planning requirements for a huge range of projects, and is now the source of around 80% of all planning applications made nationally.

people and receives some 2,500-3,000 The Planning Officer will then take all planning and other related applications those into consideration, using their annually, which become the expertise and experience to reach a responsibility of one of 11 Planning decision – a process that usually takes Officers. between 6-8 weeks, although some “Planning is such a wide-ranging field will inevitably take longer. that we do tend to have a heavy In the event that an application is caseload,” says Richard, “and it’s not refused, all applicants have the right of unusual for a single Planning Officer to appeal, which is assessed by the fullyhave up to 70 live applications at any independent Planning Inspectorate. one time.”

At the heart of this process is a desire All planning applications follow to balance growth with the existing roughly the same environment – not to Planning tries to route – and once stop things validated (by having facilitate development in happening, but a all the necessary desire to make things a controlled way, to background better. provide people with information and “Planning tries to documentation in facilitate places to live, places to place) the development in a work, and places to appropriate planning controlled way, to enjoy without impacting provide people with officer will visit the on neighbours or the site to assess its places to live, places suitablity and affect to work, and places wider community... on surrounding to enjoy without Richard Blunt people and impacting on Cabinet Member for Development properties. neighbours or the Borough Council of King’s Lynn All sites are visited wider community,” & West Norfolk and become the says Richard. “Yes, subject of various consultations with a planning is a form of control, but it’s a number of agencies (depending on the very positive form of control.” likely impact of the application) – with And it’s those positive aspects of the parish council, with the Highways planning that often get overlooked and Agency, with the Department of the misunderstood.

Environment, with conservation and “Planning can be a really good archaeological bodies, and sometimes catalyst for change,” says Richard. even with Historic England.

“Good planning can rejuvenate runFollowing this, site notices are down and redundant areas and bring erected, the applications are published them back into good use, helping the (both in print and online) and anyone local economy and protecting the local can pass comment on them. greenbelt.”

One of the more important parts of the planning process is the influence it can have on design.

“Planning officers very rarely refuse applications with a blanket ‘no’,”says Richard. “They’ll work closely with agents such as architects, designers and technicians, offering suggestions on design and appearance to help the application succeed. They’re very concerned with the promotion of good quality design – not only does it look better, but it’s a more sustainable approach, and that’s to the benefit of all of us.”

And that, at the end of the day, is what planning is all about, as Greg Clark MP emphasised when he introduced the first edition of the National Planning Policy Framework.

“Our standards of design can be so much higher,” he wrote. “We’re a nation renowned worldwide for creative excellence, yet, at home, confidence in development itself has been eroded by the too frequent experience of mediocrity. Sustainable development is about positive growth – making economic, environmental and social progress for this and for future generations. The planning system is there to make this happen.”

PLANNING RESOURCES The national website www.planningportal.co.uk can help you determine whether or not you need planning permission, offers interactive guidance with common projects, and features a quick and user-friendly application system that sends your application immediately to your local authority. Alternatively, a wealth of useful information can be found in the Planning and Building Control section of www.west-norfolk.gov.uk

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KLmagazine Home Design & Build Special

‘schedule of condition’ of the adjoining properties which records their condition before the work starts. Thus, if the work does cause any damage, the extent of such damage can be easily identified.

In the past, some property owners have decided to carry out works without serving notice – but the results can be costly. Here are some real life cases that might help you put that risk in perspective: – an individual who constructed a conservatory without giving notice to their neighbour. When the latter wanted to sell their home, a survey was carried out, and although no damage had been caused, the omission of proper notice resulted in three months’ delay, a lost sale, a lot of worry and a considerably reduced sale price when the property was eventually sold.

ABOVE: Diagram showing the notifiable and non-notifiable ‘adjoining excavation’ works covered in Section 6(2) of the Party Wall etc. Act 1996

Making sense of the Party Wall Act Going ahead with building work without taking account of your neighbours can be a costly decision. Chartered Building Surveyor Larry Russen of Russen & Turner explains how the Party Wall Act can affect your plans... hether you’re considering a newbuild property or embarking on a renovation project, there’s a piece of legislation that’s misunderstood (and even ignored) by many people but remains hugely important – and that’s the Party Wall etc. Act 1996.

It’s important because there are many circumstances when owners carrying out work on their property are legally required to serve notice(s) on and agree procedures with their neighbours before any work commences.

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wall.

Section 1 of the Act deals with work on a boundary, such as a new wall (where none currently exists) or the demolition and replacement of an old wall.

Section 6 of the Act deals with adjoining excavations (see above). It includes excavations within 3 metres of an ‘adjoining structure’ where the excavation will be deeper than the foundation of the adjoining structure – such as a trench for a new foundation, the repair or provision of a new water pipe, or the removal of tree roots. It also deals with excavations that will be within 6 metres and will coincide with a line drawn at 45o downwards from the position of any nearby foundation – which could mean not just the neighbour, but the neighbour’s neighbour. This normally applies when any piling is to be carried out.

Section 2 of the Act applies to work that affects a party structure such as a wall between terraced houses or a floor between flats and includes raising the height of such a wall; carrying out repairs including significant renewal of plaster; cutting into the wall or floor to install a beam or new wall; installing a damp-proof course; or cutting a lead flashing into the

Whatever the nature of the work, notices must be served on all adjoining or nearby ‘owners’. A surveyor must be appointed when there is a ‘dispute’ – which is usually when the neighbour objects. The owner who carries out the building work usually pays the fees of all appointed surveyors.

One of the most important things the appointed surveyor(s) do is agree a

KLmagazine Home Design & Build Special

– an individual who started notifiable works without serving notice and then caused damage to the adjoining owner’s property. The latter obtained an injunction stopping the work – and the offending building owner had to pay court costs and damages, suffered significant delays, and was faced with increased builder’s costs.

To summarise, whether you’re the ‘building’ or ‘adjoining’ owner it’s vital to remember that if works involving the Act are carried out and notices are not served it could cause a dispute with your neighbour, delay the building work, cause unnecessary damage and increase your costs significantly.

Similarly, if the legal paperwork isn’t available when you want to sell or remortgage your property you may experience delays, be unable to sell when you want to – and get less money for your property.

At Russen & Turner, our Chartered Surveyors are anything but ordinary. We are industry advisors, authors, and expert witnesses at the High Court. We’re outstanding in our knowledge and service and adhere to the Royal Institution of Chartered Surveyors (RICS) codes of practice.

We are involved in the assessment and evaluation of residential and commercial property across East Anglia, and our extensive experience means we can ensure you and your building project get off to the best possible start – and come to an equally successful conclusion.

17 High Street, King’s Lynn PE30 1BP Tel: 01553 768361 Web: www.russenandturner.co.uk

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been empty for more than 10 years and are brought back into use as a dwelling.

In this case, the VAT incurred on materials is also eligible for reclaim.

The supply of labour, or labour and materials, through a building contractor is charged at the reduced rate of 5% (instead of zero-rated) and can again be reclaimed under the scheme.

Projects for which you can use the scheme to reclaim VAT include: l New builds or existing building demolished to ground level l Conversions on non-residential buildings into a new dwelling l Renovations that bring an existing dwelling that has not be lived in for 10 years back into use l New build or conversion into a holiday home for personal use l Garages, landscaping and outside works covered by planning permission and carried out at same time as the above

How to share your self-build costs with the VAT-man...

Partner Chris Goad BSc ACA of Stephenson Smart, who recently built his own home, explains how a special VAT scheme can help self-builders save thousands of pounds hen you buy a house on the open market (whether it’s new or has been previously occupied) you don’t have to pay VAT, and when you build your own home, the same principle applies.

Whether you’re starting from scratch with a new build or converting a property into a residential dwelling, a special VAT refund scheme allows DIY house-builders and people converting non-residential buildings into dwellings to reclaim VAT incurred on construction or conversion costs.

Understanding how to reclaim VAT on the many elements of self-build and conversion projects can save you thousands of pounds, and it’s important to consider the VAT implications before starting your project – for more information, visit the website at www.gov.uk/vat-building-new-home.

On certain qualifying projects, services provided through a building contractor in connection with the construction of a new dwelling (such as the supply of labour or the joint supply of labour and materials) can be zerorated, so that no VAT is charged to you.

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So far, so good! However, the supply of just the materials, from whichever source, is always standard-rated, currently at 20% (5% on some energy saving items) and this VAT can be reclaimed through the scheme at the end of the project.

Any work you undertake on an already completed residential building, such as renovation or refurbishment, adding an extension, converting the loft or constructing a granny annex or new garage, will not qualify – so it will attract VAT at 20% on materials and labour, which is not refundable.

The good news is that there are certain exceptions – such as the renovation of properties which have

OUR BRANCHES

Claims must be completed and submitted within a rather strict time limit – within three months of completion – and this can be difficult to meet when combined with the other challenges a self-build or conversion offers.

The VAT reclaimed must be correctly incurred, all relevant VAT invoices must be included and only one claim can be made. You’ll usually get the refund within 30 working days of sending the claim to HM Revenue & Customs.

At Stephenson Smart we can help with preparing and submitting a VAT refund claim on your behalf to help you secure the maximum VAT refund on a given project. We can also advise you on alternative options, such as where a building has been empty for two years or is intended for business use.

Getting your grand design off the ground can be a costly affair, but the expertise of Stephenson Smart can help lighten the financial burden for you.

KING’S LYNN 01553 774104

GREAT YARMOUTH 01493 382500

WISBECH 01945 463383

FAKENHAM 01328 863318

DOWNHAM MARKET 01366 384121

MARCH 01354 653026

KLmagazine Home Design & Build Special

Keeping ahead of the costs of construction...

How GC Baxter & Associates can help your project stay on track – and budget ne of the key things – possibly the most important – when building or renovating a house is the cost. For most people, this can be something that can easily spiral out of control if you have no knowledge of everything that may be involved.

“This is where the expertise of a Quantity Surveyor is essential,” says Malcolm Frammingham, Director at GC Baxter & Associates Ltd. “Basically, we’re independent professionals who can anticipate costs and help with designs. We look at every building individually – we look at the site, the local conditions, and concern ourselves purely with costs.”

Not everyone will need a Quantity Surveyor, but the expertise of Malcolm and his team is in producing cost plans and suitable pricing documentation for prospective builders. They’ll even negotiate with builders on behalf of the clients if that’s what they’d like.

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KLmagazine Home Design & Build Special

By producing these ‘bills of quantities’, clients can often get competitive prices based on the standardised information.

“We can help customers to monitor and control prices,” says Malcolm. “It’s about having a firm basis to start from, and can help to reduce arguments. By starting with an anticipated cost and then going out to the builders, we can then help with checking payment applications and anticipate potential financial issues. If the starting figure matches the final figure, then we’ve had a good result!”

GC Baxter & Associates are happy to tackle anything from a small extension on the back of a bungalow to large contracts, and nearly all their work comes from past clients and word of mouth. Architects will often recommend that clients have costings done, so that their expectations are realistic.

They’ll also help the client plan ahead in the project, and to think about what extras might be needed. As specialists in their field, their knowledge and expertise

will help clients to decide whether to redesign their plans or carry on if costs are beginning to escalate.

“The satisfaction is being able to visualise all the elements from day one, even if we only have a basic layout drawing. We like to be able to give the client the comfort to go ahead with the project,” says Malcolm. “And we also like to take out the risks for the contractor, as there can be a considerable amount of them in buildings, large and small.”

If you’re planning a new build or renovating your existing home, GC Baxter & Associates Ltd can help you find your way through this minefield.

They offer unbiased and realistic advice on the financial aspect of the project, leaving clients to concentrate on the myriad of other choices to be made.

information GC Baxter & Associates Ltd The Granaries, Nelson Street, King’s Lynn Norfolk PE30 5DY Tel: 01553 774010 Web: Under development E-mail: info@gcba.co.uk

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KLmagazine Home Design & Build Special

The award-winner at the bottom of the garden...

