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Brackenbury Village W6 · Houses, flats & bathrooms

Renovations in Brackenbury Village

Bradmore’s Victorian terraces, cottages and paired villas

In the Local Plan, Brackenbury Village is the name of a neighbourhood parade; the streets around it are described in the Bradmore Conservation Area profile, from Brackenbury Road’s terraces, mostly of 1869 with raised ground floors over semi-basements, to the mainly paired and linked stock-brick villas of Brackenbury Gardens. Whether you plan a whole house, a converted flat or one bathroom, begin with how the building is made and what applies at its address.

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020 7101 3168

Hampstead Renovations design and build studio on Finchley Road
Our Hampstead studio · Finchley Road, NW3 6DN

Start with your project

Choose the work your Brackenbury Village home needs

Choose a focused room renovation or a coordinated refurbishment. Each service page explains the scope in more detail and gives you a direct route to discuss the work.

01 Raised ground floors and villas

House refurbishment in Brackenbury Village

Many houses in the Brackenbury Road sub-area have raised ground floors and basements: the profile describes Brackenbury Road as mainly terraces of 1869 with raised ground floors reached by external stairs, and Brackenbury Gardens as mostly paired and linked three-storey villas. Lay out pipe and cable runs from semi-basement to top floor in one plan, keep clear of the bays, mouldings and chimneys worth saving, and check whether your number appears in a Bradmore Article 4 direction before anything is drawn at the rear.

  • Bradmore direction schedules searched by number
  • Semi-basement, bays and chimneys surveyed
  • Services planned across all floors at once
Read about house refurbishment in Brackenbury Village

02 Flats in converted terraces

Flat renovation in Brackenbury Village

The council’s 2014 report found most properties in the Bradmore extension were flats or had flat or valley roofs; the 2017 profile recorded that many Southerton Road sub-area houses had become flats. A flat usually shares its stack, roof and entrance with other homes, so read the lease’s consent terms before settling a layout, trace the waste route and plan floor build-ups with the neighbours below in mind. Householder permitted development rights do not apply to flats, so ask the council about external changes.

  • Lease consent terms read before design
  • Shared stack and stopcocks located
  • Floor build-up and sound planned
Read about flat refurbishment in Brackenbury Village

03 Bathrooms on every floor

Bathroom renovation in Brackenbury Village

We welcome a standalone bathroom renovation, be it the top-floor bathroom of a three-storey terrace, a shower room in a semi-basement or the only bathroom of a converted flat. Settle the waste’s fall to the stack and the point where extract air exits, have the joists checked, and only then pick tiles, fittings and waterproofing. Where new plumbing goes in, GOV.UK says Building Regulations approval may be needed.

  • Drain gradient and vent position decided early
  • Joists and floor depth checked
  • Building Regulations position confirmed
Read about bathroom renovation in Brackenbury Village

Real projects, clearly located

Ideas for your Brackenbury Village refurbishment

Photographs of our work elsewhere in London

Explore a whole house in Belsize Park, an apartment on Chesterfield Street in Mayfair and a bathroom in Pimlico. Use these examples to discuss the scale of work and finishes you have in mind for your own home.

Completed exterior at Belsize Park Gardens after refurbishment

Whole-house refurbishment · Belsize Park, NW3

Belsize Park Gardens, NW3

Full-house refurbishment in Belsize Park with basement, extension and loft works.

Conservation Area · 5 Storeys · Documented programme: 12 months

Documentary programme, not verified elapsed construction time or a timetable for another project.

View the project

More London project records: Carlton Lodge, Belgravia · King’s Road, Chelsea.

103+
Completed Projects
RIBA
In-House Chartered Architects
Structural
Engineering Calculations
Planning
Applications & Consents
Building Control
Compliance Support
Leasehold
Licence for Alteration
£5M · £10M
Public · employers' liability
Independent
Surveying via Hampstead Chartered Surveyors

Local knowledge with a purpose

Understand the building before changing it

There is no Brackenbury Village conservation area. The council’s profile of the Bradmore Conservation Area, number 25 in the Local Plan’s table and named after the medieval field its streets were built on, describes the Brackenbury streets one by one, so read the entry for your own street before a layout is fixed.

