Manor Reach, Sprowston
Specification


Features in your new home

Applicable only to the following home types:
 
Anderson, Allington, Calveley, Davenport, Davenport ‘A’, Doran, Flanagan, Francis, Francis ‘A’, Gentry, Gilbert, Hipkiss, Hockney, Hoyland, Hudson, Minton, Minton ‘A’, Penrose, Penrose ‘A’, Penrose ‘D’, Perry, Perry ‘A’, Richmond, and Tilson.
Plots 7-9, 16-18, 21-45, 68-70, 72-91, 93-97, 99-120, 123, 124, 126-130, 134-137, 140-157 and 159-164.

Customers may choose from ranges currently available at Manor Reach, Sprowston, so long as the construction of a home has not passed the required stage for selection.

** For full details of exterior and construction finishes to specific plots at Manor Reach, Sprowston, please ask our Sales Negotiator. The finishes form part of our planning permission and unfortunately may not be changed.


Every care has been taken to ensure the accuracy of this information, but the particulars, plans and prices do not form part of any contract and cannot be guaranteed. All homes are offered subject to contract. Norfolk Homes Limited reserves the right to alter plans and specifications without notice but endeavour to let customers know of material changes as soon as possible. Our commitment to update and improve our homes continuously and improve the designs of our homes may mean that some amendments may not yet be incorporated in these particulars. The very latest detailed plans and an update sheet are available on our website or on request. No person in the employment of Norfolk Homes Limited or their Selling Agents has the authority to make or give representation or warranty whatsoever in relation to our properties. Any prospective purchaser or person in any way interested in our properties should satisfy themselves by inspection or otherwise as to the correctness of each statement contained in these particulars.
 
(Last updated 22nd March 2017)

Luxury Kitchens & Utilities

  • Extensively fitted kitchen and (where applicable) utility, with soft close hinges, soft close drawer runners and cutlery liner to
    top drawer.  
  • A choice of base and wall cupboards* is available for selection.
  • A comprehensive and extensive range of kitchen appliances are fitted as standard, as follows:

    Ovens:
  • Black glass fronted built in “tower style” comprising built in combination oven/microwave, built in oven and built in warming drawer to home styles Anderson, Allington, Calveley, Davenport, Davenport ‘A’, Doran, Flanagan, Gentry, Hipkiss, Hockney, Hoyland, Minton, Minton ‘A’  and Richmond.
  • Black glass fronted built under double oven to home styles Francis, Francis ‘A’, Gilbert, Hudson, Penrose, Penrose ‘A’, Penrose ‘D’, Perry, Perry ‘A’ and Tilson.

    Induction Hobs:
  • Five ring hobs to home styles Anderson, Allington, Calveley, Davenport, Davenport ‘A’, Doran, Gentry, Hipkiss, Hockney, Hoyland, Minton, Minton ‘A’  and Richmond.
  • Four ring hobs to home styles Flanagan, Francis, Francis ‘A’, Gilbert, Hudson, Penrose, Penrose ‘A’, Penrose ‘D’, Perry, Perry ‘A’
    and Tilson.

    Extractor Hoods:
  • Circular “island style” stainless steel extractor hoods to home styles Anderson, Calveley, Davenport, Davenport ‘A’, Flanagan, Richmond and Tilson.
  • Curved glass (900mm wide) “chimney style” black extractor hoods to home styles A|llington, Doran, Gentry, Hipkiss, Hockney, Hoyland, Minton and Minton ‘A’.
  • Curved glass (600mm wide) “chimney style” black extractor hoods to home styles Francis, Francis ‘A’, Gilbert, Hudson, Penrose, Penrose ‘A’, Penrose ‘D’, Perry and Perry ‘A’.

    Fridges and Freezers:
  • Mid height “side by side” integrated fridge and freezer to home styles Anderson, Allington, Calveley, Davenport, Davenport ‘A’, Doran, Gentry and Hoyland.
  • Tall 70/30 split integrated fridge/freezer to home styles Flanagan, Francis, Francis ‘A’, Gilbert, Hipkiss, Hudson, Hockney, Minton, Minton ‘A’, Penrose, Penrose ‘A’, Penrose ‘D’, Perry, Perry ‘A’ , Richmond and Tilson.