Two years ago, it was a little-used tennis court to the rear of the old rectory in Burnham Market. Today, it’s the site of a fabulous new home with spectacular views over the countryside

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hen Jane Ridley and her husband Jeff Thomas decided it was time to move out of their highmaintenance house, a beautiful but draughty rectory in Burnham Market, they found the perfect solution literally close to home. Having searched around for a suitable property to buy for over a year and looked at almost 30 different houses, nothing had taken their interest.

Nothing was quite right, and nothing quite matched the couple’s requirements – so they decided to stay

KLmagazine Home Design & Build Special

put and build their own home.

Selling their house and most of the garden, the couple kept the tennis court, which had enough space for a modern easy-to-run home. Fortunately the piece of land had its own access, so there would be no problems in building an entirely separate property with its own driveway. Jane and Jeff were also fortunate in that they could stay on in the rectory while their new house was being built.

With neither of them ever having built before, they contacted King’s Lynn based architect Richard Waite, who’s become widely-known for his

sympathetic approach to renovation and conservation – but also for innovative new build design.

“We already knew several architects,” says Jane, “but that was on a largely social basis. For our new home, we thought it would be better to engage someone we didn’t already know – and Richard came very highly recommended.”

It was a decision that proved to be a winning one, as their incredible new house won the Large New Build Award in this year’s King’s Lynn Mayor’s Design Awards.

Jane and Jeff also chose a local

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builder in Mark Walker from Walker Construction Services – and with him came a wealth of local expertise and sub-contractors who’d all worked on similar properties in the past.

It wasn’t all plain sailing, however.

The couple soon discovered the site was situated in a flood zone, so they needed specialist advice on raising the land by half a metre before any building could begin.

Although they had no problem with getting the go-ahead from the local planning department, it took some time for the insurers to be persuaded – but once this was agreed, they were ready to get started.

Having delivered an original brief to Richard Waite regarding their basic thoughts on the shape of the house and the number of bedrooms and bathrooms, they were happy to accept the ideas he came up with.

They knew they wanted two full storeys and a large loft (they were downsizing from a much larger property after all), and needed to have a ground-floor bedroom for one of their sons who uses a wheelchair.

After several versions of the plans, they came up with a final draft and work eventually began on the build in September 2014.

They had a stroke of luck in that first month of building when they had to dig the foundations as the weather was very dry, and they could really get ahead before the winter set in.

“I think the key to the project was that we were here on site and we were able to form a close relationship with the builders and subcontractors,” says Jane.

“It still felt like Jeff and I each had a

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ABOVE: When Jane Ridley and Jeff Thomas chose the ideal site for their spectacular new home, they didn’t have to look too far – building it on the site of the old tennis court to the rear of their existing home.

KLmagazine Home Design & Build Special

RICHARD C.F. WAITE ARCHITECT 34 Bridge Street, King ’s Lynn, Norfolk PE30 5AB

We are a mul$genera$onal RIBA Chartered Architect ’s prac$ce and have been working for over 50 years with projects in Norfolk, the surrounding coun$es and further afield.

We have experience in all types of architecture but specialise in bespoke, one­off dwellings in a tradi$onal style and in the repair, altera$on and conserva$on of Listed and Historic buildings.

If you are looking to build, extend or renovate your home or any other building then we would be delighted to meet you to discuss your requirements.

TTel: el: (01553) (01553) 7 772 72 656 656

aarchitect@rcfwaite.co.uk rchitect@rcfwaite.co.uk

w www.rcfwaite.co.uk ww.rcfwaite.co.uk

ELECTRICAL SERVICES & SO MUCH MORE Established in 2003, AMR Group Ltd was formed by local businessman Adam Rasberry. During the last 13 years the company has grown to be a service provider for not only electrical works but for a variety of services DO YOU KNOW WHAT HAT A AMR PROVIDE? D OY OU K NOW W MR P ROVIDE? • Automatic Doors, Windows, Gates and Barriers • Intruder and Fire Alarms • Mechanical • Electrical • Air Con and Refrigeration • Renewable Energy For Information about how we can help you and your project please contact us at our offices ww.amrgroupltd.co.uk www.amrgroupltd.co.uk eb: w Web: nfo@amrgroupltd.co.uk | W mail: iinfo@amrgroupltd.co.uk Email: 617391 | E 01553 617391 el: 01553 Tel: T 3A R PE34 3AR Lynn PE34 King’s Lynn Saddlebow, King’s Road, Saddlebow, High Road, Units, High Farm Units, Willow Farm Address: Address: Willow

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full-time job though! There are so many choices to be made, but we were prepared to put a lot of personal time into it to get the house we really wanted.”

They felt very lucky that the site manager knew all the subcontractors, and although Jane and Jeff were closely involved they felt confident in being able to hand over the day to day running of the project.

They have nothing but praise for all those who worked on the site, as they all arrived on time and were well organised. Both architect and builder were flexibly minded, and regular minuted site meetings were held to make sure all was going to plan.

“We did keep a close record of what was happening,” says Jane. “We were then able to have an audit trail if anything went wrong. In effect, we were also project managing it, so we could keep ahead of everything.”

Fortunately, nothing did go wrong and the couple were finally able to move into The Court House in September 2015. The house sits comfortably in its plot, and commands a magnificent view across fields on the outskirts of Burnham Market. Although not large (but then that was the intention) the garden is quiet and manageable, and has plenty of terraced space for family meals. Mature trees border the lawn and the couple can still see their old house through them.

In building their new house, Jane and Jeff made the most of all things modern and efficient to create an easy to run comfortable home for their future. They took advantage of a renewable heat incentive scheme to

36

install air source heating, which converts air into heat, and put in underfloor heating, which is very effective.

They were also pleased to discover a wood-free alternative material for their decking, which will not warp, splinter or need any attention but is indistinguishable from the real thing.

Looking back, Jane and Jeff feel incredibly lucky in how the project all came together.

“We had the house, we were on hand and we had the land,” says Jane, looking out over the fields from the kitchen window. “And everyone worked so well together. It was real team work and the result is outstanding.”

The award-winning house is warm and comfortable, with plenty of room for visiting family and friends, and it’s everything the couple dreamed of – and they only had to move to the bottom of the garden.

KLmagazine Home Design & Build Special

For your New Build or Restoration

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rimstone Ltd is a family owned business supplying aggregates across Cambridge and Norfolk from centres in Wisbech, Watlington, Crimplesham, Snettisham, Briston, Coltishall and Carbrooke. Our family-owned business has over 70 years experience in mineral extraction, recycling and restoration projects and our range of services include full delivery of all products, or you’re more than welcome to collect materials from your local site/quarry. Our fleet of trucks can also be mobilised to remove inert muck, soil, hardcore and concrete from your site and can also provide crushers and plant for in situ crushing. Our exceptional customer service, highly efficient processes and competitive prices makes Frimstone your one stop shop for all your aggregate needs, whatever the size of your project!

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ABOVE: Charlotte Pledger, Ray Downing, and Martin Langford of 1-2Call Worksafe

Why health and safety should be part of your plans A successful project is a safe project with the expert help of 1-2Call Worksafe ealth and safety tends to get a bad press because it’s widely seen as an unnecessary interference in construction projects – there’s a sense that it doesn’t have a place in the ‘real’ world, that it simply complicates matters and gets in the way of efficiency.

“It’s a strange way of thinking because without health and safety, very few building projects would be legal,” says Martin Langford of 1-2Call Worksafe in King’s Lynn. “The scale of the project doesn’t matter. It can be a simple extension or a major housing development, but relying on the thought that ‘nothing has ever happened to me’ is a very dangerous assumption.”

The cost of ignoring health and safety is serious. The Health & Safety Executive estimates that 13,000 people die from work-related lung disease and cancer every year, that 5,000 die from an asbestos-related disease, and the provisional figure for the number of workers fatally injured in 2015/16 is 144.

“1-2 Call Worksafe isn’t here to scare people,” says Martin. “We’re here to advocate a proactive approach to health

H

KLmagazine Home Design & Build Special

and safety with the aim of reducing action. those statistics. Health and safety 1-2Call Worksafe have many years doesn’t happen by accident –it needs experience delivering high quality health good systems, good management and a and safety solutions, training, expert help change of culture.” and advice to some 200 local customers, Last year, the Construction Design and they can help your project run Management Regulations (CDM 2015) smoothly, safely and legally. were updated to include all construction “It’s essential that the contractors you projects both commercial and domestic. use have the knowledge, experience, Although they don’t apply to simple DIY skills and training to keep you and your work, they do apply to homeowners, family safe,” says Martin. “Health and designers and contractors on all safety is here for a reason – and it construction projects – all of whom have should form an integral part of your responsibilities for health and safety. plans, however grand they are.”

Embarking on anything from a demolition to a refurbishment, from an extension to a new build, the client – without addressing the requirements of CDM 2015 – could find Unit 9 Laen Court, Horsley’s Fields, King’s Lynn PE30 5DD themselves, their families, or anyone Telephone: 01553 340754 Website: www.1-2callworksafe.co.uk else being exposed E-mail: info@1-2callworksafe.co.uk to construction hazards and risks and ultimately legal 39

SUPPLIERS OF QUALITY BRANDED ELECTRICAL EQUIPMENT TO THE ELECTRICAL MARKET iver y within FREE daily del i n g ’ s Ly n n 3 5 m i l e ra d i u s o f K Edmundson Electrical, King’ss L Lynn Edmundson Elec trical, King’ ynn are part of a national company who pride themselves on

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BY APPOINTMENT TO HM QUEEN ELIZABETH II WASTE DISPOSAL CONTRACTORS

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KLmagazine Home Design & Build Special

Air source heating and an award-winning project A

Showcasing the local expertise and professional service of 4 Way Refrigeration

ir source heating from 4 Way Refrigeration Ltd represents a major step forward in energyefficient climate control, but the real test of the system’s benefits are best demonstrated in the real world – from real people in real homes. People like Jeff Thomas and Jane Ridley, for example, who’ve been living with air source heating since the completion of their spectacular property in Burnham Market a year ago.

“We previously lived in an older property and had to rely on oil-fired heating,” says Jane. “That was expensive enough, and as our new home was going to be a large build we really wanted a more economic and a more energyefficient solution.”

At 3,700ft2 the new home (which won the award for Large Scale New Build

4 WAY

Properties at this year’s Mayor's Design Awards) presented a real heating challenge, but one that air source heating was ideally suited for.

“This was a slightly different installation than usual because of the sheer scale of the property,” says Steve Simpson of 4 Way Refrigeration Ltd. “It employs a dual system with two units working in conjunction and a hot water capacity of 600 litres. It’s a great demonstration of the versatility of air source heating – which works efficiently on everything from two-bedroom selfbuilds to larger projects such as this, which has five bedrooms and five bathrooms.”

Using a combination of radiators and underfloor heating, the result is a system that does justice to the stunning family

Refrigeration Ltd Electrical Ltd Energy Ltd

home – unobtrusively and costeffectively.

“It works tremendously well for our needs and it’s very responsive – it’s so easy to control each room,” says Jane Ridley. “We really appreciated the fact that Steve didn’t disappear after it was installed; he helped explain the system to us, showed us how to get the best from it, and is always there for help and support. We really couldn’t have asked for more from him.”

For a professional service from a local company with a proven track record of working successfully with local builders and architects, contact 4 Way Refrigeration Ltd for more details and information – and discover what a difference air source heating can make to your grandest designs.

Unit 25, Bergen Way North Lynn Industrial Estate King’s Lynn, Norfolk PE30 2JG t: 01553 767878 w: www.4wayref.co.uk e: sales@4wayref.co.uk

Recognised and accredited throughout the industry:

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Tel: 01553 777414 E-mail: enquiries@walkercsl.co.uk

ABOVE: This new office building (top left) and Thornham Village Hall (which was built in accordance with the latest environmental controls and opened by the Queen in 2013) are testament to Walker Construction’s commitment to creating truly distinctive buildings

Turning your great ideas into stunning properties From small-scale extensions to major housing developments, King’s Lynn based Walker Construction has all the skills, expertise and experience you need to bring your dream home to life...