The profile divides Bradmore into five sub-areas. Its sub-area 2 includes Brackenbury Road and Brackenbury Gardens, Benbow, Beauclerc, Coulter, Hebron, Marco, Tabor, Aldensley and Agate Roads, Carthew Villas, part of Sycamore Gardens and Nos. 155–161 Goldhawk Road. It is characterised by later Victorian terraces of two and three storeys, many with raised ground floors and basements, and the profile finds it generally grander than sub-area 1, with wider tree-planted streets and larger front gardens. Nos. 104–116 (even) and 127–139 (odd) Brackenbury Road, with 22, 51, 53 and 55 Aldensley Road, were the original village shopping parade.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4)

House numbers matter here. The profile notes that on Brackenbury Road, Nos. 10–30 (even) are wider, with more stucco and porches on circular columns, and No. 10 is a double-fronted villa of yellow London stock brick, while Nos. 32–42 (even) and 59–69 (odd) are three storeys with no basement and a parapet hiding the roof. Nos. 1, 1a and 3 are two-storey stucco-fronted cottages of the mid-19th century. Beauclerc Road has three-storey terraces of 1868, Benbow Road mostly two-storey terraces of 1868 over semi-basements, and Coulter Road two-storey terraces, with Nos. 8–28 (even) built in 1879.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4)

Sub-area 1, the largest, includes Atwood, Perrers and Carthew Roads, and the profile gives it an overriding character of tightly knit streets of two-storey cottages with small front and back gardens; Carthew Road is a long street of almost identical two-storey cottages in gault brick. Sub-area 5, which the profile calls the most recent addition, covers Overstone, Kilmarsh and Southerton Roads and part of Glenthorne Road; the profile describes original mid-Victorian terraced housing, with very few exceptions, and recorded that many of the houses had been converted into flats.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4)

The first local check

Brackenbury Village is a parade name, not a boundary

In the Local Plan, Brackenbury Village names only a neighbourhood parade at 127a–139 Brackenbury Road and 22 and 53–55 Aldensley Road. Neither that name nor a postcode (the council’s register files Nos. 1 and 1A Brackenbury Road under W6 but the Goldhawk Road parade under W12) settles which council decides, whether the Bradmore boundary takes in your house, whether it is listed or a Building of Merit, or which consents apply; the profile itself places the middle section of Dalling Road in the Ravenscourt & Starch Green Conservation Area instead. GOV.UK’s council finder, the council’s two Bradmore maps, the statutory list, the Buildings of Merit register and the Article 4 directions are where to check those points for an exact address; the lease or title and past planning decisions fill in the rest.

LBHF Local Plan 2018: policy document · LBHF: Local Register of Buildings of Merit, as at August 2015 · Find the council for the property · Planning Data: Bradmore Conservation Area, reference 25, London Borough of Hammersmith & Fulham · LBHF: Bradmore Conservation Area · LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · LBHF: statutory listed buildings · LBHF: properties affected by Article 4 directions, list last amended 1 October 2011 · LBHF: properties affected by Article 4 directions · LEASE: alterations and home improvements

Separate checks, one coordinated brief

Planning, listed buildings, building control and leases

One approval does not settle every requirement. Identify the applicable routes before ordering work, and record who will prepare submissions, arrange inspections and provide the relevant completion information.

Planning permission and householder rights

Does work inside a Brackenbury terrace need planning permission?

Most of a refit happens indoors, and GOV.UK’s planning guidance places interior alterations outside development; work that materially affects the outside is what may need an application. A flat or maisonette cannot use the permitted development rights that the Planning Portal describes for houses. In 2014 the council reported that most properties in the Bradmore extension were flats or had flat or valley roofs, and that designation would restrict some rights of single houses there, including rear or side roof extensions. The three Bradmore Article 4 directions require permission for any structure at ground or first-floor level behind the main rear wall of the properties they list. Check limits, conditions and planning history before relying on a right.

