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Bush Hill Park EN1 · Flat refurbishment

Flat refurbishment in Bush Hill Park

Post-1960 blocks, converted buildings and flats over shops

A Bush Hill Park flat may be in a block built after 1960 on the plot of a larger house, in a house converted into flats, or above a shop near the station. This page sets out what Enfield’s appraisal says about those buildings, what the council has decided about windows, roofs, extra storeys and conversions in named blocks, and which consents to line up first.

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Flat refurbishment in Bush Hill Park at a glance

In Bush Hill Park ward, about a quarter of homes are purpose-built flats and few are conversions, according to the 2021 Census figures in Enfield’s 2024 ward profile, which covers a much larger area than the conservation area. Whether a block is inside the conservation area has to be checked block by block. Current entries in the council’s planning register place Trentham Lodge on Wellington Road and Royal Court and Framfield Court on Queen Anne’s Gardens inside it, settle nothing for Joanne Court, Apsley House or Woodlea Lodge, and name no conservation area for three blocks on Village Road. Check the address.

Enfield: Ward Profile, Bush Hill Park 2024 (PDF) · Enfield: Find a planning application (the council’s online planning register)

For the whole area, including conservation areas, permissions and working hours, read our Bush Hill Park renovation guide.

Approved guide prices

What does a flat refurbishment cost in Bush Hill Park?

A flat refurbishment in Bush Hill Park runs £900–£1,700/sqm excluding VAT, and a full two-bedroom refurbishment typically lands between £60,000 and £110,000. Most programmes take 16–32 weeks on site. A written scope and site assessment are needed before any project price can be fixed.

Scope of workGuide rateTypical total
Full flat refurbishment (2-bed)£900–£1,700/sqm£60,000–£110,000
Typical programme16–32 weeks on site

Guide rates exclude VAT and are set by depth of work, not by postcode. Compare scopes in our London refurbishment cost-per-square-metre guide or try the cost calculator.

The buildings

Post-1960 blocks, the Royal Court decisions and the flats over shops

Enfield’s appraisal is frank about the modern blocks, and its planning register records applications and decisions for some of them. Flats above some station-area shops are a third kind of home here.

The appraisal says a large number of modern structures in Wellington Road and Queen Anne’s Gardens have had a lasting negative effect on the area, and it illustrates 1960s flats on Wellington Road. In general terms it describes machine-made red and grey brick, concrete-tiled roofs, plain casement windows, and lower storey heights and large picture windows that do not relate to the older houses, with frequent bulky mansard roofs accentuating their impact. Azalea Court on Abbey Road, a featureless recent block, stands immediately outside the boundary, so the area’s controls do not reach it.

Enfield: Bush Hill Park Conservation Area Character Appraisal, approved February 2015 (PDF)

Two years after designation, in July 1989, the council granted conservation area consent to demolish a house and garage on Queen Anne’s Gardens and, the same day, permission for a three-storey block of 22 flats with an access road, garages and parking; Royal Court is the block now at that address. The register’s 1948 to 1986 archive also holds applications for flats at Framfield Court and at Joanne Court (check the address), with no decision shown. Separately, the appraisal says converting houses into multiple occupation, with more multi-car households, has turned ever larger areas of front garden into hard standing.

Enfield: Find a planning application (the council’s online planning register) · Enfield: Bush Hill Park Conservation Area Character Appraisal, approved February 2015 (PDF)

On Queen Anne’s Place, a September 2025 officer report says the upper floors of a terrace of shops there are in residential use as flats, whose bins are kept further along the street near the station car park. It also describes purpose-built three-storey blocks further along Queen Anne’s Place as recent additions. Across the station area, the appraisal notes, only two original shopfronts survive and many others carry large internally lit plastic fascias and external shutter boxes, though most of the original pilasters remain.

Enfield: Find a planning application (the council’s online planning register) · Enfield: Bush Hill Park Conservation Area Character Appraisal, approved February 2015 (PDF)

Permissions and local rules

What Enfield has decided on Bush Hill Park blocks and flats

Windows and doors in a block

Does replacing a flat’s windows need permission?

Flats have no householder permitted development rights, but work that does not materially affect a building’s outside is not development, so the answer turns on the change. In November 2014 Enfield granted permission to replace the kitchen and two bedroom windows of one flat in Trentham Lodge, inside the conservation area, on condition that the external materials match the building. In April 2013 it granted permission, with conditions, to replace twelve patio and balcony doors in Woodlea Lodge, a block of twelve flats whose conservation-area status the register does not settle: check the address. Each was a single decision.

Householder permitted development technical guidance · legislation.gov.uk: Town and Country Planning Act 1990, section 55, meaning of development · Enfield: Find a planning application (the council’s online planning register)

Extra storeys on a block

Can a block gain another floor?