Y

ou’ve got the vision, you’ve got the architect’s drawings, you’ve got the planning permission, and now comes arguably the most important part of the whole process – employing a builder to finally get your grand design off the ground.

The builder you choose is the coordinator charged with the responsibility of bringing your dream to fruition – on time and within budget.

Their ability to coordinate the hundreds of different details that need to be addressed during the construction stage of your dream home is essential to you

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having a great building experience and ending up with the home you want.

It takes consummate skill, it takes experience, it takes a customer-focused commitment and it takes a painstaking attention to detail.

In short, it takes a company such as King’s Lynn based Walker Construction Services Ltd. The company was founded by Mark Walker and his wife Susan in 2004 and began life in the study of the couple’s home – taking Mark’s abundance of experience and knowledge gained from Contract Management on numerous prestigious contracts both locally and

throughout the UK. The company’s come a long way since then. After twelve years, two changes of premises and consistent growth in terms of scale and areas covered, Walker Construction has firmly established itself as a well-recognised and reputable construction business on both a local and national level.

Happily, the same business ethos has been carried throughout. Despite the scale and ambition of the projects Walker Construction undertakes, the office atmosphere is still very much a small family-run affair, with both Mark and Susan (as Company Secretary)

KLmagazine Home Design & Build Special

Walker Construction continually demonstrate their understanding and respect of all the roles necessary to bring a construction project to a successful, timely and cost-effective conclusion...

KEVEN GROUT Grout Buckton

ABOVE: The work of Walker Construction ranges from simple extensions and alterations to complete newbuild properties and conversions. Every project benefits from the company’s long experience and expertise in getting the most ambitious plans off the ground.

maintaining an integral and hands-on role in the day-to-day running of the business.

“It’s an approach that gives us the capability to carry out projects of all sizes offering a non-confrontational approach whilst still maintaining a personal and friendly service,” says Mark. “In fact, we’ve established several long-standing relationships with our clients and sub-contractors resulting in regular contact and repeat business.”

Mark considers that to be the company’s USP, and one of the key reasons why both private clients and businesses continually choose Walker Construction for their construction needs.

“Mark and Sue’s presence within the business has helped to shape the approachable and family-run feeling we have here,” says the company’s Nicola Branson, “and I think that definitely shines through to prospective clients when they first visit us.”

Walker Construction has a strong focus on investment in people and

KLmagazine Home Design & Build Special

regularly provides training for employees, whether to enhance the efficiency of their current role or for their own personal development. It includes NEBOSH (National Examination Board in Occupational Safety and Health), First Aid at Work, and Site Management Safety Training Scheme

We were very happy with the standard of service you provided to us for both projects – the conversion of Barclays in King’s Lynn and the conversion of our March office. I’d thoroughly recommend Walker Construction to any prospective client...

COLIN BAILEY Fraser Dawbarns

refreshers in order to ensure the health and safety and site management knowledge of the entire team is the best it can be at all times.

“The team that surrounds us has really grown from strength to strength over the years,” says Susan Walker, “and without them the business would undoubtedly not be where it is today.”

Walker Construction works across many different sectors on contracts ranging from £1,000 small works packages, through the heritage, education, leisure and health areas, right through to completed design and build

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Walker Construction is an incredibly pro-active contractor which offers solutions at the same time as reporting the issues that inevitably arise on site. They’re a contractor that delivers a high quality of service and end product, within time and on budget.

And the quality of their work is second to none…

JOEL WALSH ATP Group

ABOVE: One of three recently completed barn conversions by Walker Construction

projects in excess of £8 million.

Recently, the company completed a major design and build package for a new office building in King’s Lynn – a complex project in which health and safety, environmental sensitivity, project management and construction finish were all of paramount importance.

The team placed on this particular site – including Walker Construction’s in-house Quantity Surveyor and Health and Safety Officer – really pulled together to make this one of the company’s most prestigious projects to date.

On the domestic front, Walker Construction is no stranger to ambitious designs and challenging builds – and the company’s work has gained official recognition.

Walker Construction has won awards for Best Commercial Project, Best Managed Site and many others. A stunning new build property on the North Norfolk coast recently won the award for Large Scale New Build Properties at the 2016 Mayor’s Design

44

Awards, while the company also picked up a Highly Commended award for their development of five town houses in King’s Lynn.

“I think it’s awards such as these that help remind us why we do what we do,” says Mark Walker. “Construction tends to be seen as simply a case of bricks and mortar, but we’re actually bringing people’s dreams to life.”

If you’re about to embark on a building project – whether it’s a singlestorey extension or an 8-bedroom property – Walker Construction can help you with every step of your journey, from help and advice to complete and detailed quotations.

All projects start with a tendering process which involves meeting with you to discuss and establish your needs, after which Walker Construction obtains prices for all of the required packages of works – from steelwork and mechanical works to decorating and landscaping.

Once all the information is collated, they’ll then put together a formal bid and programme of works for you.

“We have over 100 years of combined experience and we’re confident we have a supremely knowledgeable and dedicated team of employees here,” says Mark Walker. “All of us are determined to achieve successful and high quality projects every time.”

However big your ideas, however grand your designs, Walker Construction can help you realise them – on time, on budget, and to the highest possible standards.

Anglia House, 23 Hamburg Way, North Lynn Industrial Estate, King’s Lynn PE30 2ND Tel: 01553 777414 Web: www.walkercsl.co.uk E-mail: enquiries@walkercsl.co.uk

KLmagazine Home Design & Build Special

West Norfolk or folk fol Glass A family business usin s since s 1967

TAILOR MADE GLAZING SOLUTIONS FOR NORFOLK Call 01553 763164 for a free quotation Hereford Way, Hardwick Narrows, King’s Lynn, Norfolk PE30 4JD www.westnorfolkglass.co.uk

C&M Servicing Ltd YOUR LOCAL GAS, ELECTRICAL, PLUMBING & OIL ENGINEERS. From F rom ggeneral eneral rrepair epair work work to to complete complete bathroom, bathrooom, h heating ea ating & h hotwater otwater iinstallations. nstallations.

We provide a service in domestic properties including:

• Full surveys and installation work.

• Full inspections, reports and certification of work carried out including Landlords Gas Gas & Electrical Electrical Safety Safety IInspections nspections & Certification Landlords and Portable Appliance Testing.

“We believe the small nature of our firm allows us to provide excellent 1 on 1 customer service.”

• Service, diagnosis and repair of central heating systems and electrical circuits regardless of type or manufacturer.

1c Sovereign Sovereign W ay, T rafalgar IIndustrial ndustrial E state, D o w n h am M 1c Way, Trafalgar Estate, Downham Market PE38 9SW arket P E38 9 SW KLmagazine Home Design & Build Special

|

www.cmservicing.co.uk www.cmservicing.co.uk 45

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KLmagazine Home Design & Build Special

Everything your project needs from start to finish A complete local service from the UK’s largest independent builders merchants here are thousands of separate elements that go into building a house, so it’s reassuring to know that virtually all of them are available from one reliable local source.

MKM is the largest independent builders merchants in the UK, with 42 branches across England and Scotland, and the King’s Lynn branch has been helping people realise their grand designs for years – with a huge range of building, timber and plumbing supplies from the industry’s leading manufacturers. And all at competitive prices.

MKM has been through the whole construction process many times, and is always on hand to help with any query, ensuring your project runs as smoothly as possible with expert help and advice at every stage of your journey.

T

DRAWING TAKE-OFFS With so many things to think about before you even start work, it’s good to know that MKM can take your drawings and plans and

KLmagazine Home Design & Build Special

produce a comprehensive schedule of all the materials you’ll need, all accurately costed out. It’s perfect for self-build projects and can save you a great deal of time and effort. Simply take (or e-mail) your plans to MKM for more details .

BRICK MATCH SERVICE It’s important to find bricks that complement their surroundings – and in some cases it may be a requirement of planning permission.

That’s easier said than done, however.

MKM offers a professional brick matching service that will source the bricks you’re looking for from a choice of hundreds of different styles and finishes. Call into MKM for more details or visit the website for information.

NEW SHOWROOMS MKM King’s Lynn has recently opened fabulous new kitchen and bathroom showrooms, with in-house experts, a free design service and a mix of quality collections and high-quality appliances from well-

known brands. And for the perfect finishing touch, the revamped and expanded landscaping area offers everything from paths and paving to garden furniture and outdoor buildings.

Whatever your building project needs, MKM holds high levels of stock on-site to ensure you can get what you need, when you need it – and a free local delivery service to ensure everything goes literally according to plan.

North Lynn Industrial Estate, King’s Lynn Norfolk PE30 2ND Telephone: 01553 817830 Website: mkmbs.co.uk E-mail: kingslynn@mkmbs.co.uk

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A warm welcome to the house of the future It’s currently the fastest growing energy performance standard in the world, and a new property in Swaffham is now bringing the elegant simplicity of the Passivhaus concept to a corner of Norfolk

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ittle did Rob Young know that the talk he went to one evening in October 2013, hosted by the Rotary Club in Swaffham, would go on to change his and his wife Jane’s life. The first half of the talk was about traditional Norfolk building, but the second half was all about the future.

The speaker was Chris Parsons, a director of Parsons & Whittley Architects and expert in the building of Passivhaus homes. Rob was instantly converted.

48

Together with his wife, he’d been thinking of moving from their large Victorian family home in Swaffham. It was getting too big and too expensive to run, and the time had come to make some important decisions. They wanted to stay where they were and were fortunate their garden offered enough on which to build – and still leave plenty of space for the old house and its new owners.

Having heard all about the advantages of Passivhaus building, Rob and Jane lost no time in talking to Chris

Parsons (of Parsons and Whittley of Swaffham) about designing a house for them. As an enthusiastic advocate of this style of building, Chris was more than happy to be their architect.

Passivhaus homes are built to provide high standards of comfort and ‘building health’ by reducing energy use and carbon emissions – the concept is to make a house with no draughts, and to have good fresh air constantly filtered and circulating.

However the building plot threw up a few problems for the Youngs and their

KLmagazine Home Design & Build Special

The heat losses of the building are reduced so much that it hardly needs any heating at all.

Passive heat sources like the sun, human occupants, household appliances and the heat from the extract air cover a large part of the heating demand. The remaining heat can be provided by the supply air if the maximum heating load is less than 10W per square metre of living space.

If such supply-air heating suffices as the only heat source, we call the building a ‘passive house’ – a Passivhaus.

Prof. Dr Wolfgang Feist Head of Energy Efficient Construction/Building Physics University of Innsbruck Director of the Passivhaus Institute, Darmstadt

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ABOVE: Chris Parsons’ striking curved design for Rob and Jane Young’s Passivhaus in Swaffham was initially inspired by the presence of a large lime tree in the couple’s garden (left) – which was protected by a tree preservation order.

architect to overcome – but ones which eventually enhanced the end result. The space was quite restrictive in size, and featured a large lime tree with a tree preservation order to one side – a tree which was a leading factor in the eventual design of the house.

Rob and Jane neither needed or wanted a large house, and had decided upon an open plan two-bedroom bungalow. This gave Chris a free reign to come up with a design to meet the constraints of the site, and they were very pleasantly surprised when he came back to them with a strikingly original curved concept. Chris had designed this with a brick outer side, with the

50

inner side looking into the garden.

“In effect, we decided to turn the house inwards around the tree,” says Chris, “so there’s a tall external skin to the building, which is kind of a protective side, and that’s all done in brickwork. “We clad the more open and friendly side in timber to reflect the lime tree.”

Once they had their final design, the couple tendered to five building companies and settled on Grocott and Murfit from Fakenham. Rob and Jane were impressed right from the beginning when the entire team arrived on site for the initial meeting.

