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FAQs - Norfolk Woods

All of our resorts are now open. Please note, our facilities may be limited and/or operating at reduced capacity. Some amenities in our holiday accommodation may also be removed to ensure a safe stay for all. Find out more here

Frequently Asked Questions

Norfolk Woods Resort & Spa is a brand new holiday destination built on the site of the former camping and touring park known as Pentney.

It is therefore very likely that you have a question or two that you would like to ask us about our new resort and the offering which it is providing to holiday guests, holiday home owners and those living in the local area around the park.

We’ve put together some answers to the questions that we find we are being asked most frequently in relation to our new holiday park for 2019:

General Questions

How many lodges are there on-site at Norfolk Woods?

There are a total of 120 lodges in Norfolk Woods, with 38 of these plots reserved for holiday home ownership. The remaining are designated for our luxury lodge holiday accommodation.

What happened to Pentney Holiday Park?

Darwin Escapes funded a multi-million pound redevelopment of Pentney holiday park to transform it into the new go to destination for luxury lodge holidays and holiday home ownership in Norfolk and the surrounding region. We hope that you are as excited about our new resort as we are.

Is the Pentney Convenience store still open and available to the general public?

We know how much members of the local community were reliant on the handy convenience store which was a prized feature of Pentney holiday park. We have therefore kept the store on-site but given it a substantial renovation to ensure that it adheres to our very high standards.

The store remains open and accessible to both local residents and Darwin Escapes customers on-site at Norfolk Woods. For more information about the store and its opening times, please click here.

Holiday Break Questions

Is there much to do in the local area?

Norfolk Woods is ideally located close to many of the best visitor attractions in East Anglia. You are sure to find something for all ages and interests regardless of whether you are 5, 25 or 50. There are also a number of pet friendly attractions nearby to ensure that no members of the family need to be excluded on your day out. For more information about the things to do in the area around Norfolk Woods, please visit our local area page.

Ownership Questions

Can I live in a Norfolk Woods lodge permanently?

No. It is a condition of our planning consent that all lodges present on-site at Norfolk Woods are for holiday occupancy only. This means that they can not be used as a permanent residence.

However, when you buy a lodge in Norfolk Woods you are entitled to use it throughout our open season which runs from the 10th February to the 10th January annually. There is also the additional benefit that lodge owners do not have to pay council tax on their holiday home.

How long do Holiday Homes at Norfolk Woods last?

We work with only the best holiday home manufacturers, which means that your holiday home should last for a lifetime as long as you adhere to the recommended maintenance schedule.

How long can I keep my lodge at Norfolk Woods?

All of the holiday homes sold at Norfolk Woods come with a 15 and 30 year review process. This is done for the benefit of both the park and its holiday home owners so that we can ensure that the highest possible standards are maintained on-site. Further details of this and the general review process itself are outlined in the Licence Agreement which all owners will need to sign in order to become a member of our exclusive owners community. You can request more information about this by contacting our team.

Can I get a mortgage to fund a holiday home purchase?

You can not get a mortgage in order to buy a holiday home as we sell all of our lodges with a licence as appose to a lease. We can however recommend to you reputable and trusted financial service companies who will help you spread out the cost of a purchase into affordable monthly repayments.

Can I get finance to purchase a holiday home?

Don’t worry if you can’t afford to pay for a lodge outright, as there are a number of financial packages available from specialist providers in the industry which are underwritten by some of the UK’s leading high street banks. We can help you find the best possible financial package for you based on our knowledge of the industry, with a minimum of a 20% cash deposit being required (subject to status). You can spread the costs out over a number of years so as to ensure affordable monthly repayments.

Do you need a solicitor in order to buy a holiday home?

No, you don’t need a solicitor in order to buy a holiday home at Norfolk Woods because the purchasing of a lodge with a license doesn’t involve land registry.

Would I need to pay stamp duty if I were to buy a holiday home?

No, holiday homes are currently exempt from stamp duty.

What if I want to sell my lodge in the future?

It’s your holiday home, so you are more than entitled to sell it in the future if you so wish.

The whole process of selling a holiday home is quite simple, all the more so with the benefit of having our team on your side throughout. You can sell your lodge to whomever you wish as long as the buyer is purchasing the lodge for the purpose of holidays rather than for residential use. Holiday homes can be sold privately or you may wish to instruct an estate agent to do this. Again, this is all something our team would be more than happy to help with.

Can I rent out my holiday home?

Unfortunately we do not offer a managed subletting service at Norfolk Woods.

Can I bring my dog with me to my holiday home?

Yes, Norfolk Woods is a pet friendly holiday park so we welcome furry members of the family. However, we do request that all dogs are kept on a lead at all times when walking around the resort.

How can I reserve a holiday home I've seen on-site?

If you’ve seen a lodge already positioned on the resort on either our website or whilst enjoying a park tour, then you will need to provide a £10,000 holding deposit so as to reserve your chosen holiday home. We’ll then take the lodge off the market for up to 14 days. Raising your deposit to 20% secures the lodge as yours and we will then commence the required works needed to prepare your lodge for handover, the balance is paid in cleared funds on or before the mutually agreed handover date.