When planning permission is required · Planning Portal: permitted development rights · LBHF Cabinet report: Bradmore Conservation Area extension, 6 October 2014 · Householder permitted development technical guidance · LBHF: Bradmore (No. 1) Article 4 direction summary · LBHF: Bradmore (No. 2) Article 4 direction summary · LBHF: Bradmore (No. 3) Article 4 direction summary · LBHF: properties affected by Article 4 directions

Listed buildings, Buildings of Merit and the conservation area

Could a listed building or a Building of Merit be involved?

The former Church of St John the Evangelist on Glenthorne Road, which the Bradmore profile credits to William Butterfield, 1857–9, is Grade II*; its former vicarage with the garden wall, Godolphin and Latymer School, the former Mission Hall with its walls and railings to Iffley and Tabor Roads, and the church’s war memorial are Grade II. According to the council, an extension, demolition or internal or external alteration to a listed building carried out without listed building consent is a criminal offence, even if nobody knew the building was listed. Buildings of Merit, such as Nos. 1 and 1A Brackenbury Road, sit on a separate local register, and conservation area control is different again: since 1 October 2013, significant demolition there has needed planning permission.

Planning Data: former Church of St John the Evangelist, Grade II*, list entry 1286817 · LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · Planning Data: former Vicarage to the Church of St John the Evangelist, including garden wall, Grade II, list entry 1079824 · Planning Data: Godolphin and Latymer School, Grade II, list entry 1286713 · Planning Data: former Mission Hall, walls and railings to Iffley Road and Tabor Road, Grade II, list entry 1427410 · Planning Data: war memorial at the former Church of St John the Evangelist, Grade II, list entry 1432477 · LBHF: statutory listed buildings · LBHF: Local Register of Buildings of Merit, as at August 2015 · LBHF: conservation areas, character profiles and maps

Building Regulations

Who approves the building work itself?

Planning permission does not stand in for Building Regulations approval: GOV.UK treats them as different approvals that a job may need side by side, and listed building consent and a freeholder’s permission are separate again. GOV.UK adds that approval may be needed to install a bathroom involving plumbing or to change electrics near a bath or shower. For a Hammersmith and Fulham address, the council’s building control runs a pre-application service and a weekday duty officer, available 9:30am to 12:30pm. Settle in the contract which party makes the application, arranges inspections and hands over the completion certificate.

When Building Regulations approval is needed · LBHF: building control · LBHF: statutory listed buildings · LEASE: alterations and home improvements

Freeholders, leases and party walls

Could the lease or a shared wall add another step?

Where a house has been divided into flats, the terms of the lease set whether alterations need the freeholder’s permission, and LEASE’s guidance is that it may apply even when planning permission or Building Regulations approval is already in place. Party Wall notice is a separate matter, needed only for the kinds of work GOV.UK lists, such as cutting into a party wall or taking chimneys out of it, so find out early whether any part of your job is notifiable.