As they don’t use sub-contractors,

KLmagazine Home Design & Build Special

Craftsmen Craftsmen of of the the award award winning... winning...

PASSIVHAUS, PASSIVHAUS, SSWAFFHAM WAFFHAM & SALTMARSH, SALTMARSH, TTHORNHAM HORNHAM Offering a complete building service from design to completion, combining expert knowledge and attention to detail with eco-friendly technologies and the best industry practices.

• New Build • Extensions • Bespoke Kitchens & Bathrooms • Interior Design

• Refurbishment • Land Acquisition and Development • Joinery • Mechanical Services

YYOUR OU R D DREAM REAM H HOME OM E R REALISED EALISED CONTACT CONTACT U USS TTO OD DISCUSS ISCUSS YYOUR OUR IIDEAS...

DEAS...

Tel: T el: 0 01328 1328 851420 851420 | Email: Email: iinfo@grocottandmurfit.co.uk nfo@grocottandmurfit.co.uk | W Web: eb: w www.grocottandmurfit.co.uk ww.grocottandmurfit.co.uk H Hawthorn awthorn Way, Way, Clipbush Clipbush Business Business Park, Park, Fakenham Fakenham NR21 NR21 8SX 8SX

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they all knew one another and worked well together.

“In fact,” says Rob, “they didn’t miss one day throughout the whole build.

They started on the work in January 2015 and we were able to move in by mid August. Bang on time!”

They were further impressed when they discovered that several of the team had been on training courses in Passivhaus building and the company also planned to hold courses for their other staff at their premise in Fakenham.

In order to be recognised as a ‘true’ Passivhaus (and Rob and Jane are very proud to have the plaque to prove theirs is!) the building has to meet very exacting criteria. Special tie rods hold

52

the outer bricks at a certain distance from breeze blocks in order to avoid thermal bridging, and the insulation in this cavity does not allow heat or cold to cross.

This highly-efficient insulation leads to virtually nothing being spent on heating, and although the house does have some radiators, they are hardly ever needed. Having only lived there through one (admittedly not very cold) winter, Rob and Jane have yet to experience the need for additional heating, but they’ve been assured the radiators will probably only ever be lukewarm.

During the building process, the site was visited regularly by a representative from Building Regulations, who was

extremely impressed with the very high standards of workmanship.

The Youngs are very proud that at each stage of building, their house passed all the necessary requirements to become a certified Passivhaus.

As the builder of the Youngs’ house, Grocott and Murfit were very pleased to be involved in the construction of this highly energy efficient 21st century home – and is truly impressed with the technology behind it.

Why aren’t we building every home to this quality?

The Youngs, Chris Parsons and Grocott and Murfit were all subsequently delighted when Lime Tree House was shortlisted for this year’s UK Passivhaus Trust Awards – although it wasn’t a winner, as it was up against some very stiff competition.

This further confirmed to them how Passivhaus homes are now taking the self-build revolution by storm.

Having moved just into the garden of their previous house, Rob and Jane are so pleased that they made the move when they still were able to, and that a chance talk by Chris Parsons led to the beautiful home they now own.

“This is perfect for us,” says Rob. “It’s easy to manage, it’s extraordinarily comfortable and we’re just really excited to be living here.”

KLmagazine Home Design & Build Special

Beautiful modern homes, superb traditional values or almost 30 years, ECOnomy Windows has built a formidable reputation for creating beautiful window and conservatory solutions for thousands of homes across the region, offering a service that’s seen them grow into one of the most progressive window companies in the business.

And ECOnomy Windows is one of the most respected too, because all the innovative products, modern technology, latest energy effiencies and professional CAD design works perfectly hand-in-hand with the personal and high-quality levels of customer service

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CONSERVATORY SHOW PARK OPEN 7 DAYS A WEEK!

you’d expect from a long-established family-run business.

The company’s expertise runs from new-build projects with installations in excess of £40,000 to sensitively replacing the windows in older properties to match existing Georgian and Victorian aesthetics. They’ve created stunning cutting-edge conservatory designs and worked on major £100,000+ refurbishment projects. They’ve even fitted no less than 131 windows to a single development of sheltered accommodation in a local conservation area – a project requiring a particularly

delicate approach to meet the needs of both residents and planning authorities.

Whatever the scale of your plans, whatever the style of your home, ECOnomy Windows can help you create the perfect look – with some of the most advanced products on the market today, with expert help and advice on everything from technical details to colour finishes, and with the best service you’ll find anywhere.

For more details and information about just how grand ECOnomy Windows can make your designs, contact them today.

ECONOMY WINDOWS Elm High Road, Wisbech, Cambs PE14 0DG Telephone: 01945 588988 / 01553 777088 Website: www.economy-windows.co.uk E-mail: mail@economy-windows.co.uk

KLmagazine Home Design & Build Special

NO DEPOSIT! YOU ONLY PAY ON INSTALLATION!

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Designed and made by Howdens.

Supplied and fitted by your local builder.

Howdens Joinery is the UK’s largest manufacturer and supplier of fitted kitchens, appliances and joinery products. We understand what it takes to make a great looking home, and importantly one that works practically too. That’s why we only sell our products directly to professional tradespeople like your local builder. Our products are from stock in each of our 629 depots throughout the UK, and in each depot trained designers are on hand to design your kitchen and support you and your builder throughout your project.

Visit www.howdens.com to see our full range of kitchens and joinery products, or call 01553 772881 for more information or to request a brochure.

YOUR Y OUR L LOCAL OCAL D DEPOT: EPOT:

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U Unit nit 3 St St Andrew’s Andrew’s C Court, ourt, Rollesby Rollesby Road, Road, H Hardwick ardwick Industrial Industrial E Estate, state, King’s King’s Lynn, Lynn, PE30 PE30 4LS 4LS

KLmagazine Home Design & Build Special

BRAMHAM ELECTRICAL Ltd e Stables, Austin Street, King’s Lynn, Norfolk, PE30 1QH INTERIOR LIGHTING

Tel: 01553 763 685 | E-mail: enquiries@bramham-electrical.co.uk ELECTRICAL GATES

EXTERIOR LIGHTING

DIGITAL HEATING

Choose a local electrician that’s full of bright ideas...

Light up your grand design with the expertise of Bramham Electrical he way we use electricity has changed massively over the last 20 years, and it doesn’t matter how ‘wireless’ your world, your property will still need the expert services of a professional electrician.

“It wasn’t too long ago when all you’d need in a room was a 6-inch pendant and a socket or two,” says Trevor Bramham of Bramham Electrical, whose expertise stretches back over 28 years.

“We have a more sophisticated approach to electricity today. Lighting is used more creatively, and domestic electrical systems need to reflect our increased use of electronic equipment through

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multiple multi-function sockets and data cables.”

Bramham Electrical offers a complete range of electrical services from design and consultancy work to installation and testing – including architectural lighting, energy-efficient digital heating systems, electrical gates and multi-room data and TV/satellite installations.

“When planning a building project most people have an idea of what they want to achieve in terms of looks and lifestyle, and it’s our job to design and install systems that bring those ideas to life,” says Trevor. “We work closely with customers to help them understand

what works and what doesn’t – and the amazing possibilities modern electrical systems can bring to a property design.”

Bramham Electrical isn’t just restricted to new builds or modern properties, however.

“We’ve worked on several listed buildings and renovation projects,” says Trevor. “It’s simply a case of finding an elegant solution that works, that’s safe, and that’s as eye-catching as possible.”

Whether you’re building an ultramodern high-tech house or sensitively restoring an older property, choose Bramham Electrical – a local electrician that’s full of bright ideas!

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The home in Holme making a big impression With plenty of enthusiasm and plenty of ambition, Andy and Philippa Arnold’s self-build project saw the demolition of a bungalow and the creation of a magnificent new family home...

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ABOVE: One of Strata Architectural’s original drawings for Andy and Phillipa Arnold’s impressive new home of Driftwood at Holme – together with the finished property

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oving to a quieter calmer life in rural Norfolk was always on the cards after Andy and Philippa Arnold visited the area to celebrate their 10th wedding anniversary. Philippa had a best friend in Wymondham, and the couple had often visited Norfolk over the years, but the celebratory break in 2004 set them on the road of reevaluating what they really wanted in life.

“It was one of those magical moments,” says Philippa. “I looked at Andy and said ‘why don’t we live here?’”

Within two weeks they were back in Norfolk, looking at potential properties, and as so often happens, the very last one they visited ticked all their boxes.

Admittedly, Driftwood – located in the pretty little village of Holme-next-theSea – wasn’t quite what they had in mind for their dream home, but they could see it had the potential for a settled future for them.

The property was a bungalow which had been rented out until then, sitting on a good-sized plot, close to the coast, good pubs and local amenities.

The Arnolds duly bought the whole lot, lock, stock and barrel, which even included the furniture!

At the time, Andy and Philippa were living and working in St Albans, so were only able to come to Norfolk for weekends and holidays. The contrasting slower pace of life appealed to them so much that when the adjacent (and more modern) bungalow came up for sale in 2007 they jumped at the chance to buy it. With a shared driveway and a large garden, it was the ideal way to move a step nearer to their dream (well, Andy’s at the time!) of

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building their own home.

The couple decided to move into the newer bungalow and rent out their other property, and so settled into a routine of weekend and holiday visits.

Philippa was still unsure about selfbuilding, and it wasn’t until they happened to meet a local election candidate, Jason Law of Strata Architecture, out canvassing in the area, who also happened to be an architect, that she was finally persuaded it could be a feasible possibility.

The Arnolds began to think about the type of house they wanted to build.

They faced some challenges locally, however, as local planning rules only allowed for one dwelling to replace another, but throughout the process Jason was superb when things got tough.

After a lot of thought, they decided to knock down the bungalow they’d originally purchased in 2004 and locate their new house exactly where they wanted it, towards the back of the site.

This left a good area at the front for a driveway to both the new house and the current bungalow. They put out to tender to four builders, and settled on Ed Stubbings from Kingsley Building and Groundworks, a firm recommended to them by Jason.

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AWARD WINNING BUILDERS FOR THE more discerning Ac cre reatiive ve a app pproa ac ch to

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“The local planning department was very helpful,” says Andy, “and particularly Kate Lawty from King’s Lynn was very supportive of our application.

We had a few minor amendments, for example when we wanted to put a garage in, but when the decisions went to committee, they were unanimously approved.”

Although not the cheapest quote, Andy and Philippa were impressed with Ed’s tender, with his attention to detail and comprehensive price build up. He encouraged them to use local products and craftsmen and had a good eye for detail.

The build eventually started in July 2013 and took about a year to complete. A few changes were made as they went along, as in extending the bungalow garden to the side so that holidaymakers staying there could benefit from a sunny outdoor area.

There was also a slight draining issue in that the house was set so far back that a pump had to be installed as a back-up. But in general, the process was fairly smooth, with one of the hardest things being making the choices for the volume of fittings needed for a new house!

Before starting on the build, Philippa had made the decision to move to Norfolk permanently and found herself a job locally. She felt she wasn’t benefitting from her split life with the week away and weekends spent

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cramming everything in. With a holiday let and a new build to oversee, Philippa felt she’d be more settled living in Norfolk permanently.

Andy, however, wasn’t yet in a position to move to Norfolk. Having been in the same job as a building consultant for nearly 20 years, he’d got to the point where he was no longer enjoying the type of work he was doing, plus the weekend travelling.

“I realised that if I’d been ten years younger I could have put my back into it,” he says, “but now I couldn’t live the way I wanted to. I was beginning to worry about my health, travelling so much and also trying to push the whole thing forward.”

He eventually was able to make the move to Norfolk permanently in April this year. Almost ironically, he’s now found himself a similar job to his previous employment with Kingsley Builders. Now the couple feel they can really settle into their new life and make the most of their dream home beside the sea.

This isn’t the end of the Driftwood story, however. The couple still have further plans for the house, which include extending the patio area outside the kitchen to give more space for eating and relaxing.

