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CGI illustration of the view from the garden looking north to Sussex Street

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The design of our scheme

Our architects have designed a bold urban development using materials and features that reference the local area and the historic buildings in this part of Norwich. At the same time they have made sure that the houses and flats are modern liveable spaces that meet the needs of our members and future residents. 

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Looking south at the corner of Sussex Street and Oak Street

Scene looking west along Sussex Street (superceded design)

For more detailed information, the Design and Access Statement (May 2022) and Addendum (August 2023) from our planning application are available here:

Design and Access Statement May 2022 PDF 20Mb

Addendum to DAS August 2023 PDF 3.6Mb

Location / site

We own a two-thirds-of-an-acre site just north of Norwich city centre, about ten minutes' walk from the market and City Hall. North City is a vibrant mix of old (mediaeval), less old (Victorian), and more recent post-war light industrial. It's an area of artists, independent businesses, young families and new arrivals. It's #nr3theplacetobe 

Norwich city centre is 10 to 12 minutes away on foot, and just 5 mins by bike. Two major bus routes go along the nearby Aylsham Road, with several more on Magdalen Street a short stroll away. The railway station is about 25 mins walk through town or you can take the scenic riverside route past the cathedral.


The design is for 34 properties plus a communal indoor space or 'common house' for everyone to use, and a shared garden. There are six houses and 28 apartments.

32 of the properties will be privately owned. The houses and apartments will be fully self-contained with their own kitchens and bathrooms which means that they will be mortgageable. The apartments will be one, two and three-bed and a generous 55 to 90 square metres; the three-bed houses will be just over 100 square metres in size. All homes will be dual aspect, so there is plenty of light and ventilation, and every home has private outdoor space, whether a balcony or courtyard garden.

There will be a lift to all of the flats in the apartment blocks, and each of the flats is laid out on a single level. 

Households will have access to a number of shared pool cars and there will be space for cycle and e-bike parking, however there will not be any private car parking on site.

Our common house

A unique feature of cohousing is the Common House, a building for all residents to use, with a large dining and meeting room, guest bedrooms, laundry and storage. With a well equipped kitchen our dining hall is bright and airy with doors opening out onto the patio. 


Our common house is located on the ground floor of the Oak Street building, extending to 233 square metres of shared facilities. Outside we have a landscaped garden with room to relax, play and grow.  The small parking area for visitors' cars, pool cars and bicycles is tucked away next to a shared workshop. Both the common house and garden will be wheelchair accessible.


Our team are regularly appraising the projected prices according to current cost estimates and estate agents' advice. Our indicative prices as at early 2024 are below, they may change a little over the next few months but we expect these to be close to the final fixed prices. 


1 bed flat, 54 sqm, £269,000

​2 bed flat, 74 sqm or 77 sqm, £333,000 or £355,000 

2 bed + study flat, 83 sqm, £387,000

3 bed ground floor flat, 92 sqm, £419,000

3 bed house, 105 or 106 sqm, £468,000 or £473,000


Every home also has access to around 200 sqm of communal facilities, and we are aiming to make the buildings as energy efficient as possible, which will result in lower running costs for residents.


There will be an annual service charge for all properties - more for the flats because it will include things such as buildings insurance, repairs and maintenance, and less for the houses.  It is not possible to give an exact figure yet. The service charge will be approved by the residents, who will have a say in aspects of it, however the key inclusions and how costs are to be apportioned will be fixed in the lease or covenant.

Service charge

We are currently working on the service charge, which covers items such as insurance and lift maintenance for the apartments, and the costs of running the common house spread across all the homes. There are decisions to be made about how much of the work of, for instance, cleaning and gardening we wish to do ourselves, also how much of a 'sinking fund' we want to build up for larger repair bills in the next decade or two.


At the moment a very rough ballpark figure for the service charge is £1400 - £1900 per year for the leasehold apartments and around £950 per year for the freehold houses. This figure is not fixed yet and future residents will have a say in decisions about the service charge, although the inclusion of many of the elements (such as insurance, maintenance, running costs of communal facilities etc) will be required and not optional.

Purchase procedure

Once we have agreed construction costs, we can fix the prices and then homes will be available for reservation off-plan. Buyers will need to pay either a Promise to Purchase fee or a reservation fee, subsequently pay the deposit (likely to be 10% of final property cost), and finally complete the purchase - pay the balance - just before moving in.

We also have a community contribution of £1500 towards shared costs, such as fitting out the common areas

Please see our Purchase Procedure document, which gives a more detailed idea of the stages towards purchase. As a 'group self build' scheme, purchasing has an additional stage compared to other off-plan sales, and we are happy to talk you through it so you understand it fully.

Angel Yard purchase procedure

Our policies

Working together, our members have started to develop a set of policies for our future community. We don't want to be a place with hundreds of rules, but at the same time if a prospective resident asks 'will I be able to...?' we need to have an answer. 

The most difficult policy was how to agree policies... so our decision-making policy came first:

Decision-making policy

Common house food policy

Parking policy

Decisions when absent and Agenda Policy

Smoking and vaping policy

Neighbourliness in Times of Need Policy

Pets Policy

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