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Brackenbury Village W6 · Bathroom renovation

Bathroom renovation in Brackenbury Village

Back additions, semi-basements and one room at a time

A bathroom here may sit on top of a back addition, in a rear extension, in a semi-basement or in a flat within a divided house. This page draws on the council’s records of how bathrooms were proposed for houses on Bradmore streets, the conditions of a recent permission on drainage, extract and roof tanks, two officer reports on flood zones and the council’s 2015 surface water modelling of named streets.

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Serving Brackenbury Village from our Hampstead studio · NW3 6DN
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Bathroom renovation in Brackenbury Village at a glance

The council’s register shows how bathrooms were proposed for houses on Bradmore streets in the 1960s and 1970s. On Southerton Road and Overstone Road, applications between 1964 and 1977 sought, among other things, an extra storey in London stock over a single-storey back addition to form a bathroom, and a three-storey back addition with a kitchen and bathroom on each floor. On Raynham Road, Perrers Road and Bradmore Park Road, four applications recorded from 1966 to 1976 each placed the bathroom in a rear addition. Their outcomes are not shown, so read them as applications, not as what was built.

LBHF: planning, building control and licensing applications search

For the whole area, including conservation areas, permissions and working hours, read our Brackenbury Village renovation guide.

Approved guide prices

What does a bathroom renovation cost in Brackenbury Village?

A typical bathroom renovation in Brackenbury Village costs £10,000–£30,000 excluding VAT. The final price depends on the scope, the specification and the complexity of the room, and a fixed written price follows the visit and the design.

Scope of workTypical cost
Typical bathroom renovation£10,000–£30,000

The figure excludes VAT. A standalone bathroom gets its own room-specific quotation; try the cost calculator for a first figure.

The buildings

Which houses have lower floors, and where bathrooms were planned

A lower-ground bathroom needs a lower floor, and the 2017 profile records which groups of houses have one. The register then shows bathrooms planned when houses were divided or extended.

On Raynham Road the profile describes the north side as two-storey Victorian terraces with a semi-basement and raised ground floor, and the south side as three storeys without basements. On Iffley Road north of Aldensley Road, a short group at Nos. 57–67 (odd) is three storeys including a semi-basement, while Nos. 89–99 (odd) are three storeys without basements. On the east side of Cambridge Grove, the flat-fronted three-storey houses have a semi-basement. The profile describes groups, not every house, so confirm your own lower floor before planning a bathroom in it.

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

Several register entries tie a new bathroom to the division of a house. A 1962 application sought to convert a house on Bradmore Park Road into three flats, with an extension at basement level at the rear for a new bathroom and separate WC, and a 1976 application sought a first-floor rear extension to give the upper flat of a house on Redmore Road a bathroom; neither outcome is shown. In 1972 the council approved converting a house on Benbow Road into a basement flat and a maisonette, with a first-floor rear extension containing the maisonette’s bathroom.

LBHF: planning, building control and licensing applications search

Two records concern outside toilets. In 1996 the council granted conservation area consent to demolish an outside toilet at the rear of a house on Atwood Road, and in 2006 it certified as lawful the proposed demolition of a single-storey WC at the rear of a house on Redmore Road. Each record concerns one house in its year. If an old WC, lean-to or back addition is to be taken down or rebuilt around a new bathroom, ask the council what that needs at your address before it is priced.

LBHF: planning, building control and licensing applications search

Permissions and local rules

Drainage, flood zones, extract and tanks

A non-return valve on basement plumbing

What did a recent basement permission require?

The 2022 permission to convert a house on Kilmarsh Road into flats with an enlarged basement said the extended basement may not be occupied until a non-return valve is fitted to all new plumbing, to stop sewage back-surging into it in heavy rain, as Thames Water recommends; the register shows details under that condition approved in 2024. Separately, the council’s 2018 guidance recommends a pumped solution or active drainage devices with non-return valves wherever kitchens, bathrooms or other water installations are planned at basement level.