“This house works brilliantly for entertaining and when friends come to stay,” says Andy. “We know how very lucky we are to be here.”

KLmagazine Home Design & Build Special

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TV Aerial and Satellite Systems Providing the highest quality installations of

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Stoke Stoke Ferry Ferry Timber Timber

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UNDERFLOOR HEATING | SERVICING & MAINTENANCE | BATHROOM DESIGN & INSTALLATION

The expert plumbing your project deserves Traditional services and modern technologies from Premier Plumbing... lumbing in a new home can be complicated, and involves much more than just running a few pipes and fitting some radiators. You’ll need to get an engineer in at various stages of the build to tackle tasks as varied as running guttering to testing your boiler.

Premier Plumbing’s James Barwick is a 3rd-generation plumber, and combines the best traditions of expert knowledge and customer service with the latest in modern technology.

“Although we do offer traditional plumbing services, we’re also committed to helping people maximise energy efficiencies,” he says. "We’re experienced at installing underfloor heating systems and new ideas such as air source and heat recovery, and we’re also introducing people to the benefits of using ‘grey’ water.”

Greywater recycling systems collect the water from your sinks, dishwashers, showers and baths, clean it up and

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plumb it straight back into your toilet, washing machine and outside taps.

“Systems like these can reduce your water usage by about 50%,” says James, “and if you switch to a water meter, you could potentially halve your water bills – and reduce your water footprint.”

But Premier Plumbing isn’t just your first choice for new build properties.

“For restoration projects you’ll need to have a professional survey and overhaul of the existing system,” says James. “Our amazing MagnaCleanse process can remove all the debris from your central heating – leaving it more efficient, prolonging the life of your boiler and saving you money.”

That commitment to quality, reliability and (literally) service has seen Premier Plumbing become Saniflo’s only approved service engineers for the whole region, and the company is also accredited by OFTEC – which means you can trust in a 6-year workmanship warranty on all heating installations, oil tanks and boiler servicing.

“We have a huge amount of experience and product knowledge, and we’ll give your new home the attention to detail it deserves,” says James. “We never finish a job until the customer is completely satisfied – that’s why we’re called Premier Plumbing!”

information

Premier Plumbing 76 Suffield Way, King’s Lynn PE30 3DL Telephone: 01553 379889 / 07545 547330 Website: www.premierplumbing.biz E-mail: premierplumbingkl@yahoo.co.uk

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Stunning metalwork, hand-crafted in King's Lynn

Manufacturers and installers of excellent quality architectural metalwork including, Balustrades, Staircases, Balconies and Furniture, installed into some of UK’s the most prestigious proper ties.

Call us to discuss your ideas...

01553 768 938 | www.architectural-metalcraft.co.uk Unit 4 Rollesby Rd, Hardwick Ind Est, Kings Lynn PE30 4LS

DW

Dove Workshops

Examples of some of the varied work we’ve prod

Stunning upholstered furniture

designed specifically for your home...

EXPERIENCE

A family run business that have been trading for over 40 years.

We’ve worked for a number of prestigious clients all over the world including Claridges and The Berkeley.

BE S PO K E F U R N I TU R E

High-quality furniture created from your ideas, by expert craftsmen.

From traditional handdyed leather pieces to contemporary furniture, the possibilities are endless!

R E S T O R AT I O N

We can reupholster, repolish and repair any of your existing furniture to turn that well worn, but much loved piece back to it’s former glory.

Tel: 01366 388126 | Unit 6 Fairfield Rd, Downham Market PE38 9ET | www.doveworkshops.co.uk 64

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“Great ideas, fantastic levels of genuine craftsmanship and a customer service you’d be hard to match anywhere...”

“Absolutely brilliant – we can’t speak highly enough of them and their work...”

“An amazing talent for taking the vaguest of ideas and turning them into beautiful pieces of furniture...”

Handcrafting a tradition of distinctive furniture...

Inspired by you and made by hand – in any style for any space in any home! hether it’s a glittering new-build or a property that’s stood for hundreds of years, every home is unique, and the furniture that graces it deserves an equally individual approach.

Happily, it’s an approach you can find very close to home.

Established for over 20 years (and still operating from the very same shop in the centre of King’s Lynn) Bespoke Pine n Oak brings together Kevin Berry’s indepth knowledge and experience of the timber trade with the remarkable and widely-acclaimed carpentry skills of his fellow director Carl Ingram – and at the heart of the business is a shared commitment to handcrafting unique pieces of furniture for unique spaces.

“People should never settle for second best when it comes to the furniture in their homes,” says Kevin.

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“Fortunately, Carl has an amazing talent for taking the vaguest of ideas and turning them into beautiful and functional pieces of furniture. The possibilities really are only limited by your imagination.”

Over the years, Bespoke Pine n Oak has completed hundreds of projects from beautifully proportioned kitchens to single storage units, from super-sized and four-poster beds to 9ft wardrobes and innovative walls of shelving to house treasured libraries.

“We can work from the most basic of pencil sketches to detailed architectural plans,” says Kevin. “It doesn’t matter how uneven your walls or how outlandish your room layout, what’s important is what you want to achieve – and how you want your furniture to fit both your needs and your living space.”

At Bespoke Pine n Oak there’s no secret to fabulous furniture – all it takes is a dedication to craftsmanship of the highest order. Everything is carefully built by hand in the company’s own on-site workshops using traditional cabinetmaking and carpentry skills.

If you’re looking for top quality, individually made and solid timber furniture of any shape, any size for any room, look no further than Bespoke Pine n Oak. As they say (and as they prove time after time) if you can draw it, they can make it!

information

Bespoke Pine n Oak Ltd 28 Tower Street, King’s Lynn PE30 1EJ Tel: 01553 766532 E-mail: info@bespokepinenoakltd.com

www.bespokepinenoakltd.com

Bespoke Pine n Oak: if you can draw it – we can make it!

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Kitchens Your kitchen can make or break the finished look of your home. Not only is it a great opportunity to inject style but it needs to be functional too.

Here’s a look at some of the best designs on the market today.

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Tiling around an island can create a unique finish, and is practical too.

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Whether your style is traditional or contemporary, island units can make for a stunning focal point.

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Neutral colour schemes using greys, creams and whites reflect light and can make a space feel bigger.

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FOR STUNNING STUNNING K ITCHEN ENS AND AND BEDROOMS BEDROOMS OOMS FOR KITCHENS ITCH BEDR

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Don’t forget the importance of finishing touches such as lighting, handles and furnishings.

Why not opt for sleek units with no handles, or add some dramatic feature pendant lights.

IMAGES SUPPLIED BY: LockAnna Kitchens, available at the Quay Centre, Wisbech.

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Brilliant by design – and fitted to perfection Give your new home project the bathroom and kitchen it deserves from the Quay Centre hen Trevor Hunt and his wife established the Quay Centre in Wisbech in 1991, they started by just selling bathrooms in one small showroom. Twenty five years on, they’ve hugely expanded the showroom space and added kitchens, tiles and a plumbing centre to the wide range of services they offer.

Employing 17 full-time staff and 15 subcontracted kitchen and bathroom fitters, the Quay Centre really can provide a comprehensive service, from helping upgrade a kitchen or bathroom to designing, supplying and fitting everything needed for a brand new house.

Being specialists in many fields, they can offer anything from a small plumbing part to a whole kitchen.

“We’re a genuine one-stop shop,” says Trevor. “We can project manage the whole room from start to finish if that’s what the customer wants – including the planning and design.

We’re not tied down to any

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manufacturer either, so we can offer products to suit all budgets.”

Nothing is too much trouble for the staff at the Quay Centre, as they pride themselves on their personal service.

Some of their fitters have been with them since day one, so their knowledge and expertise is second to none.

Having been in the business himself for 50 years, working first of all at Millers in Wisbech and then Ridgeons in Cambridge, Trevor has seen and done everything in the trade, and he’s delighted to have long-established customers whose children are now coming to him themselves for his knowledge and advice.

He’s also proud that the Quay Centre covers a wide area locally, and recently secured a contract to supply the kitchens and bathrooms for 900 starter homes in Swaffham.

Another service the Quay Centre offers is the latest 3D virtual design technology, so customers can get an instant and accurate feel for how their

new kitchen will look once complete.

“A big thank you to everyone at the Quay Centre,” one satisfied customer said recently. “We came to you with a vision of what we wanted and you really did bring it to life!”

Come and see the extensive range of products that are on offer at the Quay Centre for yourself, and enjoy a warm welcome.

“People don’t realise just how much space we have here,“ says Trevor. “I can’t count the number of times we’ve been described as a Tardis because our showrooms are much, much bigger than they look from the outside!”

information

The Quay Centre 28-31a North End, Wisbech Cambridgeshire PE13 1PE Tel: 01945 476797 Web: www.quaycentre.co.uk Open: Monday to Friday 8am-5pm Saturday 9am-5pm

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from minimal to luxurious

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KING’S LYNN HUNSTANTON 67

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Superb craftsmanship: every step of the way!

Reaching the heights of quality with the specialist joinery skills of TJE Joinery... imothy Edmunds of TJE Joinery is no stranger to grand designs. Over the past few years, he’s worked on a number of high profile and awardwinning projects from restorations to new builds, designing and handcrafting everything from windows and doors to kitchens and decorative mouldings.

It’s fair to say TJE Joinery works wonders in wood, but Tim’s true passion is staircases.

“People can be wary of changing a staircase because it’s more complex than fitting a new kitchen,” he says, “but it can form an integral part of an overall design and can actually make a statement in its own right. We’ve made them in all shapes and sizes for all kinds of properties, and although they always present you with a few challenges, they’re always rewarding to see once we’ve finished installing them.”

Tim’s most recent project is the magnificent staircase featured here, created for a new-build project in Bawsey – and it’s one of the most

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ambitious he’s designed and built to date.

“As the living space was upstairs it was important that the staircase made the best impression possible,” says Tim. “It’s a grand entrance and it needed a fittingly amazing staircase.”

Starting with the architect’s plans, Tim used his experience and eye for detail to suggest a few significant changes – increasing the size of the newel posts to complement the open space and recommending open treads to maximise the amount of light in the entrance hall.

He also suggested moving the staircase away from the wall to increase the drama of the staircase – and making the striking glass sides easier to clean.

The result is a stunning flight of stairs, gently curving to the first floor and expertly crafted (to millimetre perfection) in European white oak.

For outstanding designs, superb levels of craftsmanship and first-class customer service every step of the way, contact Tim at TJE Joinery – and make the most of your grandest designs!

TJE Joinery

information

Willow Farm Units, Main Road, Saddlebow, King’s Lynn, Norfolk PE34 3AR Telephone: 01553 617805 Website: www.tjejoinery.com E-mail: tjejoinery@btconnect.com

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ABOVE: 5 Smugglers Close in Old Hunstanton as it looks today, almost unrecognisable from the 1970s bungalow it used to be (opposite, top) thanks to a stunning design (right) by Ian H Bix Associates

A coastal retreat and a total transformation...

It’s now a spectacular property overlooking the beach at Old Hunstanton, and it’s hard to believe that the holiday home of Karen and Hedley Stroud started life as a humble bungalow 74

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hen Karen and Hedley Stroud first began to look for a holiday home in West Norfolk some 12 years ago, little did they imagine they would end up with an award-winning design.

At this year’s 2016 King’s Lynn Mayor’s Design Awards, 5 Smugglers Close in Old Hunstanton received the winner’s award in the category for Best Refurbishment Scheme.

The Strouds had always enjoyed holidays in the area, with the family already owning a house in Brancaster.

The house was regularly used by many members of the couple’s extended family, so Karen and Hedley decided to look around for a place they could develop into their own style.

As members of Old Hunstanton Golf Club, they were delighted to be told of a property for sale which was literally a stone’s throw from the golf course and possessed wonderful views across to the beach beyond.

