1. Architects, Designers, NHBC and Building Regulations
1.1. The architectural design has been undertaken by the respected local practice Peter Wells Architects, and has been granted full planning consent by Suffolk Coastal District Council.
1.2. The structural designs have been undertaken by Brett Design Ltd.
1.3. The roads and sewers design has been undertaken by GH Bullard & Associates.
1.4. The landscape design has been provided by Land & Sculpture Design Partnership.
1.5. Building Control is being undertaken by Aedis.
1.6. Full Build Mark warranties will be provided by the NHBC.
2. Building Structure
2.1. Mass concrete strip foundations are being installed to the Engineers’ design.
2.2. External cavity walls finished in brick are to be built with TBS Henley Blend Facing Bricks in Flemish Bond to the external skin, a 150mm cavity and 100mm internal blockwork. Cavities are fully filled with 150mm Dritherm insulation. Black feather edged boarding to elevations as shown on drawings will be constructed in the same fashion but with 100mm external blockwork to the outer skin in lieu of facing bricks.
2.3. All openings formed in masonry walls will be complete with lintels, cavity trays and insulated cavity closers.
2.4. Ground floors will be 225mm thick beam and block suspended floors with 100mm insulation and 75mm cement and sand screed.
2.5. First floors will comprise of engineered joists with tongue and groove chipboard floorboards.
2.6. Roofs will be constructed using prefabricated TRADA approved roof trusses, breather membrane and finished using a mix of traditional natural slate and clay pantiles.
2.7. Fascias to be softwood, and soffits will be open eaves.
2.8. Open loft spaces to be insulated with 2 layers of 100mm thick quilt insulation. Sloping roof areas with living or storage space under will have 150mm rigid foam insulation cut between or fixed to the underside of the rafters.
3. Internal Walls
3.1. Internal walls to ground floor areas are to be constructed with 100mm blockwork, lined with plasterboard and finished with a skim coat of plaster.
3.2. First floor internal walls will be constructed with 100 x 50mm timber studs, infilled with soundblock insulation, lined with plasterboard and finished with a skim coat of plaster.
4. Windows & External Doors
4.1. Windows will be bespoke timber or aluminium double glazed windows units finished in a grey colour which will be sympathetic to the design. Internally MDF or softwood window boards will be provided.
4.2. Solid oak entrance door and frames to have integral weather sealing, and to be designed to comply with “Secured By Design” Standards.
5. Internal Joinery
5.1. Internal doors to have clear opening of 838mm generally or as detailed on the Architects’ drawings and to be oak with a lacquered finished, or softwood with a satin painted finish.
5.2. Skirting boards to be once round 120mm MDF. Softwood door linings and once round 70mm MDF architrave will be provided at door openings. All skirtings, architraves and door linings to have a satin finish.
5.3. Bespoke oak or softwood closed staircases with MDF treads & risers will be installed complete with oak or soft wood spindles, balustrade and oak handrail. Staircases will be designed by the Architect and Manufacturer.
5.4. All exposed pipework will be encased in 9mm MDF on a softwood timber frame, and decorated to match the surrounding areas.
6. Decorations and Finishes
6.1. Internal walls and ceilings to be prepared and decorated with 3 coats of emulsion.
6.2. Oak joinery to have 3 coats of lacquer.
6.3. Unfinished joinery to have 3 coats white satin paint finish.
6.4. External joinery items to be decorated with Dulux Weathershield.
6.5. Supply and fix wall tiling:
6.5.1. splashback to utility worktop
6.5.2. splashback to cloak wash hand basin,
6.5.3. full height to bathroom and en-suites.
6.6. Supply and Lay ceramic flooring tiling to kitchen, utility, cloaks, bathroom and en-suite areas.
6.7. Supply and Lay ceramic flooring tiling or hardwood laminate flooring to hallways.
6.8. All walls to bathrooms and en-suites to be fully tiled. Tiled splashbacks will be provided to WCs behind the wash hand basin.