The register shows both answers. Enfield refused an extra floor on each of Joanne Court and Apsley House, for six more flats in all, in November 1988, and in January 1992 refused an extra floor on each for two more flats in all; the appeal against that refusal was dismissed. The reasons are not online, and both addresses need checking for the conservation area. In April 2024 Enfield granted, with conditions, a roof extension forming two more flats at Oakwood Parade, inside the conservation area, after gables proposed as tile-hung, which the conservation officer opposed, were changed to brick.

Enfield: Find a planning application (the council’s online planning register)

A new studio above the Bush Hill Parade café

What did Enfield ask of a new flat over a shop?

In September 2025 Enfield allowed an extra storey at Bush Hill Parade, which is locally listed, to form a studio flat. The revised plans, which the officer report considered to address the conservation officer’s objection, use timber windows reflecting the adjoining building, a straight lintel and a setback that keeps the original corbels. The plans leave the rare shopfront unchanged. A condition requires insulation against outside noise to 35 dB(A) by day in bedrooms, living and dining rooms and 30 dB(A) in bedrooms at night, for that new flat only.

Enfield: Find a planning application (the council’s online planning register) · Enfield: Local Heritage List, December 2024 (PDF)

Converting a care home or a maisonette

Can a large building here be split into more flats?

Enfield decided each on its own. In October 2015 it granted permission, with a section 106 agreement and conditions, to convert the care home at Bushberry Lodge on Wellington Road, in the conservation area, into eight flats, and in April 2017 it refused a non-material amendment for ten. In April 2022 it granted permission, with a section 106 agreement and conditions, to split a five-bedroom maisonette in a Queen Anne’s Place building into a four-bedroom and a one-bedroom flat. Separately, among its tests, adopted DMD 5 requires a family-home conversion to include compensatory family accommodation of three bedrooms or more.

Enfield: Find a planning application (the council’s online planning register) · Enfield: Development Management Document, adopted November 2014

Working hours, skips, parking and the conservation area maps for the whole area are in our Bush Hill Park guide. Local guidance checked ; requirements depend on the address, the building and the complete proposal.

What the work covers

What a Bush Hill Park flat refurbishment covers

Windows, balcony doors and the outside of the block

Before a window or balcony door is ordered, the scope records the existing frames, their material and colour and how the rest of the block looks, then checks the lease for who owns and repairs them. Where a change would alter the block’s appearance, drawings and a specification go to the freeholder or managing agent first, and to the council as well if planning permission is needed.

LEASE: alterations and home improvements

Floors, walls and sound between homes

In a block, or above a shop, a new floor finish or a moved kitchen changes how sound and smells reach the homes below and beside. The scope draws the floor build-up and any resilient layer or new ceiling, and shows how the work meets the sound insulation standards of Approved Document E where Building Regulations apply. Shared risers, stacks and party walls stay as they are unless the freeholder agrees a change.

GOV.UK: Approved Document E, resistance to sound

Layout, services and the lease plan

A new layout is tested against the lease plan, the structure and the drainage before detailed drawings start. Kitchens and bathrooms stay close to the existing stack where they can, and every new route for gas, water and power is listed. Where Enfield Council is the landlord, a changed layout also needs a Deed of Variation to update the lease plan once consent is given, so the scope allows for it.

Enfield: council housing leaseholders (page modified 22 July 2026; Enfield Council leaseholders only)

How we work

How we run a Bush Hill Park flat refurbishment

  1. First visit

    We see the flat, then the entrance, stairs or lift that serve it.

  2. Lease and consents

    We go through the lease’s consent requirements with you and the managing agent at the start.

  3. Survey and design

    Drainage and services are traced on site. Our own architects and structural engineers design the layout and any structural change around those routes, and any new external vent or window is checked for planning.

  4. Price and contract

    A fixed written price and a JCT contract follow the survey, scope and specification. The price names its allowances and exclusions, with consent fees and any common-parts work shown separately.

  5. Working in the building

    Common parts are protected and their condition recorded; deliveries keep to the building’s rules, and noisy work to those rules and the council’s permitted hours; key decisions go to a director.

  6. Handover

    Commissioning, drawings, certificates and any managing-agent close-out. Completed work carries a 12-month defects-rectification period under the JCT contract terms.

Real projects, clearly located

Examples of our flat refurbishment work elsewhere in London

None of these projects is in Bush Hill Park. Each card names where the work was done, so you can judge the finish and the approach before you brief your own.

Your brief

Before you ask for a quotation

  1. Name the block and who runs it

    Tell us the block’s name and street, which floor the flat is on, and who the freeholder and managing agent are. If the block is Joanne Court, Apsley House, Woodlea Lodge or one of the Village Road blocks, check the address with the council for the conservation area before anything is designed.