LEASE: alterations and home improvements · Party-wall work requiring notice

Local facts that affect the brief

Apply the controls to the work you actually need

Designated 1989; profile 2017

Bradmore’s designation, its 2014 extension and the 2017 profile

Bradmore was first designated in April 1989 and extended eastward on 9 April 1991. A Cabinet decision of 6 October 2014 extended it again from 13 October 2014, adding Nos. 2–26 (even) and 1–21 (odd) Brackenbury Gardens, Nos. 1–9 Providence Villas and Nos. 1, 1A, 1B and 3–15 (odd) Brackenbury Road, with numbered properties on Goldhawk Road, Sycamore Gardens, Glenthorne Road and Overstone, Southerton, Iffley and Kilmarsh Roads. Its 92-page character profile, consulted on from 27 February to 31 March 2017, was adopted by Cabinet on 10 July 2017 with effect from 17 July. In October 2026 the council’s Bradmore page still said the profile would be published shortly; the adopted text sits as Appendix 4 to the Cabinet report. Bradmore is not among the eleven conservation areas whose boundaries changed on 13 November 2018.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · LBHF decision: Bradmore Conservation Area extension, effective 13 October 2014 · LBHF map: extension to Bradmore Conservation Area with effect from 13 October 2014 · LBHF Cabinet report: Bradmore Conservation Area extension, 6 October 2014 · LBHF Cabinet report, 10 July 2017: conservation area extensions and character profiles · LBHF decision: adoption of the Bradmore character profile, effective 17 July 2017 · LBHF: Bradmore Conservation Area · LBHF: public notice of conservation area changes, November 2018

The profile’s guidelines treat front roof extensions as generally unacceptable, expect rear roof extensions to be sympathetic and resist the loss of hipped roofs where they belong to the original pattern; on Brackenbury Gardens the profile says mansards on a few north-side houses spoiled the original hipped roofs. They resist removing original chimney stacks that are a significant feature of the roofline and paving planted front gardens for parking, and say brick should not be painted, rendered or clad. The profile also identifies 18 key views, View 5 looking from Brackenbury Road towards Brackenbury Primary School.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4)

Directions 1980 and 1983; list 2011

Three Bradmore rear-addition directions and the borough basement direction

The profile dates Bradmore Directions No. 1 and No. 2 to 6 October 1980 and No. 3 to 1 November 1983. At each property a direction names, any structure at ground or first-floor level behind the main rear wall needs planning permission. No. 2 covers 32–50 (even) Brackenbury Road and 1, 1A, 1B, 3 and 5 Carthew Road; No. 1 covers numbered properties on Atwood Road, Leamore Street, Perrers Road, Redmore Road and Studland Street; and No. 3 numbered properties on Atwood, Raynham and Redmore Roads and Studland Street.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · LBHF: Bradmore (No. 1) Article 4 direction summary · LBHF: Bradmore (No. 2) Article 4 direction summary · LBHF: Bradmore (No. 3) Article 4 direction summary

Once a direction has removed a class of permitted development, the council’s Article 4 page says, work in that class requires planning permission. The council also keeps a summary list of the properties concerned, whose last amendment was on 1 October 2011 and which it warns may contain errors, so check the direction itself for your number. Apart from the Bradmore directions, an Article 4 direction on basements has applied across the borough from 26 April 2018, outside the Old Oak and Park Royal Development Corporation area.

LBHF: properties affected by Article 4 directions · LBHF: properties affected by Article 4 directions, list last amended 1 October 2011 · LBHF: Article 4 directions, including the borough-wide basement direction

Local Plan, February 2018

The adopted Local Plan and the draft that may replace it

Hammersmith and Fulham’s adopted Local Plan dates from 28 February 2018 and took the place of the Core Strategy 2011 and the Development Management Local Plan 2013. Policy DC11 limits basements, new or extended, to one storey save where an exception is made for a large site, and caps their reach beneath the garden twice over: no more than half the host building’s depth, and no more than half the garden’s depth. A Construction Method Statement prepared by a qualified structural or civil engineer must accompany every basement planning application.

LBHF: Local Plan, adopted 28 February 2018 · LBHF Local Plan 2018: policy document

A replacement Local Plan, running to 2042, is being prepared and has reached a Regulation 18 draft. Draft wording carries no adopted status, so check its progress with the council before you rely on it.