    Dishwashers:
  • Integrated dishwasher (600mm wide) to home styles Allington, Calveley, Davenport, Davenport ‘A’, Doran, Flanagan, Francis, Francis ‘A’, Gentry, Hipkiss, Hockney, Hoyland, Hudson, Richmond and Tilson.
  • Integrated dishwasher (450mm wide) to home styles Gilbert, Minton, Minton ‘A’, Penrose, Penrose ‘A’, Penrose ‘D’, Perry
    and Perry ‘A’ .

    Wine Coolers:
  • Integrated wine coolers to home styles Anderson, Allington, Calveley, Davenport, Davenport ‘A’, Doran, Flanagan, Gentry, Hockney, Hoyland and Richmond.

    Worktops & Kitchen Sink:
  • Granite or Composite worktops with integrated draining board and undermounted stainless steel single bowl or 11/2 bowl sink in a choice of finishes* are provided to the kitchen only of all home styles.  

    NOTE:
  1. Undermounted single bowl sinks are fitted to home styles Francis, Francis ‘A’, Gilbert, Hudson, Minton, Minton ‘A’, Penrose, Penrose ‘A’, Penrose ‘D’, Perry, Perry ‘A’ and Tilson. 
  2. Internal corners are either curved or right angled – please refer to individual kitchen plans for details.
  3. Worktops to all utility rooms are laminate square edged with right angled internal corners in a choice of finishes.
  4. All sinks to utility rooms, where applicable, will be a choice of stainless steel or composite granite with a single bowl and a single
    drainer, inset style – please refer to individual kitchen layout plans for details.
  • Extensive choice* of ceramic wall tiling to the underside of the wall units, behind the hob to the ceiling, and a splashback above worktops to a minimum height of 400mm to kitchen and utility (where applicable).  Alternatively, a post formed upstand to all worktops and a back painted coloured glass splashback to the hob could be provided as a no-cost option in lieu of tiling, as stated above.  See Showhome for examples of both.
  • Plumbing is provided for a washing machine.
  • Venting is provided for a tumble dryer as required.
  • Choice of high quality chrome kitchen mixer taps, one with a retractable rinse hose – see show home for examples of bot

    * Customers may choose from ranges currently available at Manor Reach, Sprowston, so long as the construction of a home has not passed the required stage for selection.

Superior Bathrooms, En-suites & Cloakrooms

  • High quality sanitary ware, with wall hung WC, seat and cover. Baths have a chrome finish thermostatic bath/shower mixer tap with adjustable head on a slide rail with soap dish, complete with a fixed glass panel and a hinged glass bath shower screen except home style Gentry, which is provided with a separate shower cubicle, as per the en-suite shower cubicle specification, to the main bathroom.  The bath will be tiled to the same height as the splashback tiling to the vanity unit, and fitted with a bath filler mixer tap.
  • Basins are fitted with modern chrome finish single lever taps. 
  • Luxury elongated en-suite shower cubicles are all fitted with full height ceramic tiling, a low level resin stone shower tray, a thermostatic shower with adjustable head on a slide rail with soap dish.  All are enclosed by a luxury glass screen with either a two-way hinged glass door or a glass bi-folding door.
  • Bathrooms and (where applicable) en-suites, are fitted with wall hung vanity units, with Granite or Composite worktops and will have a concealed WC cistern.  
  • Extensive choice of ceramic wall tiling* to sanitary areas. Tiling will be full height around baths/showers and splashback tiling above vanity unit work surfaces and wash basins.
  • A polished chrome heated towel rail is fitted to all bathrooms and en-suites.
  • Waste water heat recovery device is fitted to all home styles except apartments Hudson and Tilson.
  • Storage recess/es with glass shelves to bathroom and en-suite of home styles Penrose, Penrose ‘A’ and Penrose ‘D’; to bathroom only of home styles Flanagan, Gentry, Hipkiss, Minton, Minton ‘A’ and en-suite only of home style Hoyland.

    * Customers may choose from ranges currently available at Manor Reach, Sprowston, so long as the construction of a home has not passed the required stage for selection.