7. Plumbing & Heating
7.1. Air source heat pump driven individual systems providing heating and hot water.
7.2. Mains fed pressurised hot water cylinder.
7.3. Mains cold water supplies.
7.4. Ground floors to have 3 zoned wet underfloor heating system.
7.5. First floors to have fully finished steel radiators in all areas, except bath and shower rooms which will have heated towel rails.
7.6. Central heating system to be installed in 3 zones to the ground floor with each area individually controlled. First floor radiators to be fitted with individual thermostatic radiator valves.
7.7. All central heating to be controlled by a Smart Home Automation System.
7.8. All bathrooms, shower rooms and cloakrooms to be fitted with high quality sanitaryware.
7.9. All taps to be mono block mixers.
7.10. Shower units to be recessed with thermostatic temperature control.
7.11. Plumbing and waste supplies to be provided for integrated dishwasher, Client’s own washing machine, and water softener supplied by others.
7.12. Stone hearth will be installed in the lounge ready for wood or multi fuel burners supplied by others.
7.13. Internal and external flues will be provided which will terminate below the ground floor ceiling. Final pipework and connections to be supplied and fitted by others.
8. Electric Installations
8.1. All electrical installations, including earthing and bonding, to comply with the current edition of the IEE Regulations.
8.2. Power sockets to be provided for each room in accordance with the current regulations. Socket outlets to be brushed satin stainless steel or quality white to all areas depending on house type.
8.3. Central pendant to be provided to all rooms except recessed lighting to kitchen/breakfast, dining room, hall, landing, bedroom 1, dressing area and en-suite, all switches to be brushed satin stainless steel or quality white finish to be to all areas.
8.4. Ground floor cupboards, & airing cupboard to have auto sensor light switch.
8.5. Mains powered smoke detectors will be installed to Building Regulations.
8.6. Shaving points with lights to be provided in bathrooms and en-suites.
8.7. Electrical supplies will be provided to cooker power points, hob power point, fridge, freezer, washing machine, tumble dryer and dishwasher spurs required to kitchens and utility rooms to the current regulations.
8.8. All connections and spurs will be provided to Air Source Heat Pump System, valves, immersion heater and room stats, and the necessary supplies to the garage if applicable.
8.9. Provision of extract fans to South facing kitchen/dining area Kitchen, WC and bathrooms to meet current regulations.
8.10. Wiring and outlets for sky TV will be installed in the lounge, kitchen and bedrooms 1 & 2.
8.11. Connections, wiring and outlets for broadband will be made in the living room and study.
8.12. External “dusk to dawn” light fittings to front and rear of house.
8.13. A smart wireless intruder alarm will be installed to NACOS standards.
8.14. A wired doorbell system will be installed.
8.15. A centrally managed home automation system will be installed to control designated electrical sockets, lighting and multi zone heating.
9. Kitchen & Utility Room
9.1. A bespoke designed kitchen will be installed complete with granite or composite worktop. A double oven, hob, extract hood and dishwasher, will be installed. The final kitchen finishes to be chosen by client.
9.2. The Utility area to will be fitted with similar kitchen units and finishes, but with laminate worktops and spaces left for the clients’ own whitegoods.
10. Garage & Cart Lodge
10.1. Side hung barn type timber garage doors to have opening stays fitted.
10.2. The Cart Lodge will be open fronted depending on type.
10.3. The floor will be concrete float finish.
11.1. The foul drainage system will be connected to the existing mains sewerage system.
11.2. The surface water drainage system will partially discharge into the offsite mains sewerage system or on site soakaways.
12. External Works
12.1. The main driveway will be stone mastic asphalt base course with tar spray & stone chip finish.
12.2. Footpaths to be 1200mm wide and finished in natural stone slabs.
12.3. Patios to be finished in matching slabs.
12.4. Front gardens to be turfed and rear gardens will be graded, prepared topsoil and grass seed.
12.5. Shrubs and trees to be as per the Land & Sculpture Design Partnership’s drawings.
12.6. Front fences to be 600mm high treated softwood post and black powder coated metal panels.
12.7. Rear fences and gates to be treated timber close boarded feather edge boards on 75mm cant rail and 100 x 100 concrete posts.
13.1. Mains services will be provided to the property. These will be electricity, water and telephone incoming services and foul & surface water drainage outgoing.