LBHF: draft Local Plan introduction, October 2025 · LBHF: Local Plan, adopted 28 February 2018

Register as at August 2015

Buildings of Merit on the Brackenbury streets

Nos. 1 and 1A Brackenbury Road appear in the August 2015 edition of the council’s register of Buildings of Merit, and so do the Goldhawk Road parade at Nos. 155–161 (odd) and No. 163, the former Brackenbury Arms, which the register files under W12. The Bradmore profile also calls the Andover Arms at 57 Aldensley Road, built in 1878, a Building of Merit, although the 2015 register has no Aldensley Road heading. The profile says Brackenbury Primary School on Dalling Road, built in 1879, has all the characteristics of a typical London Board School.

LBHF: Local Register of Buildings of Merit, as at August 2015 · LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4)

Treat each regime as a separate question for the exact address before windows are ordered, roof work is booked or any digging is planned. A Bradmore rear-addition direction or the borough basement direction can make planning permission necessary; alterations to a listed building may call for listed building consent; the Bradmore profile sets the conservation guidance; and Building Regulations approval, the freeholder’s permission under a lease and Party Wall notice for notifiable work are each settled apart from the others.

When planning permission is required · LBHF: Bradmore (No. 2) Article 4 direction summary · LBHF: Article 4 directions, including the borough-wide basement direction · LBHF: statutory listed buildings · LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · When Building Regulations approval is needed · LEASE: alterations and home improvements · Party-wall work requiring notice

Local guidance checked . The linked sources help you prepare a brief; requirements depend on the address, building and complete proposal.

From retained details to shared services

Six checks for Bradmore’s bays, semi-basements and roofs

Ornamental bays, sashes and porches

Before deciding on repair or replacement, look closely at each bay, sash and front door. The profile records ornamental bays on Brackenbury Road with plaster mouldings over porches, lintels and bracketed sills, and on Aldensley Road a terrace at Nos. 27–49 (odd) with paired entrance doors, single-storey bays and two sashes above. Its guidelines say replacement windows may need planning permission and that owners of PVC windows will be encouraged to change them. If the building is listed, check also whether listed building consent is required for the windows.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · LBHF: statutory listed buildings

Drain runs, shared stacks and extract air

Each new waste needs a run to the soil stack with enough fall inside the depth of the floor, so measure both before deciding where the bath or shower goes. The profile recorded that many houses in its Southerton Road sub-area had been converted into flats, and where a house is divided one stack can serve several homes: check the lease and find out whether the freeholder or a managing agent looks after it. Fix the extract outlet before tiling; under GOV.UK’s guidance, the plumbing can make Building Regulations approval necessary.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · LEASE: alterations and home improvements · When Building Regulations approval is needed

Floors, walls and raised ground floors

Open up the floors first, before any wall is removed or bathroom relocated: lifting boards shows which way the joists span, whether the timbers are sound and whether a wall below is carrying weight. In houses over a semi-basement, as on much of Brackenbury Road and Brackenbury Gardens, repeat that check at each level and if a beam is set into a party wall, treat any work to it as possibly needing Party Wall notice. In a flat with a home below, read the lease’s terms on floor finishes before choosing one.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · Party-wall work requiring notice · LEASE: alterations and home improvements

Gate piers, railing plinths and planted front gardens

The profile found Brackenbury Road’s boundaries mixed, with some original gate piers and low walls surviving beside modern railings, brick and rendered walls and timber fences, and recorded that on Hebron and Marco Roads the front railings had gone, leaving only their plinths. The profile’s guidelines say a new structure over one metre high on a boundary with the highway, or over two metres on a rear boundary, needs planning permission, and they resist breaking up planted front gardens for crossovers and hard standings.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4)

Semi-basements, lightwells and protected trees

For basement work, check the borough basement Article 4 direction, in force since 26 April 2018, and Policy DC11, which limits a basement to one storey, except possibly on large sites, and limits its reach under the garden; the profile says new or enlarged front lightwells need planning permission. Pruning or felling a conservation-area tree on private land with a trunk diameter of 75mm or more needs six weeks’ written notice to the council. Tree preservation orders are separate: the council lists one covering trees at 10 and 14 Brackenbury Road, so ask it first.