Decorative & Finishing

  • Luxury vaulted ceilings are provided to Bedroom 1 of home styles Anderson, Calveley, Doran, Gentry, Hipkiss, Hockney and Richmond.
  • Bespoke pattern moulded skirting boards, architraves and window sill boards will be painted with off-white satin paint.
  • Glass balustrade staircases with hardwood newel posts, string capping and handrail finished with a walnut colour stain, and strings finished in an off-white stain to all home styles. 
  • Built in full height wardrobes to every bedroom with sliding mirror fronted doors to all home styles fully fitted with shelves and hanging rails, except bedroom 3 of home style Perry.
  • Solid core walnut effect flush internal doors.  Some rooms are fitted with glazed doors and sliding glazed doors – refer to floor plan layout for details, or specification quick guide. 
  • Glazed sliding pocket doors are provided to home styles Anderson, Allington, Calveley, Hockney and Richmond.
  • Decorative polished chrome finish door furniture.
  • White painted smooth ceilings throughout. 
  • One emulsion wall colour* throughout, from a selection of colours – further colours will incur an extra charge.
  • A standard flooring package is provided and includes carpets to all rooms except cloakrooms, kitchens, kitchen/dining rooms, utilities, bathrooms and en-suites, which will be fitted with sheet vinyl from our standard carpet and vinyl ranges.
  • A range of flooring finishes upgrades are available at extra cost, including carpets, wood plank, ceramic floor tiles and vinyl finishes.  
    For a tailored quotation please ask our Sales Negotiator.

    * Customers may choose from ranges currently available at Manor Reach, Sprowston, so long as the construction of a home has not passed the required stage for selection.

Construction  Features**

  • Brick and thermal block, insulated cavity wall construction
  • A variety of brick, render and/or composite vertical boarded wall finishes. For colours, please refer to the finishes layout plan.
  • Loft insulation and thermal insulation beneath concrete ground floors. 
  • Slate grey coloured PVCu fascia, barge and soffit boards.
  • Smooth finish concrete tiles or plain tile roof covering. 
  • Pre-finished slate grey aluminium faced timber front entrance door with an obscure glass panel in a timber frame, with 3 point locking.
  • Pre-finished slate grey aluminium faced timber fully glazed rear entrance door in a timber frame with 3 point locking
    (where applicable).  
  • Main entrance doors to apartment home styles Hudson and Tilson will be a pre-finished slate grey aluminium faced timber door with obscure glass panels in a white timber frame with an audio entry system.
  • Individual entrance doors to apartment home styles Hudson and Tilson will be half-hour fire rated walnut effect flush doors, fitted with a Yale night latch, door viewer, top and bottom mortice locks and a security chain.
  • High quality, low maintenance, dark grey powder coated aluminium windows in white finish timber sub-frame. All fitted with triple glazed low ‘E’ glass, argon filled, sealed units and locking catches.
  • High quality, low maintenance, dark grey powder coated aluminium sliding patio doors in a white timber sub-frame, with double glazed low ‘E’ glass, argon filled, sealed units (where applicable).
  • All entrance doors to main dwelling will benefit from suited locks (one key operates all locks to exterior doors of main dwelling).
  • Note:  all external doors, door frames and windows will be dark grey coloured externally and white internally.
  • Condensing boiler with pressurised hot water cylinder and back up immersion heater with timer provides heating and domestic pressurised hot water to home styles Anderson, Allington, Calveley, Davenport, Davenport ‘A’, Doran, Flanagan, Gentry, Hockney, Hoyland, and Richmond.
  • Full gas-fired central heating with underfloor heating to the ground floor and all apartment floors (Hudson and Tilson) with self-finished thermostatic valve radiators to other floors, powered by a condensing combination gas boiler which also provides domestic hot water to home styles Francis, Francis ‘A’, Gilbert, Hipkiss, Hudson, Minton, Minton ‘A’, Penrose, Penrose ‘A’, Penrose ‘D’, Perry, Perry ‘A’, and Tilson.

    ** For full details of exterior and construction finishes to specific plots at Manor Reach, Sprowston, please ask our Sales Negotiator. The finishes form part of our planning permission and unfortunately may not be changed.

