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Brackenbury Village W6 · Flat refurbishment

Flat refurbishment in Brackenbury Village

Flats over shops, mansion blocks and divided terrace houses

Flats here include homes over the old village shops, in Ravenscourt Park Mansions and Cardross House, and in divided terrace houses. This page follows the 2017 Bradmore profile’s notes on those buildings, the council’s decisions on shop floors becoming homes, what one recent conversion was required to do about sound and parking, and what to settle with the lease and the landlord.

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Flat refurbishment in Brackenbury Village at a glance

The 2017 profile describes Nos. 104–116 (even) and 127–139 (odd) Brackenbury Road as commercial buildings with two storeys of homes above, some of whose shops had already become offices and even homes. On Glenthorne Road, Nos. 108–116 (even), on the council’s register of Buildings of Merit, have shops below and homes above and keep good traditional timber shopfronts. No. 20 and Nos. 22–28 (even) Bradmore Park Road are three storeys with retail on the ground floor, and on Lamington Street’s west side the former shops are now homes or offices.

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

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

Approved guide prices

What does a flat refurbishment cost in Brackenbury Village?

A flat refurbishment in Brackenbury Village 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

Mansion blocks, a 1961 block and divided houses

The profile and the council’s register also describe purpose-built blocks, converted public houses and divided houses. The profile dates from 2017; each register entry is one decision in its year.

Ravenscourt Park Mansions, a group of Victorian four-storey red-brick linked mansion blocks with elevations on both Dalling Road and Paddenswick Road, are inside the Bradmore Conservation Area. Cardross House, on Cardross Street, is a modern block of flats built in 1961 where the four original Rose Cottages and Nos. 1 and 3 Cardross Street once stood: three storeys of yellow stock brick under a hipped and pitched red tiled roof behind a parapet. On Benbow Road, one house of a once-matching group has been replaced by a modern block of flats, possibly after Second World War bomb damage.

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

Two former public houses on Atwood Road have been sympathetically converted into residential apartments, in the profile’s words. On Raynham Road, a council officer report describes one house as divided into three self-contained homes and lists a 1973 grant for that conversion. In 2022 the council approved converting a house on Kilmarsh Road into three self-contained flats, one with one bedroom and two with two, after officers found it complied with Local Plan policy HO2’s conversion tests, among them that the existing house exceeded 120 square metres.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · LBHF: planning, building control and licensing applications search

The Goldhawk Road parade at Nos. 155–161 (odd), two pairs of linked brick-and-stucco villas beside No. 163, the former Brackenbury Arms, joined Bradmore in 2014. The 2017 profile says all have shops on the ground floor and that the traditional shopfronts at Nos. 155–159 should be retained. In 2013 the council certified as lawful the continued use of the ground and lower ground floors of one of these buildings as a self-contained home. The parade carries W12 addresses, but the postcode settles nothing: check the address.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · LBHF: planning, building control and licensing applications search · LBHF: Local Register of Buildings of Merit, as at August 2015 · LBHF Cabinet report: Bradmore Conservation Area extension, 6 October 2014

Permissions and local rules

Shop floors, sound and the landlord: local checks

A shop floor refused on Goldhawk Road

Has the council let a parade shop there become a flat?

In 2015 the council refused changing the lower-ground and ground-floor shops of two of the locally listed buildings at Nos. 155–161 (odd) Goldhawk Road into two one-bedroom flats. Its reason was that the change would leave more than half the length of the parade’s frontage in non-retail use, with a cluster of five adjacent non-retail uses, and so would harm the parade’s vitality and result in the closure of an existing business, under a 2013 policy since replaced by the 2018 Local Plan. The register records the appeal as dismissed in 2016.

LBHF: planning, building control and licensing applications search · LBHF: Local Plan, adopted 28 February 2018

Shop floors on Brackenbury Road

What did officers weigh for a shop outside any designation?

On the even-numbered side of the old village parade on Brackenbury Road, the register shows the council approving shop floors becoming homes in 1979, 1981 and 1999. In 2020 it approved turning the ground floor and basement of a shop unit on Brackenbury Road into a three-bedroom self-contained flat. Officers applied Local Plan policy TLC4, because the unit was in no town or local centre designation, and accepted the loss of the shop, among their reasons the share of non-retail frontage then found in the Brackenbury Village neighbourhood parade, below the maximum expected for such parades.

LBHF: planning, building control and licensing applications search

Sound between converted flats

What did a recent conversion have to show?