LBHF: Article 4 directions, including the borough-wide basement direction · LBHF Local Plan 2018: policy document · LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · LBHF: trees and tree preservation orders · LBHF: tree preservation orders by address (TPO list)

Roofs, chimneys and energy upgrades

Insulation, heating and ventilation behave as one system in an old brick house, so design them together before picking equipment. The profile’s guidelines resist removing original chimney stacks that are a significant feature of the roofline and expect original chimney pots to stay where possible, and they ask that secondary glazing or heat pumps needing external grilles be designed to suit the exterior. Under the guidelines brick should not be painted, rendered or clad, and repointing usually calls for lime-based mortar, so agree how a brick front will be treated before any insulation is specified.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4)

A practical plan for the street and building

Working hours, deliveries and shared access

Street licences: skip, scaffold, hoarding and bays

A start date depends on the street arrangements, so first agree the skip position, any scaffold and where deliveries will stop. In Hammersmith and Fulham a skip licence can be applied for only by a skip company, runs for at least 14 days and never allows a skip on the footpath; only a scaffolding company may apply for a scaffolding licence; and a hoarding licence is open only to building contractors, for at least one month. The council asks for no less than eight days’ notice of a suspension of up to six bays for up to three days, and weekend days count towards it.

LBHF: skip licences · LBHF: scaffolding licences · LBHF: hoarding licences · LBHF: parking suspensions and road closures

When noisy work may happen, and who needs telling

Hammersmith and Fulham expects noisy building work to keep to 8am to 6pm on weekdays and 8am to 1pm on Saturdays, with none on a Sunday or bank holiday, and work outside those hours can lead to prosecution. Since 1 April 2023 the council has also had a Code of Construction Practice. In a terrace or a divided house, write to the neighbours on each side, and to any managing agent, with the dates of the loudest stages, and decide early whether your household will stay at home through them.

LBHF: construction site noise and permitted hours · LBHF: construction guidance and Code of Construction Practice, April 2023

A clear scope before a price

Plan your renovation budget and quotation

Comparable totals need a common starting point: a measured survey of the building and a written scope that every builder prices. Keep repairs to bays, chimneys, roofs and front boundaries apart from the work in each room, and mark anything that waits on a Bradmore direction, listed building consent, the freeholder’s reply or the Party Wall procedure.

Existing condition

Record the building as it is today in one shared survey, so every builder prices from the same starting point.

  • Measured plans of each floor, semi-basement included
  • Condition of bays, sashes, chimneys and roof
  • Opening-up points agreed in advance

Rooms, finishes and services

Set down, room by room, the layout, fittings and finishes, so that no builder is left guessing.

  • Room layouts with fitting schedules
  • Routes for wastes, ducts and cables marked
  • Supply and fitting of each item assigned

Approvals and site arrangements

Work out from the house number which permissions, notices and street licences apply, and give each one an owner.

  • Bradmore schedules and statutory list searched
  • Lease terms and notifiable party wall work
  • Dates for skip, scaffold and bay suspensions

Written allowances and sequence

The contract should say how hidden problems will be priced, what is left out and which stage follows which.

  • Same allowance on every quote for hidden defects
  • VAT shown the same way on each quotation
  • Completion certificate and test records listed

Being in Brackenbury Village does not attract a fixed surcharge or set the length of the job, which follows from the building and the work chosen. Ask each builder to state the VAT position and to list any professional fees left out, a structural engineer’s for example. A standalone bathroom renovation is quoted separately, room-specific and apart from any wider project.

From an idea to a workable scope

Prepare your brief and renovation budget

  1. House number, home type and photographs

    Start with the street and the house or flat number, because the Bradmore directions and the register entries are written by number. Say whether the home is a whole house, a maisonette or a flat, which floor it is on and whether a hall or stair is shared. Photograph the outside first (front bays, boundary, rear, roof and chimneys), then every room in the scope.