The downside, however, was that it was a 1970s bungalow badly in need of some loving care and attention. Karen’s initial disappointment that taking on the bungalow would entail a total refurbishment was outweighed by Hedley’s enthusiasm at its location – and she was eventually persuaded that the property would be worth the effort.

At the time, with young children and a busy lifestyle, the Strouds weren’t in the position to devote the time and effort the project would require.

However, once they’d decided they couldn’t pass up the opportunity of living in such a desirable location, they went ahead with the purchase, deciding to leave the bungalow as it was, with a plan to renovate it over the years as their boys grew older.

They did however decide to paint all the walls (and even the tiles) to give it a cleaner, fresher appearance they could

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ABOVE: A stunning design by Ian H Bix Associates and the expert work of Mark Suiter of Suiters Ltd has totally transformed a humble bungalow in Old Hunstanton into a beautifully modern home – both outside and inside

live with while they made plans for its eventual transformation.

About two years ago, they finally decided they could start to think seriously about refurbishing the property. They’d already found the architect they wanted to design it for them in King’s Lynn based Ian H Bix Associates. They gave Ian and his assistant Ben carte blanche to come up with a design, with the proviso that it had a contemporary feel, was open plan, and featured a large kitchen for entertaining.

Already a good friend to the Strouds, Ian was sympathetic to everything the couple wanted – and once the plans were agreed, they handed him the keys to the property on September 1st 2014, confident in his knowledge and expertise.

Fast forward almost exactly a year, and the result was almost unrecognisable. The Strouds’ dated bungalow had been transformed into a breathtakingly modern home. Brilliantly incorporated into the new property, some of the original exterior walls were retained (providing a substantial saving) and the builders – Suiters Ltd from King’s Lynn – utilised these to create one of the four bedrooms.

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IIAN AN H BIX BIX A ssociates L td Associates Ltd M•C•I•A•T A RC H I T E C T U R A L AND AND ARCHITECTURAL B U I L D I N G CONSULTANTS C O N S U LTA N T S BUILDING

Tel: T el: 01553 01553 8844077 44077

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Email: Email: mail@ianbix.co.uk mail@ianbix.co.uk

|

W Web: eb: w www.ianbix.co.uk ww.ianbix.co.uk

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The main living area is open plan with a large pool table which handily transforms into a dining table. The kitchen, which was designed and made by a local carpenter, is light and airy with curved cupboards, giving it a modern but individual feel.

The main bedroom on the first floor has a balcony with views to the coast and everywhere has a feel of calm simplicity.

“We wanted it to have a feeling of easy living,“ says Karen, “We didn’t want it to be precious.”

The house is surrounded on all sides by a courtyard, attractively edged in gambions, which was designed by Peter Eustance of Symphonic Gardens of Bourne, Lincolnshire – who won a Silver Gilt at the Chelsea Flower Show this year for his interactive garden for the charity Papworth Trust.

A large barbeque is also in the planning and the corner of the garden houses the ‘Pavilion’ where visitors can relax out of the sun (or rain!)

The latest technology is evident throughout the house – the heating and lighting can be regulated from the Stroud’s permanent home in Lincolnshire, and with a sophisticated camera system, they can even see who’s at the door.

The cameras cover the courtyard which surrounds the property and gives the couple peace of mind when they’re away from the house.

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The project hasn’t been without its challenges, however. Two days before Christmas 2011, Karen and her son arrived to discover the pipes had burst and the whole of the downstairs was under water.

The wooden floors were literally floating, resulting in the whole house needing to be gutted. Everything had to go. The misery was further compounded when asbestos was found in some of the ceilings – and it was another six months before the house was restored to a semblance of normality.

“We had to have everything replaced at the time as we still weren’t in a position to do the full refurbishment,” says Karen. “You could say we’ve had to refurbish twice!”

The family, along with friends and relatives, love visiting this quiet part of West Norfolk. They come as often as possible and were able to spend their first Christmas here in 2015.

The golf course is on their doorstep and they recently discovered a beach hut for sale which can be seen from the house. It has now been rebuilt and painted to match the house.

It’s been a long journey from the original basic bungalow to a stunning 21st century family home – but good things come to those who wait, and the Strouds are justifiably proud of their home. Their win at the Mayor’s Design Awards was truly the icing on the cake.

KLmagazine Home Design & Build Special

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Bathrooms Your new bathroom is the perfect opportunity to create that wowfactor. Whether your space is cosy or spacious, be inspired to explore the different styles available today...

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A showstopping freestanding bath is the perfect feature for any bathroom.

KLmagazine Home Design & Build Special

Don’t forget the importance of your shower, it can really add that sense of luxury to your home.

IMAGES SUPPLIED BY: Frontline Bathrooms, available at the Quay Centre, Wisbech.

KLmagazine Home Design & Build Special

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beautiful readymade &

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t Charmed Interiors, our ready-made curtain collection has been carefully selected to offer a large range in traditional and contemporary designs, embracing everything from luxury chenilles and bold prints to stunning woven jacquards and delicate voiles.

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Whether you're looking for the elegant and traditional, the vibrant and modern, or the subtle and stylish, Charmed Interiors have everything you (and your windows!) have been looking for.

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KLmagazine Home Design & Build Special

Bedrooms benefit from luxurious deep-pile carpets such as this new style

by Saxony...

Bespoke carpets by Bronte can be manufactured in unusual shapes and sizes up to 12m wide...

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For rooms with heavy use and traffic, luxury vinyl flooring is the perfect choice...

Maximum style and minimum fuss with the expertise of Metric Carpets uilding your dream house from scratch is very exciting, but it can be a little daunting. From planning to building, there are plenty of decisions to be made – from the choice of brick colour to the roof tiles and everything in between. Your thoughts will then turn to the interior, where the fixtures and fittings will transform your house into your home. Kitchens, bathrooms and furnishings all play a vital role, and the correct choice of flooring can enhance your rooms, resulting in a stunning finish that will last for years.

But it’s more important than you might think to plan your flooring (and budget for it) at an early stage – especially as Metric Carpets can suggest ideas you may not have thought about to design your flooring.

Putting us in touch with your builders can save you plenty of time and money, as we can coordinate the preparation of the floors, saving work having to be redone to reach the exacting standards required for a top quality fit.

In fact, room sizes play an important

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KLmagazine Home Design & Build Special

role in your choice of flooring. Most carpets are manufactured at 4m and 5m widths, so you’ll need to consider this when planning rooms, as anything larger will need a join at some point in the carpet – unless you purchase a bespoke carpet from a company such as Bronte, who can produce carpets up to 12m wide.

You also need to consider what you expect the flooring to do for you. In a kitchen or bathroom, you may want flooring that’s easily cleanable and offers slip resistance in wet conditions, and if your design includes a ‘wet room’ it may need safety flooring. Alternatively, you may want a luxurious Saxony carpet to sink into in the bedrooms – and a more hard-wearing option for busy areas such as hallways, staircases and lounges.

A good working relationship between yourself, your builder and Metric Carpets means any delays or problems are kept to a minimum. Sharing information on the installation of underfloor heating or the fitting of

bathroom and kitchen units ensures everything’s done in the correct order and the result is as impressive as possible.

With over 40 years’ experience, Metric Carpets has a huge selection of carpets and flooring available to suit all areas of the house – and all budgets. We also offer a free, completely no-obligation advice and estimating service to help make this part of your project as easy and worry-free as possible, with a full range of samples available for you to take home – itself a crucial step on your journey to the perfect floor.

information

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

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Turning houses into homes with personality Traci Horton of Poppi Interiors talks about her uniquely-tailored approach to interior design that enhances beautiful properties and reflects the lifestyles of the people who live there

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ubai is fast becoming the world’s capital for modern architecture and superb interiors, building a firstclass reputation for combining classic elegance, cuttingedge ideas and innovative design aesthetics. It may seem a very long way from Norfolk, but it’s where interior designer Traci Horton spent several years working on a number of

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prestigious domestic and commercial projects – from restaurants and bars to new properties and holiday homes.

It’s also given her locally-based business Poppi Interiors a unique insight into how interior design can enhance, complement and even transform the spaces in which we live.

“I’ve spent over 23 years in interior design,” she says from her newlyopened store in the centre of

Swaffham, “and when I returned to the UK and settled in Norfolk I felt there was something missing in the area.

We’re blessed with some truly amazing houses here, and I felt there was a real need for some professional and expert help and advice on interior design to make the most of them.”

Traci started Poppi Interiors from a studio in Narborough, offering free home consultations and quotes and KLmagazine Home Design & Build Special

has since built up a reliable team she knows will provide the high quality of workmanship her customers have now come to expect.

For many people, even knowing where to start on a new interior design project can be a daunting affair, but that’s exactly where Traci’s experience is invaluable.

“A new-build property may provide you with a totally blank canvas to work with,” she says, “but that doesn’t make it easy. To be truly effective, interior design needs to take account of the architecture itself and how it interacts with its internal spaces – and how you want to use those spaces.”

Traci’s expertise lies in her ability to create a complete and harmonious interior design plan that suits the style of the home, reflects the lifestyles of the people who live there, and takes account of factors such as practicality and durability. She advises and guides, and always puts the maximum effort into every project she undertakes.

“All I want is for my customers to be nothing short of delighted with the finished result,” she says. “People always have some ideas of their own, and will often want me to incorporate a particular piece of furniture or treasured painting – and that’s the real secret of interior design. It’s not all about pretty colours and beautiful shapes – it’s about creating a setting for people’s lives.”

Traci offers a wide range of products to cater for every style, taste and budget, and Poppi Interiors’ bespoke service offers a complete and uniquelytailored approach to furnishings, allowing her to create vibrant interior spaces and dress windows to complement any room.

“Possibly the most important part of the whole process is the very start of the project,” says Traci. “Whether you’re updating an existing design scheme or starting from scratch, asking – and answering – the right questions at the beginning can help you avoid making bad choices and costly mistakes.”

Traci’s approach is to spend as much time as possible with her customers, ensuring those early decisions are the right ones – that aesthetics don’t compromise practicality, that colours and styles don’t overwhelm the internal layout of the home, and that furnishings make the very best use of the available space.

Only then will she start creating a unique design solution that’s perfect for the home – and for the people who enjoy it.

Treating each and every property as an individual project in itself has given

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Traci a refreshingly independent view of furnishings, and she refuses to let Poppi Interiors be tied to specific suppliers or manufacturers.

“The saying ‘anything goes’ is well suited to interior design,” she says. “I tend to think that if you can imagine it, we can create it and I don’t think you can do that with a narrow range of products. The only thing I am committed to is that the quality of everything we sell and everything we do has to be the very best. We know we’re very unique in what we do.”

Poppi Interiors is one of very few professional design companies in Norfolk that brings interior design to the high street and opens up the design world to everyone. Working with clients who simply want to freshen up a room to those who want to furnish a full home, it offers everyone the same high level of service.

“I’ve found that working in interiors can be quite a snobbish environment,” says Traci, “and I never wanted my business to be like that. It has to be friendly, approachable and available to everyone – at all times.”

Poppi Interiors now offers an upholstery service for clients who want to revive a favourite piece of furniture, giving it a new lease of life. Items can be repainted and colour-matched or distressed as required, and all the fabrics used have been professionally tested for upholstery use. Poppi Interiors’ new shop is based at the edge KLmagazine Home Design & Build Special

of the market square in Swaffham and brings together an extensive range of fabrics from leading suppliers such as Sanderson, Romo, William Morris, Villa Nova and many more.

Traci has recently introduced Sanderson paints, which is offered in many finishes and available in tester pots. The range complements Sanderson and William Morris fabric designs and Poppi Interiors can also supply Sanderson and William Morris rugs, which have luxurious deep piles and are available in a truly stunning array of patterns and colours.

As with all design work, it’s about making it work and bringing it all together. This is where Poppi Interiors offers an invaluable service because the client gets the reassurance of their ability to visualise it all together in terms of fabrics, lighting, and upholstery.

