Westbury House, Hill House Gardens, Cringleford, NR4

Welcome to Westbury House, an impressive contemporary FIVE-BEDROOM, FIVE ENSUITE detached home, offering around 3,742 sq ft including garage (stms) of luxurious living space, thoughtfully crafted by the renowned ORCHARD HOMES. Fully landscaped gardens, an array of Miele kitchen appliances and high-quality luxury bathroom fittings are among the many premium features that define this exceptional home. Located on a peaceful, exclusive no-through road just off the highly sought-after Colney Lane, within the desirable suburb of Cringleford to the southwest of Norwich.

Welcome to Hill House Gardens…
A prestigious development features two contemporary five-bedroom detached homes, each offering around 3,742 sq ft including garage (stms) of luxurious living space, thoughtfully crafted by the renowned Orchard Homes. The properties are located on a peaceful, exclusive no-through road just off the highly sought-after Colney Lane, within the desirable suburb of Cringleford to the southwest of Norwich.

Plot 2, Westbury House...
The property opens into an impressive, light-filled double-height glass entrance hall featuring a bespoke walnut and glass staircase and large format Porcelanosa floor tiling. The hallway leads to a beautifully designed kitchen, complete with large sky lantern, quartz worktops, and a full range of high-spec integrated Miele appliances including two ovens, a combi microwave oven, warming drawer, coffee machine, wine cooler, boiling tap and full height fridge/ freezer. The kitchen flows seamlessly into a diner family area with striking feature crittall effect sliding doors returning to the hallway. A bright and airy 20ft living room featuring elevated ceiling heights, glazed corner and feature fully fitted media unit with speakers and electric fireplace. Sitting alongside is a generous ground floor bedroom with en-suite shower room and extensive fitted wardrobes with double doors out onto the garden that could lend itself to being a beautiful master suite or guest bedroom. The ground floor further offers an additional bedroom with separate ensuite, functional study, fully fitted boot room/wc and utility room that allows access to the integral large double garage with electric doors.

Upstairs, a galleried landing leads to the principal suite which boasts an impressive fitted dressing room with illuminated open wardrobes and a luxurious en-suite bathroom with showcase Lusso bath and double sink unit as well as walk in shower Two further bedrooms each feature unique en-suite shower rooms, with one offering flexibility for use as a studio or gym plus substantial, accessible eave storage.

Externally, each property is approached via feature electric gates, a substantial tar and shingle driveway and landscaped gardens with a generous terrace overlooking a seeded lawn, ideal for outdoor entertaining and relaxation.
Please note- Plot 2 has been fully landscaped by Norfolk County Landscapes.

Please note- AI has been used to add shingle to the driveway, garage and front door and remove the site cabin.

The Developer, Orchard Homes…
Founded in 1983, Orchard Homes is a family-run developer specialising in individually designed luxury properties, built to the highest standards in some of East Anglia’s most sought-after locations. With decades of experience and a deep understanding of the house-building industry, their dedicated team is known for delivering exceptional homes with a personal touch.

Whether constructing a one-of-a-kind residence or a boutique development, Orchard Homes applies the same meticulous attention to detail, care, and craftsmanship throughout every project.
Sustainability is at the heart of their ethos. From the initial design stage to the final finishes, every Orchard Home is thoughtfully planned to minimise environmental impact.

By embracing innovative technologies and carefully selected materials, they strive to exceed energy efficiency standards and create homes that are not only beautiful but also environmentally responsible. The result is a home that enhances the way you live — both today and for the future.


Specification…

Kitchen/ Utility -
-Bespoke designed kitchen
-Miele/ Neff built in appliances– 2x oven, 1x combi microwave oven, self-venting hob, extractor, dishwasher, coffee machine
-Built in tall fridge and freezer units
-Boiling water tap
-Integrated bin unit
-Wine cooler
-Quartz worktops to the kitchen and utility room
Space for washing machine & tumble dryer in the utility

Bathrooms-
-High quality Lusso, Duravit and Hans Grohe sanitary ware
-Porcelanosa tiling
-Full height tiling to wet areas with half height everywhere else
-Electric underfloor heating to the master ensuite