Electrical Features

  • LED recessed ceiling downlights to kitchen, kitchen/dining room, utility, bathroom, en-suite and cloakroom (where applicable).
  • LED recessed ceiling downlights to hall of Gentry home style. 
  • LED strip lights to underside of wall units and LED lights to plinth of base units to kitchen only of all home styles
  • Shaver socket to bathroom and (where applicable) en-suite.
  • Smoke detector to all floors. 
  • Carbon monoxide detector to ground/first or second floor in the proximity of the boiler.
  • Wall light points to living room.
  • Low level wall lights to either side of bed space to home styles Anderson, Calveley, Doran, Gentry, Hipkiss, Hockney and Richmond, with vaulted ceilings.
  • Mains transformer door bell.
  • Light bulbs included for all light fittings.
  • BT, TV and satellite points, along with 4 socket outlets all neatly contained in a media plate, are fitted to the lounge.
  • TV points are fitted to every bedroom. A BT point will also be fitted to either the entrance hall, study or dining room and will be the main service point.
  • The house will be wired to take advantage of Sky + (equipment not included).
  • High Definition Multi-Media Interface (H.D.M.I.) cable from main TV/satellite point in living room to an alternative high level point in living room.  TV point at high level adjacent to H.D.M.I. point in living room.
  • TV aerials and amplifier fitted to loft void (where applicable) except apartment home styles Hudson and Tilson, which will have a communal satellite system installed.
  • To take advantage of wireless broadband technology, a BT point and double socket will be fitted in the loft with an isolating switch on the landing, except apartment styles Hudson and Tilson, which will have a BT point and double socket located in the entrance hall cupboard.   Equipment (not included) can then be fitted to enable broadband throughout the house.
  • Every habitable room has a minimum of two double sockets – refer to home layout plans for full details.
  • Double socket/s with two (2) USB charging points to Kitchen, Study, and all Bedrooms (one socket), except Bedroom One
    (two sockets – one either side of the bed).
  • LED low energy light bulbs (60w equivalent) are installed in all light fittings.
  • Continuous ‘whole house’ ventilation system with extract vents to kitchen, cloakroom, utility, bathroom and en-suite (where applicable) to all home styles
  • Electrical supply to all houses with garages have sufficient capacity for an electric car charging point.

    **
    Customers may choose from ranges currently available at Manor Reach, Sprowston, so long as the construction of a home has not passed the required stage for selection.

Exterior Features

  • Post boxes will be provided to all home styles adjacent to the main entrance door.
  • Turfed or shrub planted front gardens with turfed rear gardens.
  • Natural/charcoal coloured concrete slabbed footpaths and patio areas.
  • Shared access paths are finished with charcoal coloured concrete slabs.
  • Brown coloured concrete posts with close board panel fences and brown coloured concrete gravel boards (where applicable). 
  • PIR sensor outside light fitted to the front elevation of all homes.
  • Outside light fitted to rear elevation of all homes (switch adjacent to patio door).
  • An outside tap, in most cases, is fitted to the rear elevation – please refer to detailed home plans or to our Sales Negotiator for
    precise location.
  • All garages are fitted with a high quality metal, slate grey coloured, retractable up-and-over door. 
  • A pre-finished slate grey composite fibreglass garage personnel door fitted in a timber door frame with slate grey finish ironmongery and a 5 lever lock – see site plan for location of personnel doors.
  • Private garage drives, parking spaces and car ports will be finished with Curragh Gold coloured concrete block paviours. Shared access way to drives will be finished with silver granite coloured concrete block paviours.
  • All shared visitor parking spaces will be finished in charcoal coloured concrete block paviours.
  • All garages will have a light and double socket.
  • Ground level dusk to dawn uplights to plots 23, 35-37, 42, 43, 79, 80, 81,83 and 86 and wired to these plots.
  • Dusk to dawn bollard lights to plots 7, 18, 37, 41, 42 and 82 and wired to these plots.
  • PIR LED downlights to overhanging soffit of garages to plots 7, 22, 23, 27, 30-44, 66-68, 75, 76, 80-84, 87-89, 95, 102, 106-114, 116, 117, 128, 129, 149, 150, 152-154 and 160-164, and wired to these plots. PIR sensor lights are fitted to the shared covered pedestrian access for plots 117 and 140, and are wired to these plots.
  • A metal gate with code lock will be fitted to the shared covered pedestrian access paths beneath plots 117 and 140.
  • PIR sensor light is fitted to the car ports of plots 18 (wired to plot 19) and plots 29 and 127 and wired to these plots.
  • Boundary treatments (walls, gates, fences and hedges) vary from plot to plot. Please refer to our Sales Negotiator. 
© Norfolk Homes Limited, Weybourne Road Ind. Est., Sheringham, Norfolk, NR26 8WB Tel: 01263 825679 email: enquiries@norfolkhomes.co.uk

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