“People love their homes and they appreciate nice things but they also want good service,” says Traci. “We’re not in the business of telling people what to have – we want to work with them, utilising their ideas and bringing them to fruition to create interior designs that make a difference.”

poppi interiors

19a Market Place, Swaffham PE37 7LA t: 01760 722541 w: www.poppiinteriors.co.uk e: poppiinteriors@aol.co.uk

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M a ke yo ur h o use a ho me

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www.bedtimebedcentre.co.uk 80

Your friendly, local bed specialist KLmagazine Home Design & Build Special

A touch of timeless style to grace any home Discover a world of classic inspiration at the Antiques Emporium... ane Harper only opened the Antiques Emporium on the main road at Tottenhill last July, but already she has 24 dealers working from the premises – and others queuing up to join them. Having originally trained as an accountant, but with a lifelong interest in antiques, she’d been trading from a smaller showroom nearby, but took the plunge to make the move and was delighted when every dealer came with her.

Jane had been wanting to do this for a long time and now feels she’s found the ideal place. There is plenty of free parking, a good pub over the road (!) and is situated in an easily accessible area just south of King’s Lynn.

“The definition of a true antique,” says Jane, “is something that’s over 100 years old, but I believe antiques can go into any house from any period and for any budget. Unlike modern furniture, antique pieces will have a resale value, so are always worth investing in. These are items to treasure and keep and even

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KLmagazine Home Design & Build Special

become future heirlooms.”

There’s a wide variety to be found at the Antiques Emporium, from true antiques to vintage, retro and shabby chic, all sitting happily alongside one another. Each dealer has his or her own display area, but they blend well together in this large airy showroom.

“With 24 dealers, we have an enormous range of different styles and periods,” says Jane. “The stock is always changing and new pieces are coming in all the time.”

It’s a range that includes everything from vintage linens to silver and jewellery, from collectables and memorabilia to cut glass and porcelain – and a superb collection of classic and antique furniture.

Children aren’t forgotten either, as there’s a healthy supply of puzzles and games for them to enjoy.

Jane and her assistant Sam are very friendly and welcoming – and while they offer a reasonably-priced local courier service, they can deliver

anywhere in the UK. “You don’t have to know anything about antiques to come in here,” she says. “If you like it and it fits in your home, that’s all that matters. All our pieces have a story and have been loved, and that’s why you’ll find them in such good condition.”

Unsurprisingly, with such a relaxed feel about the place, Jane has a lot of repeat custom. Being there every day means she can offer continuity of customer service and she‘s happy to source any item for her customers.

The Antiques Emporium is a true treasure house which deserves a visit next time you’re passing.

Antiques Emporium Unit C, Tottenhill Retail Park, Tottenhill, King’s Lynn, Norfolk PE33 OSR Telephone: 01553 810552 Web: http://stores.ebay.co.uk/ theantiquesemporium E-mail: jane@theantiquesemporium.uk

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KLmagazine Home Design & Build Special

Breathing new life into a listed property...

It’s been part of Charles Cory-Wright’s family for over 50 years, but this much-loved property in Burnham Market has never looked better, thanks to an architecturally-inspired makeover

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hen he was a little boy Charlie Cory-Wright and his family would travel all the way from Surrey to North Norfolk for their Easter and summer holidays. Charlie’s grandparents were very keen sailors and had bought a house in Brancaster, and over the years the area became a much-loved second home for the family.

So much so, in fact, that Charlie’s parents soon decided they wanted a Norfolk property of their own and purchased 7 Front Street in Burnham

KLmagazine Home Design & Build Special

Market in 1963. The house had been built in the late Georgian/early Victorian era, and over its lifetime had seen use as a pork butchers, as a hatters, and even a barn. By the early 1960s it was a relatively small dwelling with a living room, a small lean-to kitchen, three bedrooms and a bathroom. The barn at the back of the house was mainly used for storage and for the odd indoor game on wet and windy days.

“Fifty years ago Burnham Market was a very different place,” says Charlie, “but in some very good ways it’s much the same.”

He only has to point to the black and white photos of the village which now adorn his refurbished home to prove the point. They show the buildings to be almost exactly as they are today, and although the shops, people and traffic may have changed, the village is still pretty much how it was then.

Following the death of his parents and the subsequent sale of the family home, Charlie and his brother Harry began to think about updating 7 Front Street. Harry actually lived in the house for a while, but decided to move out when he married – leaving Charlie to

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go ahead with his plans for renovating the property.

Although now living in London, Charlie and his wife Kate were regular visitors to Norfolk, and decided a local architect would be best placed to help them realise their vision for the future of the property.

Their friend Flora Mims (herself a local designer) recommended designer Lawrence Coussell, a recommendation which bore fruit earlier this year when 7 Front Street was shortlisted for the Mayor’s Design Awards – and won the category for the Listed Building Schemes.

Charlie and Kate were delighted to discover that Lawrence had very particular ideas (luckily along the same lines as theirs!) and liked to have proper dialogue about their plans.

“Like all good designers, Lawrence can see things others don’t see,” says Charlie. “His job was to present us with ideas, and he did that exceptionally well!”

Those ideas included knocking down the lean-to kitchen, thus providing space for a wonderful courtyard area, and opening up the rather dark dining room and entrance to make a spacious kitchen with plenty of room for eating and sitting round a woodburner.

Other alterations included an extensive redesign of the top floor, creating two bedrooms and a new bathroom, and a totally transformation of the barn into a wonderfully light double-height room with a striking gallery running along one end.

The planning took the best part of a year, and the work was done in two phases, with the final work only completed last winter.

“One thing we wanted to achieve, which Lawrence embraced utterly,” says Charlie, “was to keep the feel of the place as it had always been. It was a part of my family’s story and it was full of character – and it was important we retained that.”

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ABOVE: One of designer Lawrence Coussell’s original drawings for the sympathetic renovation and refurbishment of Charlie Cory-Wright’s family home in Burnham Market, and his detailed plans (below) for the property’s ground floor layout

KLmagazine Home Design & Build Special

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The couple also needed to create enough room for all the books, records and pictures they’d acquired – many of which date from Charlie’s childhood, and are now enjoyed by his two sons.

So, by keeping the original Georgian and Victorian parts of the house, but getting rid of the old kitchen and old outhouses, the house began to take on the feel of how it should be.

An inspiring modern addition to the property is the ‘bridge’ which cleverly joins the newly-converted barn with the new rooms at the back of the house.

“The property feels more cohesive and ‘together’ now,” enthuses Charlie.

“Children love it and it’s a love shared by the adults – because it has a circulation to it; you can go all the way right round the house.”

Outside, the garden has been transformed into a peaceful and quiet haven, with areas to sit, relax and read, and a large attractive summer house has been built – which seats up to 20 people for semi al fresco dining.

When not in residence, the CoryWrights rent out the house, and with two staircases, the occupants can have great fun staying there. There’s even a skittle alley along one side of the house, another fun activity that all ages can enjoy.

“This is a home that works well in winter as well as summer,” says Charlie.

“We’re very lucky to have the garden

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and the courtyard. I’ve grown up in Burnham Market and know a lot of people. Many of them rely on holidaymakers, and it can sometimes be hard striking the right balance.”

For the future, Charlie sees a shift in how people work. He believes that as the internet and communications improve, there’ll be an increased flexibility in working routines and more people will gravitate to the countryside and the Norfolk he loves. ”It may be that more people will live here all the time,” he muses, hinting at the idea that spending more of his time at 7 Front Street wouldn’t be too much of a chore at all.

KLmagazine Home Design & Build Special

Discover the smarter way to protect your home...

Totally professional security solutions and total peace of mind with CTS Security ears in the planning and months in the building, your house represents a major investment in time and money and it’s the place your family calls home. It’s vital you protect it – or at least it should be.

“You’d be amazed how many people don’t have an adequate security system,” says Darryn Faivelowitz of King’s Lynn based CTS Security.

“It’s often seen as a ‘grudge’ purchase because you shouldn’t really need it – but the costs of ignoring it can be devastating.”

CTS Security has been protecting thousands of properties across the region for over 40 years with a comprehensive range of home security solutions from fire alarms to security lighting, and they’re not just alarm specialists either – CTS Security can help secure your home and grounds with perimeter monitoring, CCTV systems and gated access. With most domestic burglaries happening between 6am-

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KLmagazine Home Design & Build Special

6pm, keeping your home safe while you’re likely to be away or on holiday has never been more important – and CTS Security now offers a state-of-the-art wireless security system that can provide total peace of mind via your smartphone or other mobile device.

“It’s the very latest in home security and it’s so easy to use,” says Darryn. “Wherever you are, the system enables you to see live realtime images of your home (both inside and out), and you can even arm and disarm your alarm system remotely.

And all images taken are saved on our cloud – so you’ll always have a record of events should you need it.”

CTS Security is a member of the UK’s premier association of security installation companies and has achieved NSI NACOSS Gold Medal status, the highest accreditation in the industry.

“Part of that accreditation is an enhanced security screening for all our staff,” says Darryn. “It means our standards of service are second to none

and that householders can have total confidence in the integrity and reliability of our installation and maintenance teams.”

With a dedicated, expert and experienced team offering 24hr support and a fast response time, CTS Security can help you protect your home – the smart way!

information

CTS Security Ltd Southgates Corner, Wisbech Road, King’s Lynn, Norfolk PE30 5JH Tel: 01553 765429 Web: www.cts-security.co.uk E-mail: info@cts-security.co.uk

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Excellent choice and service at

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KLmagazine Home Design & Build Special

Has home security ever looked quite this stylish?

Discover the range of architectural ironmongery from Magpie Security he secret of a truly great property is all in the details. Often overlooked, ironmongery forms an integral part of the design, and it’s amazing how much difference the right choice (or the wrong one) can make to the overall look of your home or workplace.

With over 30 years’ experience, Magpie Security offers a comprehensive range of ironmongery for virtually any property.

Fully qualified members of the Master Locksmith’s Association and Royal Warrant holders, the family-run company is also an associate member of the Guild of Architectural Ironmongers (GAI).

“We’re looking to be one of the very few companies in the area to offer a complete architectural ironmongery service,” says Simon Angell, who’s recently passed his Diploma with the GAI to become a

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KLmagazine Home Design & Build Special

qualified architectural ironmonger himself. “It will enable us to work alongside architects on everything from new-build properties to restoration projects and commercial developments.”

Indeed, the choice of door and windows furniture from Magpie Security includes everything from black iron and hot stamped brass to polished chrome and satin nickel – and in every style you can imagine, from the clean lines of Art Deco to the functional minimalism of Bauhaus. For a more traditional finish you have decorative Georgians or rugged Tudor looks, and for a touch of modern ‘bling’ you can even have door handles with inset Swarovski elements!

But it’s not just about domestic projects. For commercial premises, Magpie Security can formulate and design complete ‘key control’ systems, enabling you to restrict access to certain

areas of a building to specific individuals.

Keeping your property (along with everything in it) safe and secure, Magpie Security offers the very latest in highquality, high-security window and door locks, fitting them to insurance specification or your own tastes – and for authentic restoration projects, the company even offers a professional service in restoring antique locks and keys.

“Architectural ironmongery may be the more glamorous side of the business, but the end of the day we’re still a traditional locksmiths,” says Simon. “We still cut keys by hand, we still offer free reviews of your current security provision, and we still put customer service at the heart of everything we do.”

information

Magpie Security 70/70a Norfolk Street, King’s Lynn PE30 1AG Telephone: 01553 691121 Website: www.magpielocksmiths.co.uk E-mail: shop@magpielocksmiths.co.uk

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KLmagazine Home Design & Build Special

Perfect gardens for the grandest of designs...

How Rachael’s Plant Outlet can help give your home the setting it deserves our garden is an outdoor room, and it deserves the same care and attention you give the rest of your property,” says Rachael Huibers.