Heating/ Lighting/Electrical-
-Daikin air source heat pump
-Individual thermostats to each room
-Underfloor heating throughout the ground floor
-CAT 6 cables
-Super-fast fibre optic internet
-Selection of LED lighting throughout
-Alarm with keypad and App connectivity
-App controlled thermostats

Internal-
-Walnut doors
-Chrome sockets to ground floor
-Crittall effect sliding doors- kitchen diner to hallway
-Satin chrome internal door hardware
-Walnut and glass feature staircase
-Built in wardrobes to bedrooms where applicable- see floorplan
-American style dressing room to master bedroom
-Alarm system High security five lever locks with triple locking front and rear doors

Flooring-
-Porcelanosa large format ceramic tiling to kitchen diner, utility, hall entrance, boot room WC and ensuites.
-Carpet by separate negotiation

External-
-Electric sliding gates
-Generous patio to the garden of the property
-Surround view CCTV surveillance system
-Hand crafted metal details throughout
-Flint feature wall
-Cedar cladding
-Outside tap
-Outside power
-Turfed & landscaped front gardens
-Seeded rear gardens
-Tar and shingle driveways
-External lights on front, rear and garages
-Electric garage doors
-Power and lighting to garages
-Upvc windows
-Slate roof to garage

Maintenance fees-
-There is no management company however any road repair costs will be split between all properties as per the contact- refer to solicitor.

Services-
-Air source heat pump
-Mains water
-Mains drainage
-Super-fast fibre optic to each property
-Solar panels on main roof section with battery storage

Warranty-
-Buildzone 10 years

EPC-
-Predicted B

Tenure-
-Freehold

Cringleford…
Cringleford is a sought-after village on the outskirts of Norwich, valued for its strong sense of community, excellent local amenities, and superb connectivity. Located just a few miles from the historic city centre, it offers a pleasant semi-rural setting while remaining highly convenient for everyday services and travel. The village includes a Waitrose supermarket, medical centre, and an Ofsted ‘Outstanding’ primary school, along with a selection of pubs and eateries, while nearby Eaton and Norwich provide a wider range of shopping, dining, and leisure options.

The area is particularly well suited to commuters, with easy access to the A11 and A47, linking to Cambridge, London, and beyond. Norwich Railway Station offers direct services to London Liverpool Street, and Norwich Airport is within easy reach for both domestic and international flights.

Surrounded by open green spaces and scenic riverside walks, Cringleford is especially popular with families and those who enjoy the outdoors. A blend of modern homes and character properties gives the village a welcoming feel, while its proximity to the Norfolk Broads and coastline offers excellent opportunities for leisure. With its combination of convenience, connectivity, and lifestyle appeal, Cringleford remains one of the most desirable locations in the Norwich area.

Agents’ notes...
-To comply with AML regulations, £25 plus vat (£30 inclusive of vat) is charged to
each buyer which covers the cost of the digital ID check. The checks will be
conducted by Hipla, who will contact buyers directly to arrange payment of £30 per
report.
-AI has been used to add shingle to the driveway, garage and front door and remove
the site cabin.
-£1,000 reservation fee
-Completion will be on notice and anticipated dates given cannot be relied upon.
-Please note – Specification listed is for guidance only and is subject to change during the construction process at developer’s discretion.
-Whilst every attempt has been made to ensure the accuracy of the floorplans, these are for illustrative purposes only and should be used
as such and not relied upon by any prospective purchaser.
-Under the terms of the Estate Agency Act 1979 (Section 21) please note that the vendor of this development is a relative or associate of an employee of Warners Estate Agents.

Disclaimers
1. Money Laundering Regulations- Purchasers will be asked to provide identification documentation and we would ask for your co-operation in order that there is no delay in confirming the sale.
2. We endeavour to make the information provided fair and correct, this is provided as a guide only and does not constitute part or all of an offer or contract. Warners Estate Agents cannot guarantee the accuracy of this information.
3. Please note that we have not tested any apparatus, equipment, fixtures, fittings or services so cannot verify that they are in working order or fit for their purpose.
4. The matters referred to in the information supplied by Warners should be independently verified by prospective buyers. Neither Warners
Estate Agents nor any of its employees or agents has any authority to make or give any representation or warranty in relation to this property.