Can I buy a personalised lodge to my own specifications on a plot of my choosing?

Yes! We do offer a custom bespoke lodge design service which will allow you to create your dream holiday home which meets your exact requirements. You can specify your interior design requirements and then once this has been agreed we would require your “sign-off” in order for the manufacturing process to begin. At this stage would would require your deposit to be raised to 50% of the balance.

The exciting creation process would then begin and once your lodge has been built, we would require the remaining balance is paid in cleared funds on or before the mutually agreed handover date.

How much are the holiday park site fees?

Depending on the size of your holiday home and the plot location, our holiday park site fees can range between £4,995 and £5,495 (inclusive of VAT) per year.

You can find more information about exactly what these cover on our holiday park site fees page.

What running costs can I expect as a holiday home owner?

As a holiday home owner you will be expected to pay your annual holiday park site fees. These can range between £4,995 and £5,495 (inclusive of VAT) per year depending upon the lodge and plot chosen.

In addition to this, you will need to pay for a supply of LPG gas which is piped to each lodge and metered with costs varying depending upon usage. The same goes for electricity usage.

You will also be required to pay for holiday home insurance (typically around £300 – £450 per year), water (flat rate of £200 approximately per annum) and non domestic rates of approximately £300 per annum.

Is Wi-Fi internet access available?

Yes, every lodge in Norfolk Woods is fitted with its very own Wi-Fi Internet broadband connection. This comes with no additional charge as part of your annual site fees.

Can I have a landline telephone fitted?

Unfortunately not. But the mobile telephone signal on-park is generally very good across both the park and its grounds.

Who maintains the grounds and facilities?

The Darwin Escapes brand is renowned for excellence and this has been achieved by ensuring that no stone is left un-turned in our pursuit of providing the perfect experience for our customers.

We have a highly dedicated grounds and maintenance team who work throughout the year to maintain the grounds. This is all included as part of your annual site fees, with our grounds team looking after all maintenance and improvement work, as well as maintaining impeccable standards when it comes to the grass and gardens.

Would my friends and family be able to use the facilities at Norfolk Woods?

Absolutely! Our stunning new facilities will be accessible to the friends and family of all members of our ownership community. This includes free access to our on-site heated indoor swimming pool, state of the art gymnasium, steam room and also the sauna.

However, both owners and their friends / family members will need to pay for any spa treatments taken advantage of or Go Active activities booked. You will also be expected to pay for any food and/or beverages consumed from our Bistro.

Park Questions

How do I get to Norfolk Woods?

Norfolk Woods is ideally located alongside the A47. If you are heading to us from the North of the country, then come off the A1 and head down the A17 towards Sleaford and Kings Lynn. You should then take the 2nd exit on the roundabout onto the A47 heading towards West Winch and West Binney. Continue down the A47 until you see our resort on the left hand side of the road.

Those setting course from the south should head down the A1065 towards Swaffham until they are able to take the left hand turn off for the A47. Continue down the A47 towards Narborough until you see Norfolk Woods on the right hand side of the road.

Alternatively, if you are up to date with all of your latest tech gadgets, you can simply put the following postcode into your SatNav: PE32 1HU

Is there security on-site at Norfolk Woods?

Yes, access to the resort is controlled by a car registration plate recognition barrier system and there is CCTV throughout the holiday park.

Is Norfolk Woods a good location for children?

Our resort is the ideal location for family holidays in Norfolk thanks to our wide range of facilities and activities. This includes access to an exciting Go Active + programme which provides activities for both adults and children alike.

Can I park my car next to my lodge?

Yes you can.

Every holiday home and all lodge accommodation at Norfolk Woods has parking for at least one car either alongside or close by. Those requiring additional car parking spaces are able to take advantage of the communal car parking areas located around the resort.

Is Norfolk Woods open all year?

We are open for 11 months of the year because we are a non-residential holiday resort.

What is the dog policy at Norfolk Woods?

We are a pet-friendly holiday park, but do have a few rules to help ensure that the resort can be enjoyed by all of our guests.

We ask that no dogs, pets, or animals of any kind may occupy a non pet accommodation unit without the prior permission of the holiday park manager. (This can be achieved by including your pet on your booking form to ensure you are allocated one of our pet friendly lodges).

(A)Where allowed, all pets must at all times be kept under proper control and must not enter any facility building. (excluding guide dogs)
(B)Dogs must be kept on a lead at all times (unless in the dedicated dog areas) and prevented from fouling.
(C)All fouling should be disposed of immediately in an appropriate manner.
(D)In accordance with the Dangerous Dog Act 1991, the following breeds of dog are not permitted anywhere on the park at any time: Pit-bull Terrier Japanese Tosa, Dogo Argentino, Fila Braziliero as well as any other breed at the Park Manager’s discretion..

Those of you who are looking to bring more than one pet with you on holiday should contact our booking team on 0345 498 6595.

Have We Missed Something?

Have you got a question which we have missed off our list?

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