  2. Papers to send

    Gather any drawings of earlier alterations, the completion certificates building control issued for them, planning or listed building consent decision notices and the lease or title. A flat owner should add the building’s rules on works and floor finishes. Mention anything already found, whether a Bradmore direction naming your number, a Building of Merit entry or a protected tree nearby.

  3. Fixed choices and open questions

    Split the brief into settled and open items. A bathroom layout might be agreed while the condition of the joists, what sits under the semi-basement floor or the council’s response to a rear extension is still unknown. Have each open item priced by every builder as an identical, named provisional sum, which keeps the totals comparable.

  4. Who handles each step

    Agree who deals with the council, the freeholder, the neighbours and building control at each stage. Then fix the running order: delivery times, where the noisy stages fall within the council’s hours, whether the household moves out for any stage, and that no extra work starts until its cost has been agreed in writing.

Ready to take the next step? Send the property address and a short outline of what you want to change.

Discuss your Brackenbury Village project

Our Hampstead base, serving Brackenbury Village

Talk to our Finchley Road studio

Our studio is in Hampstead on Finchley Road, at NW3 6DN. We serve Brackenbury Village from this office. Bring us the practical questions about your house, flat or bathroom and the result you want to achieve.

Contact the studio to discuss your brief and arrange the next step. If you already have drawings, a lease or planning correspondence, tell us what is available.

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Unit 3, Palace Court
250 Finchley Road
London NW3 6DN

020 7101 3168
contact@hampsteadrenovations.co.uk

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Questions before you begin

Renovating in Brackenbury Village: practical answers

Will you renovate just one bathroom in Brackenbury Village?

Yes. A standalone bathroom renovation is a complete job in its own right, be it a family bathroom in a Brackenbury Road terrace, a shower room in a semi-basement or the only bathroom in a converted flat. Send its measurements and photographs, mark where the soil stack and window are, and say how the household will wash while the room is out of use.

Which Brackenbury streets does the Bradmore profile cover?

Check the council’s boundary map for your address. The Bradmore profile places Brackenbury Road, Brackenbury Gardens and Benbow, Beauclerc, Coulter, Hebron, Marco, Tabor, Aldensley and Agate Roads in its sub-area 2, and it records the middle section of Dalling Road as part of the Ravenscourt & Starch Green Conservation Area. Hammersmith Grove, along Bradmore’s eastern side, is a separate conservation area designated on 8 September 1982, with its own character profile.

LBHF: Bradmore Conservation Area · LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · LBHF: Hammersmith Grove Conservation Area character profile, designation

Is my house named in a Bradmore direction or on the statutory list?

Bradmore Direction No. 2 names 32–50 (even) Brackenbury Road and 1, 1A, 1B, 3 and 5 Carthew Road, while Nos. 1 and 3 name numbered properties on Atwood Road, Leamore Street, Perrers Road, Raynham Road, Redmore Road and Studland Street; there, a structure at ground or first-floor level behind the main rear wall needs planning permission. The borough basement direction, by contrast, applies everywhere outside the Old Oak and Park Royal Development Corporation area. Listing is separate: Godolphin and Latymer School and the former Mission Hall on Iffley Road are Grade II.

LBHF: Bradmore (No. 1) Article 4 direction summary · LBHF: Bradmore (No. 2) Article 4 direction summary · LBHF: Bradmore (No. 3) Article 4 direction summary · LBHF: Article 4 directions, including the borough-wide basement direction · Planning Data: Godolphin and Latymer School, Grade II, list entry 1286713 · Planning Data: former Mission Hall, walls and railings to Iffley Road and Tabor Road, Grade II, list entry 1427410 · LBHF: statutory listed buildings

Can I replace windows or repaint the front of a Bradmore house?

Check before doing either, and survey the bays and sashes first. The Bradmore profile’s guidelines say replacement windows may need planning permission, encourage owners of PVC windows to replace them and say brick should not be painted, rendered or clad; on Atwood Road the profile criticises fronts painted in pastel colours. Because a flat cannot use householder permitted development rights, any change to a flat’s windows should be checked with the council first, along with whether the building is listed.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · Planning Portal: permitted development rights · LBHF: statutory listed buildings

Does an internal flat refit need the freeholder’s consent?