LBHF: planning, building control and licensing applications search · LBHF Planning Guidance SPD, adopted 28 February 2018

Fans, extract and roof tanks on the outside

Can equipment go on the outside of the building?

On the same 2022 Kilmarsh Road permission, no ventilation fans, extraction equipment or air-conditioning units not shown on the approved drawings may be added to the outside of the building without planning permission first, and no water tanks, tank enclosures or other structures may go on any of its roofs or approved extensions. Those conditions bind that permission only. For conservation areas, the council’s 2018 guidance says original rainwater goods must be replaced in their original form and material, that powder-coated aluminium may be acceptable but PVC is visually inappropriate, and that cables should be routed internally.

LBHF: planning, building control and licensing applications search · LBHF Planning Guidance SPD, adopted 28 February 2018

Flood zones in two Raynham Road reports

What did officers note about flood risk?

A 2019 officer report on a house on Raynham Road placed the site in the Environment Agency’s Flood Zone 3, in an area that benefits from flood defences, and found the proposal would not worsen its flood risk because the extension’s floor would be no lower than the existing one; the application was refused for its scale. A 2021 report on another house there listed Flood Zones 2 and 3 and a Flood Zone 3 high residual risk layer among its constraints, and officers judged the proposal would not harmfully increase the site’s flood risk.

LBHF: planning, building control and licensing applications search

Surface water the council has modelled

Which streets does the 2015 model name?

The council’s Updated Surface Water Management Plan of July 2015, a modelling study rather than policy, shows surface water ponding next to Aldensley Road and Tabor Road in the former Hammersmith Broadway ward, with the main flow paths along Aldensley Road and, from the north, along Carthew Road. It says the ward’s 28 council records of flooding in the July 2007 event correlate well with the predicted flooding along streets including Tabor, Overstone and Southerton Roads, but not where those records were. For the former Ravenscourt Park ward, it models a large extent of surface water flooding around Perrers Road.

LBHF: Updated Surface Water Management Plan, July 2015 (modelling evidence, not policy)

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

What the work covers

What a bathroom renovation here involves

A bathroom below ground level

The council’s floods page says people living in a basement flat are more likely to be affected by sewer flooding, listing drains and manholes, toilets, sinks, showers and baths as the ways in. For a semi-basement bathroom, find out how the room drains to the sewer before choosing fittings, and place any valve or pump where it can be reached for maintenance.

LBHF: floods, with the Strategic Flood Risk Assessment

Inspections, electrics and certificates

Plan the work around building control’s inspections. The council’s guide says inspection is a legal requirement, names drainage systems and Part P electrical safety among the stages, and asks for five days’ notice of drainage, occupation and completion inspections, against one day for most stages. Where a registered installer self-certifies electrical or gas work, the council gets only an electronic notification, so keep the certificate the scheme issues.

LBHF: guide to building control applications

If you lease from the council

If you are a Hammersmith and Fulham Council leaseholder, its consent form treats any electrical work in a kitchen or bathroom, and renewing central heating or a consumer unit, as needing its consent, and says such work must be done by competent contractors. Where relevant it asks for written confirmation that a competent person will do electrical, plumbing and gas work, and for Full Plans approval under the Building Regulations rather than a building notice.

LBHF: alterations to council properties, for council leaseholders and secure tenants, with the consent form (Rev. 5.1, 15 October 2026)

How we work

How we run a Brackenbury Village bathroom renovation

  1. Visit

    We see the room, trace where the stack runs, and check which floor it is on and what lies beneath.

  2. Survey

    The drainage falls, the extract route and the floor build-up at the door are measured before a layout is drawn.

  3. Design

    The layout, waterproofing and storage are drawn; where a floor or wall changes, our own architects and structural engineers design it.

  4. Price

    You receive a fixed written price once the design and fittings are agreed.

