Border Bush, Hill Wood II, Great Yarmouth, Norfolk

These two sites at Fritton Lake’s country estate present the opportunity for a Scandinavian-inspired sanctuary designed by KOTO – ideal for weeks or weekends, wintery walks, warming log fires, and sunny spring lakeside saunas chased by cold water dips. Inclusive of a carefully curated selection of Scandinavian furniture pieces and full club membership, cabins will be set in either a sliver of quiet woodland, or a wildflower meadow, a short walk from the tennis courts, gym, outdoor pool, freshwater swimming lake, and restaurant. The cabins can be ready to occupy in 16 weeks – the perfect lock-up and leave (if you have the heart to).



The cabins are sold under a 40-year license in line with the Mobile Homes Act. Cabins available for occupation 11 months of the year and can be let during vacant times. There will be no stamp duty due, or conveyancing required.



Please note - images in this sales listing are computer generated, or photography from the previous sale of a KOTO cabin at Fritton Lake.



The Architect



Founded by Theo Dales alongside Jonathon and Zoe Little, KOTO specialises in architect-designed modular housing and cabins – a modern and sustainable alternative to conventional housing in the UK, Europe, and the USA. Combining subtle luxury with sustainability, every KOTO home has been beautifully crafted to the very highest standards and with the utmost respect for the environment.



Environmental Performance



Energy efficiency is integral to the cabins' design and production; they will be built almost entirely from sustainably sourced timbers and will have excellent levels of insulation. Thoughtfully designed to blend into the landscape, the external cladding will be of blackened British larch, a naturally durable softwood. Carbon dioxide will be captured in the fabric of the building and actively removed from the atmosphere. The airtightness, glazing, heat, and power systems have been designed to reduce incoming noise and make efficient use of day-to-day energy.

The cabins will be fitted with electric heating (which runs underfoot in the bathrooms) but it will rarely be needed as the insulation is almost airtight. There is air conditioning for hot summer days, and mechanical ventilation will keep the air fresh. Internet speeds are surprisingly speedy across the site, with Starlink connections of over 100 Mbps making home-working or film nights a breeze.



The Tour



There are several locations available to chose from (outlined in the site plan), each occupying a quiet pocket of the 250-acre site. The areas will be signposted through woodland tracks leading from Fritton Lake’s clubhouse and restaurant.



Offering excellent privacy, the locations are enveloped in a thicket of native trees and a blanket of feathery brown bracken. Helpfully, there is a parking space adjacent to each plot, and various entry points from the front, sides and directly from the rear terraces, ideal for walks through the woods and to the lake.



Striking black cedar silhouettes will house living and sleeping spaces, rationally orientated to optimise the views. The living rooms are designed to be fluid, merging the cooking, eating and kicking-back areas, with the option for a wood-burning stove to form a gathering point on wintery afternoons.



Furniture pieces and light fittings by HAY, Menu, Bolia, Superfront and Ferm Living are included in the price. The kitchen will be bespoke by Made by Husk and finished in suitably hardwearing Neolith worktops. Fenix cupboards will house appliances.



The sleeping rooms will be fitted out for ease and comfort, with king-sized Vispring mattresses and deep bespoke wardrobes with heaps of storage space. Picture windows will be perfectly placed to capture views into the woods.



The main bedrooms will have their own en suite bathrooms with Lusso Stone bath tub and black sanitaryware. Ribbons of clerestory glazing will draw in excellent levels of natural light.



Outdoor Space



The outside space for both cabins will incorporate two decked terraces. The front will be perfect for muddy boots after woodland rambles, while the rear will offer a more secluded spot for terrace lunches and warm summertime suppers.



The Area



The cabins will form part of Fritton Lake, a 250-acre estate on the Norfolk-Suffolk border, open to cabin owners, private members, and holiday guests only. As part of an ambitious rewilding project, the farmland has gradually been restored to self-management, leading to the protection and restoration of carefully managed sustainable wild land that is now home to free-roaming deer, cattle, water buffalo, sheep, ponies and rich bird and plant life.



Fritton Lake is a brilliant foothold for this part of the east coast. Horsey Gap is the spot for seal watching, while the Norfolk Broads are just a 20-minute drive away. Southwold is around 40 minutes’ drive south and has beautiful architecture, sandy beaches (which regularly win ‘Blue Flag’ awards), excellent places to eat out and much-loved shops. It is also home to the Electric Picture Palace, a small but remarkable independent cinema.



Just beyond, around an hour’s drive south, is Aldeburgh, a seaside town famed for ice cream, fish and chips and as the home of Benjamin Britten. Just over an hour away, Orford, a pretty medieval village on the River Alde, is home to the famous Pump Street Bakery.



Norwich is around 45 minutes’ drive inland and has a great selection of cultural, sports, dining, and shopping opportunities; 'Great British Menu' winner Richard Bainbridge has a great restaurant, Benedict’s, in the town centre. The Lanes, a series of medieval streets in the city centre (Norwich is the most complete medieval city in Britain), was a previous winner at the Great British High Street of the Year Award.



Norwich can be reached from London Liverpool Street in approximately an hour and 50 minutes.



Pitch Fee: an annual payment of £8,727 (including VAT) which covers full club membership.

Licence: until April 2065