Start with the lease, because its terms decide whether the freeholder has to agree; planning permission and Building Regulations approval are separate and do not replace that agreement. Interior alterations are generally not development, but GOV.UK names bathroom plumbing and electrical changes near a bath or shower as work that may need Building Regulations approval, and in a listed building internal alterations can need listed building consent.

LEASE: alterations and home improvements · When planning permission is required · When Building Regulations approval is needed · LBHF: statutory listed buildings

Could I take down a dividing wall or move the bathroom in a Brackenbury home?

That depends on the structure. Before any wall is removed, a structural engineer should establish whether it supports floors, the roof or a chimney breast. Moving a bathroom depends on whether the new waste can reach a stack with enough fall and the extract can be ducted outside. Cutting into a party wall or removing chimneys from one calls for Party Wall notice, a lease may require consent in a flat, and a listed building can need listed building consent.

Party-wall work requiring notice · LEASE: alterations and home improvements · LBHF: statutory listed buildings

Can I dig out or deepen a semi-basement?

Possibly, but planning comes first. The council’s basement Article 4 direction has applied borough-wide from 26 April 2018. Under Policy DC11 a basement may be a single storey only, unless the council makes an exception on a large site; it may reach under the garden no further than half the host building’s depth and half the garden’s depth, and a Construction Method Statement by a qualified structural or civil engineer has to be submitted. The Bradmore profile also treats a new or enlarged front lightwell as needing planning permission.

LBHF: Article 4 directions, including the borough-wide basement direction · LBHF Local Plan 2018: policy document · LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4)

When can noisy building work take place?

Noisy building work in Hammersmith and Fulham belongs between 8am and 6pm from Monday to Friday and between 8am and 1pm on Saturday, never on a Sunday or bank holiday; prosecution is possible for work outside them. A converted house may have its own rules on works, so ask the freeholder or managing agent, and give the neighbours either side the dates of the loudest work.

LBHF: construction site noise and permitted hours

Why do quotations for the same job differ, and how do I compare them?

Begin with a single written scope that every builder prices. Then set the quotations side by side on the items that differ most: allowances for repairing bays, sashes and chimneys, the fittings and finishes specified, licence and scaffold costs, provisional sums, professional fees and the VAT treatment. Where one total stands apart, ask what it assumes before you decide.

Where is your studio?

Our studio is at Unit 3, Palace Court, 250 Finchley Road, London NW3 6DN, and we serve Brackenbury Village from this office. Send the address and a short note of what you hope to change; after an initial conversation we may ask for the lease, earlier drawings or decision notices.

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Guides for your property and project

Explore the relevant property guide, then check the current official sources above for your address and proposed work.

More help with your renovation brief

Client Reviews
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I would like to thank Ross and his team for their consistent commitment to quality and their unerring reliability. They delivered our property to specification and on time, proving to be an extremely effective, experienced, and proactive contractor.

JW
James WardInvestment Director, Belgravia
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We have worked with Ross and his company many times. They are extremely professional and hardworking individuals who can work under any circumstances. There was no variation to the works.

CR
Cirus RehmanFinance Director, Grosvenor Street, Mayfair
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A company where you get value for your money while at the same time achieving excellent quality. Their work is carried out on time and within budget. We've worked with them on multiple projects and they never disappoint.

BI
Brian InghamDirector, Green Evolution Limited
Independent
Surveying
Hampstead Renovations operates alongside Hampstead Chartered Surveyors & Building Consultancy — an RICS Regulated firm providing chartered building surveying, fire safety and project advisory services, under shared directorship. Both practices are based in Hampstead NW3, giving Brackenbury Village clients access to professional oversight from survey through to handover.
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