  5. Installation

    The dates, and any days without a working bathroom, are agreed before work starts.

  6. Handover

    Testing, then care notes for the finishes and fittings. Completed work carries a 12-month defects-rectification period under the JCT contract terms.

Real projects, clearly located

Examples of our bathroom renovation work elsewhere in London

None of these projects is in Brackenbury Village. 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. Describe the room and where it sits

    Give the room’s size and say whether it is in the main house, on a back addition or in a semi-basement. Mark the window, the soil stack, the boiler or cylinder and any route an extract duct could take outside, with photographs of that wall.

  2. Tell us about the drains

    Say whether the drains have ever backed up, whether a non-return valve or pump is already fitted, and whether a flood risk assessment exists for the house. For a flat, add the lease clauses on plumbing, floors and the shared stack, and the freeholder’s contact details.

  3. Look up the house’s history

    Search the council’s planning register for your address and note any earlier rear addition, conversion into flats or outside WC demolition, with its year. Older records may not show the outcome, so confirm on site what was actually built before the layout is drawn.

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

Bathroom renovation in Brackenbury Village: questions

Will you renovate a standalone bathroom in Brackenbury Village?

Yes. A standalone bathroom is welcome, with no wider project needed: a bathroom on a back addition, a lower-ground shower room or the bathroom of a flat over a shop. Send the room’s measurements and photographs, including the outside wall and the soil stack, and the visit begins with the drainage and the extract route, because in these houses they decide where the bath, shower and WC can go.

Is the mains water pressure enough for an upstairs shower?

Have it measured at the house before fittings are chosen. Thames Water’s standard note on a 2022 Kilmarsh Road permission says it aims to provide a minimum pressure of 10 m head, about 1 bar, and a flow of 9 litres a minute where water leaves its pipes, and that designs should allow for this minimum. A top-floor shower may then need a pump or stored water, sized from the test.

LBHF: planning, building control and licensing applications search

Can a heat pump or electric boiler heat the bathroom’s water?

One recent permission asked for exactly that. Before the flat approved under a 2020 permission on Brackenbury Road could be occupied, the council required details of the air source heat pumps or electric boilers to provide its space heating and hot water, in the interests of air quality, and the register shows those details approved in 2025. In a refit, a cylinder and its pipework take space, so decide on the hot-water system before the bathroom layout.

LBHF: planning, building control and licensing applications search

Who deals with sewage coming up through a WC or bath?

The council’s floods page directs residents to Thames Water for sewer flooding, burst water mains and leaking supply pipes. It does not provide sandbags, strongly encourages purpose-made products such as non-return valves for plumbing and air-brick covers, and says protecting a property from flooding is the landlord’s or homeowner’s responsibility. If it has happened before, say so when you first get in touch.

LBHF: floods, with the Strategic Flood Risk Assessment

Is there help with adapting a bathroom for a disabled person?

Possibly. Among the conditions of the council’s Disabled Facilities Grant, an occupational therapist must recommend the work as necessary and appropriate, and the council will not pay towards work done before a grant is formally approved in writing. If you rent your home from the council, its adaptations policy covers major adaptations such as level or ramped access to a bathroom or a specially equipped bathroom or shower, each needing its occupational therapy team’s assessment and approval.

LBHF: Disabled Facilities Grant · LBHF: private housing grants · LBHF: housing services aids and adaptations policy, council-owned homes, last reviewed December 2024

How much does a bathroom renovation cost in Brackenbury Village?

A typical bathroom renovation in Brackenbury Village costs £10,000–£30,000 excluding VAT. The final price depends on the scope, specification and complexity of the project. We give a fixed written price after the visit and the design.

Book a free feasibility visit

Talk to us about your Brackenbury Village bathroom

Tell us the address and what you want to change in your Brackenbury Village bathroom. We reply within one working day, Monday to Friday, 8am to 6pm.

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

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