  2. Send the lease and the block’s decisions

    Send the lease with its plan and its clauses on alterations, windows and floor coverings, and any decisions the planning register holds for the block, such as window, door or roof applications and their conditions. If the flat is over a shop, say whether the shop and the flat share a title or an entrance.

  3. List what you want to change

    Say whether the work stays inside the flat or reaches its windows, balcony doors, roof space or entrance, and whether the kitchen or bathroom will move or the number of bedrooms change. Each answer decides which consent comes first: the freeholder’s, the council’s or both.

Ready to take the next step? Send the address and a short outline of the work.

Book a free feasibility visit

Questions before you begin

Flat refurbishment in Bush Hill Park: questions

Does re-roofing a block of flats need planning permission?

That depends on what the new roof changes. In July 2024 Enfield certified that replacing the roofs of Hamlet Court, Paddock Court and Haven Court on Village Road, with four garage blocks, would be lawful, because it would not be development and so needed no planning permission; the certificate notes that Building Regulations approval may still be needed. It covers those roofs only. A roof change that materially alters a building’s outside is development, and flats have no householder permitted development rights, so ask before the work is priced.

Enfield: Find a planning application (the council’s online planning register) · legislation.gov.uk: Town and Country Planning Act 1990, section 55, meaning of development · Householder permitted development technical guidance

Do Enfield Council’s leaseholder rules apply to my flat?

Only where Enfield Council is your landlord; this page does not say who owns any block it names, so check your lease first. For the council’s own leaseholders, its leaseholder page, modified 22 July 2026, requires written consent before any alteration, even with planning permission or building control approval, and does not allow windows to be altered or replaced, or communal heating disconnected, under any circumstances. After consent to a new layout, you will need to apply for a Deed of Variation to update the lease plan, for a legal fee published on that page.

Enfield: council housing leaseholders (page modified 22 July 2026; Enfield Council leaseholders only)

What do the planning records say about parking for new flats on Queen Anne’s Place?

Officer reports of 2023 and 2025 place two sites on Queen Anne’s Place in a controlled parking zone, one calling it the Bush Hill Park CPZ and the other giving its hours there as 1pm to 2pm, Monday to Friday. For the Oakwood Parade scheme the transport officer asked that occupiers of the new flats be barred from residents’ permits, and the report recommended a legal agreement to that end: one recommendation, for one site. The decision notice records no agreement, but its conditions require four secure, enclosed cycle spaces.

Enfield: Find a planning application (the council’s online planning register)

Can a flat here have a balcony or roof terrace?

Possibly. For new homes, the supporting text of Enfield’s adopted DMD 9 says balconies, wintergardens or roof terraces may count as private amenity space where they would not harm neighbours’ privacy, and prefers wintergardens where it is noisy; in the 2025 Bush Hill Parade permission, the new studio’s 5 square metre balcony met the London Plan amenity minimum. For an existing flat, a new balcony alters a building’s outside, and flats have no householder permitted development rights, so expect a planning application as well as the freeholder’s consent.

Enfield: Development Management Document, adopted November 2014 · Enfield: Find a planning application (the council’s online planning register) · Householder permitted development technical guidance · LEASE: alterations and home improvements

Do Enfield’s policies support flats above the station shops?

In principle. The adopted Core Strategy names Bush Hill Park a Large Local Centre without drawing its extent, and the register’s constraint lists place Bush Hill Parade and Oakwood Parade, both on Queen Anne’s Place, in the Bush Hill Park Local Centre. DMD 30 encourages re-using the upper floors of shops in Enfield’s town centres, homes included, but a residential scheme must give separate and adequate access to the upper floor, keep servicing and parking working, provide for refuse storage and collection, and not harm the shops or neighbours.

Enfield: The Enfield Plan Core Strategy, adopted November 2010 (PDF) · Enfield: Find a planning application (the council’s online planning register) · Enfield: Development Management Document, adopted November 2014

How much does a flat refurbishment cost in Bush Hill Park?

Guide rates in Bush Hill Park are £900–£1,700/sqm excluding VAT, with a full two-bedroom refurbishment typically between £60,000 and £110,000, over a 16–32 weeks programme. A written scope and site assessment come before any fixed price.

Book a free feasibility visit

Talk to us about your Bush Hill Park flat

Tell us the address and what you want to change in your Bush Hill Park flat. We reply within one working day, Monday to Friday, 8am to 6pm.

Or call 020 7101 3168. We serve Bush Hill Park from our studio at Unit 3, Palace Court, 250 Finchley Road, London NW3 6DN.

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