“Whether you’re looking for a traditional cottage style garden or a more contemporary, architecturally-planted look, creating the right setting for your home can make the world of difference to the grandest of designs.”

Rachael should know. She’s the Sales Manager for Rachael’s Plant Outlet, a division of Tamar Nurseries – one of the leading nurseries in the UK and one that covers some 26 acres with over 500 varieties and close to 1 million plants.

“All our plants are grown and supplied to Nursery Certification Scheme standards,” says Rachael, “and none of them are ‘forced’ – which minimises the danger of them not taking.”

The huge experience and fantastic plant knowledge of Rachael and her team can help you choose the perfect garden to suit your property – from a

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KLmagazine Home Design & Build Special

wide range of 2 litre up to 10 litre shrubs, climbers, herbaceous, perennials and topiary to a vast selection of trees from light standards to semi-mature and multi-stemmed – available containerised, bare root and rootballed.

Of course, new build properties will hardly have had time to have an established garden, but Rachael’s Plant Outlet can help.

“For instant impact, we do sell larger specimen plants,” says Rachael, “and we

also supply ‘instant hedging’ on a per metre basis which is ideal for people who don’t want to wait for things to grow or have an immediate need for a degree of privacy.”

From wildlife-friendly and sensory gardens to lush plantings of exotic palms and ferns, Rachael’s Plant Outlet can help you give your grand design the grandest of settings.

School Road, West Walton Wisbech, Cambridgeshire PE14 7DS Tel: 01945 664520 Web: www.rachaelsplantoutlet.co.uk E-mail: sales@rachaelsplantoutlet.co.uk The team at Rachael’s Plant Outlet: Sales/Nursery Assistant Fiona, Sales Manager Rachael Huibers and her son Cameron, and Sales/Nursery Assistant Ryan

NURSERY CERTIFICATION SCHEME

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A fitting property for a fabulous location...

It was everything that Arne and Ingunn Bjornson were looking for – a peaceful setting and a magnificent view. The only thing missing (until now) was a property that did the surroundings justice

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hen Ingunn and Arne Bjornson were first thinking about investing in property in north Norfolk, they happened to come across an article in the Financial Times that detailed how the village of Thornham was situated in an up-and-coming area.

Originally from Norway, the couple had been living in England for 20 years.

Their home at the time was in Cambridge, with Arne travelling regularly to London and Ingunn

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working as a GP in the locality. But in recent years, they’d seen so much change in Cambridge with it getting busier and busier, they began to look around the more peaceful setting of north Norfolk.

“We got to the point where we wanted to move away from Cambridge,” says Ingunn. “There was so much traffic where we were living and it was just too noisy.”

They eventually found exactly the location they were looking for, but they weren’t too enamoured with the

existing house.

“It was a nice home,” says Ingunn, “but it was quite small and it didn’t really take advantage of its situation.”

The house was built on a plot which had been part of the grounds of the Manor House, and commanded stunning uninterrupted views over the Thornham marshes to the coast.

So, together with architects Thomas Faire Ltd of Burnham Market, the Bjornsons were able to design the type of house they’d always wanted and to make the most of this amazing view.

KLmagazine Home Design & Build Special

ABOVE: Thanks to an inspired design by architect Tom Faire, the home of Arne and Ingunn Bjornson has been extended and extensively refurbished over the last year. It’s a far cry from the original property (right) and sits beautifully within its idyllic location at Thornham

The design was so successful that it was shortlisted at this year’s Mayor’s Design Awards and the Bjornsons were delighted when the judges awarded it a highly commended in the category for Refurbishment Schemes.

The Bjornsons bought the house in August 2013 from a family who’d been living there for several years and had

KLmagazine Home Design & Build Special

already started to make some changes.

Architect Tom Faire had been involved at the time with these renovations, and the Bjornsons were very happy to continue working with him on their ideas.

It took nearly a year, however, for them to get full planning permission for their designs. Originally a bit sceptical about the design and the use of glass, the planning department eventually passed the plans with the proviso that frosted glass was used in some of the windows.

The house had been originally built in brick, but was now rendered, with traditional Norfolk flint added to the front of the house, giving it a more local classic look.

Although they started working with Tom Faire in November 2103, it took until March 2015 to finally get the building under way. The metal framework for the extension was quite a complicated design, and took another couple of months to be put in place, but by May 2105 they could really get

started on the refurbishment.

The original house was improved, extended and refurbished in such a way that Ingunn and Arne were able to live there while the work was carried out, only having to move out while the main extension work was completed.

After three weeks away they came back to find the changes to the old house completed and the kitchen installed. Designed and built by Jem Lake Kitchens Ltd of Burnham Market, the couple are thrilled with both its quality and its workmanship.

The large kitchen includes a well thought out cooking and preparation area, but also plenty of space for sitting, eating and relaxing, and of course access to the garden.

The couple were fortunate in commissioning Grocott and Murfit Ltd

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to do the building work for them and were delighted when the build was actually finished on the date they were given.

“We were told it would be completed on November 1st 2015, and we came home at 6pm that day to find all the scaffolding gone, the skips and portaloos removed, and even the garden tidy and finished,” Ingunn recalls. “All in all, the build went really quickly.”

Arne and Ingunn have nothing but praise for all those who worked on their house, and were very impressed with the way Tom Faire took the garden as well as the house into account for the overall design. The large doors leading from the kitchen onto the terrace are designed in such a way that the house flows organically into the garden. The house sits well in its plot, and although there were many discussions with the planners regarding the trees (the plot is in a conservation area) the house blends extremely well into its surroundings.

The situation of course, is the icing on the cake for Arne and Ingunn.

“We can see the weather coming and going and the sky is constantly changing,” says Ingunn. “We love to watch the tides coming up to the Coal Shed.”

With a large balcony on the first floor affording unsurpassed views and an upstairs living room featuring floor to ceiling glass windows, the Bjornsons

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know how lucky they were to find this small oasis of calm after the frantic life they led before.

They’ve settled happily into village life and are keen to point out how, for a small village, Thornham has plenty going on. With no fewer than three highly respected pubs in the village (The Lifeboat, The Orange Tree and The Chequers) they are well catered for when eating out. There is also the very popular farm shop and deli, and there are always community events happening at the village hall.

“There is always lots to do here, “ says Ingunn, “and of course we often have visitors from Norway coming to stay.”

No doubt those visitors leave with very happy memories of what north Norfolk has to offer.

KLmagazine Home Design & Build Special

Fencing panels that make a new design statement...

AJ Hodgson brings an eye-catching touch of engineering excellence to your garden hen Alan Hodgson retired, he did a lot of work in his garden – and eventually turned his attention to his row of old wooden fence panels. He wanted something different, something unusual and something individual for his garden – and he didn’t have to look too far to find the perfect solution.

He turned to AJ Hodgson, the family-run structural and architectural engineering company he’d recently been Managing Director of – and which had been founded by his blacksmith grandfather back in 1918.

“Over the years we’ve mainly specialised in largescale projects for the construction industry, and this was something very new for the business,” says Alan’s daughter Rachel McDermid. “My father had the brilliant idea of using almost a century-worth of engineering excellence in a new and exciting way.”

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KLmagazine Home Design & Build Special

Based on Alan’s original drawings, the results – a series of powder-coated steel panels with intricate laser-cut designs – were so effective that the company has now put the panels into production, with five standard designs availalbe in five colours and with a choice of decorative tops and trellis options.

But that’s only the start of the story.

The panels can feature virtually any design and/or lettering for a bespoke and uniquely individual look – and can be finished in almost any colour. The style of the panel itself can be changed to suit a particular property or location, and they’re also ideal for covering oil tanks and areas such as wheelie bin storage.

“Although the way light shines through the panels is really effective and truly striking,” says Rachel, “for areas requiring some privacy we can incorporate a back panel, which can be finished in a contrasting colour to further enhance the design.”

The panels take 4-6 weeks to produce, are manufactured on site locally and delivered by AJ Hodgson’s own delivery team. They’re easily installed (and even easier to maintain) and can be fitted to existing concrete posts.

“They’re extremely durable,” says Rachel, “and their real beauty is that they look better over time as the steel develops an attractive age-worn patina.

They really do open up a whole new world of possibilities for exterior garden design.”

For full details of the current designs and available options, see the website at www.ajhodgson.co.uk or contact either Rachel McDermid or Amy Gage for bespoke one-off designs and individual requirements.

information

AJ Hodgson & Sons Ltd 71 Station Road, Terrington St Clement, King’s Lynn, Norfolk PE34 4PL Tel: 01553 828361 Web: www.ajhodgson.co.uk E-mail: info@ajhodgson.co.uk

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KLmagazine Home Design & Build Special

A PROFESSIONAL SERVICE FROM START TO FINISH

Putting your project on the road to success...

A complete range of industry-standard driveway, patio and paving solutions with WN Surfacing s your building project takes shape, much of your attention will inevitably be focused on the property itself – but the impact of the work at ground level is equally important, especially if it involves amending or altering existing highways.

If you’re making any new access across a footpath you’ll need permission to drop the kerb and the pavement may need strengthening – and planning permission may also require the use of porous surfaces for environmental reasons.

Over the last 20 years, King’s Lynn based WN Surfacing has worked on everything from car parks to restoration projects, from housing developments to schools, and offers a complete range of services from new drives to traffic management, from asphalt replacement to surface dressing, including block paving, patio laying, home sports surfaces – and a choice of finishes from tar and chip to resin-bonded stone.

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KLmagazine Home Design & Build Special

“Thanks to our extensive experience of working with local authorities, we’ve developed a comprehensive understanding of the issues involved with access and driveways,” says the company’s founder Richard Moore.

“We’re fully approved to undertake 278 works, we’re fully insured to £10 million, and our team is fully trained to CSCS standards. We also comply with all NRSWA (New Roads and Street Works Act) requirements.”

Moreover, Richard and his team prides itself on providing an unrivalled aftercare service, and ensures all sites are left in as good – if not better! – condition that they found them.

“Customer satisfaction is one of our top priorities,” he says, “and we even take away waste material such as old tarmac to be recycled and used as a sub-base on future projects.”

For a free initial visit and no-obligation survey, call Richard and his expert team at WN Surfacing today.

The benefits of an asphalt driveway LONG LIFE An asphal t drive can last for 20 years with regular preventative maintenance.

QUICK INSTALL A new asphalt drive can be completed in only a day or two once the sub-grade preparatio n takes place.

COLD COMFORT Bei ng pliable, asphalt is more forgiving than oth er materials during winter. The bla ck colour also soaks up the sun’s heat and melts snow faster.

COST EFFECTIVE Asp halt drives are one of the most cost-effec tive options for driveway construction.

Preventative maintenance is also les s expensive than other surface materials .

information

WN Surfacing Riverside Farm, Garage Lane, Setchey, King’s Lynn, Norfolk PE33 0BE Telephone: 01553 601786 Website: www.wnsurfacing.com E-mail: richard@wnsurfacing.com

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s we close the doors on this look at some of the awardwinning properties from this year’s Mayor’s Design Awards and the local expertise that went into bringing them to life, it’s worth remembering what Winston Churchill once had to say about architecture.

“We shape our buildings,” he said, “and thereafter they shape us.”

That human element of the architecture that surrounds us can’t be overstated, and it’s one of the factors the judges of the Mayor’s Design Awards take into account.

It’s not about how much money is invested in a building or how many square metres it covers. It’s about sympathetic design that enhances the local area, it’s about using sustainable material and construction methods, and it’s about how the properties themselves are used and enjoyed by the people who live in them.

Hopefully, the reputable local businesses and highly-acclaimed professionals featured in this special edition of KL magazine have given you plenty of inspiration and guidance – not only on how you can get your grand design off the ground and brought to a successful completion, but also on how your building project can make a genuine difference to the local environment.

And that’s an approach truly deserving of an award.

KL MAGAZINE

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KLmagazine Home Design & Build Special

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

In association with

Please visit the website for more information: www.west-norfolk.gov.uk