Before any work could begin, the 2022 Kilmarsh Road permission required details of sound insulation at least 5 dB better than the Building Regulations value for the floor, ceiling and wall structures separating different types of rooms or uses in adjoining flats. Hammersmith and Fulham’s 2018 guidance treats the Building Regulations as normally sufficient between homes, yet records frequent complaints in conversions caused by poor installation and inappropriate stacking; enhanced insulation will be required by condition, or refusal may be recommended where the stacking is particularly inappropriate.

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

Cardross House: check who your landlord is

Does the council’s own consent process apply?

For Cardross House, the register shows the council itself as the applicant for works to the block, approved in 2010 for uPVC windows in place of the Crittall frames, uPVC entrance doors and a satellite system, and in 2018 for an entrance lobby enclosing the communal stairwell. That does not show who owns any flat, so check your lease. If Hammersmith and Fulham Council is your landlord, it says its consent must come before any alteration, even replacing kitchen units or new flooring, and it does not normally consent to leaseholders replacing windows and front doors that belong to it.

LBHF: planning, building control and licensing applications search · LBHF: alterations to council properties, for council leaseholders and secure tenants, with the consent form (Rev. 5.1, 15 October 2026)

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 flat refurbishment here covers

A flat over a shop

The council’s 2018 guidance expects a substantially enhanced standard of sound insulation between a home and adjoining commercial premises, and asks any application where the two share a floor, ceiling or wall to include an assessment of its performance with construction details. Settle the floor build-up over a shop first, because it sets ceiling heights, door thresholds and the top step of the stair.

LBHF Planning Guidance SPD, adopted 28 February 2018

Windows and the outside of the building

The council’s retrofit guidance says replacement windows to a flat or maisonette need no planning permission so long as they are identical like-for-like replacements in appearance and material; permission is likely where the material, the frame and glazing-bar sections or the size of the openings would change. Separately, depending on the lease, a flat owner may need the freeholder’s permission to alter the exterior. Settle both before ordering new windows.

LBHF climate change and planning: replacement double and triple glazing windows

The front door and fire safety

A flat’s entrance door is part of the building’s fire protection. GOV.UK’s fire doors fact sheet says that in residential buildings below 11 metres the responsible person has a duty to put general fire precautions in place, including making sure every fire door, flat entrance doors among them, can give adequate protection; taller multi-occupied buildings carry extra checks. Agree any new front door with that person first.

GOV.UK: Fire Safety (England) Regulations 2022, fact sheet on fire doors (regulation 10)

How we work

How we run a Brackenbury Village 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 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. Send the lease and the landlord’s details

    Send the lease plan and its clauses on alterations, floors and shared parts, with the freeholder’s or managing agent’s contact details. If Hammersmith and Fulham Council is your landlord, add any letter or licence it has issued for earlier work in the flat.

  2. Say what is above and below

    Tell us what sits above and below the flat: a shop, another flat, the roof or the garden. Mark the soil stack, the water supply, the meters and the walls and floors you share, because these shape the layout and the sound insulation.

  3. List anything outside the flat

    List anything you hope to change beyond your own front door: windows, a satellite dish, a meter or bin enclosure, the stair or the entrance. Each touches parts the freeholder or other residents may control, so agree them before the work is priced.

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 Brackenbury Village: questions

Is the Goldhawk Road parade a designated shopping parade?

Not as the 2018 Local Plan’s parade tables read. The only Goldhawk Road parade they list is a satellite parade at Nos. 57–85 and 56–120, covered on our Shepherd’s Bush pages, and Nos. 155–163 appear in neither the neighbourhood nor the satellite parade table. The plan does not say which policy applies to them, so ask the council before planning to change a shop floor there.

LBHF Local Plan 2018: policy document

What has been approved on the upper floors of the Goldhawk Road group?

Two approvals came before the parade joined the conservation area in 2014: in 2006, converting the first and second floors of one of the buildings at Nos. 155–161 (odd) into a one-bedroom and a two-bedroom self-contained flat, and in 2013 an additional storey at roof level for a one-bedroom flat at one of the locally listed buildings at Nos. 155–163 (odd). Ask the council how it would view similar work now.

LBHF: planning, building control and licensing applications search

Can a satellite dish go on a mansion block here?

Ask the freeholder and the council first. The 2017 profile describes the Dalling Road elevation of Ravenscourt Park Mansions as unfortunately peppered with satellite dishes, and the council’s 2018 guidance says that in conservation areas dishes will not be permitted where they would be visually obtrusive and alternative locations are possible.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · LBHF Planning Guidance SPD, adopted 28 February 2018

Can a flat in a mansion block be made accessible?

In 2012 and 2013 the council approved works at the rear of Ravenscourt Park Mansions to give wheelchair access to two flats: at one, a replacement door with an enlarged ramp and platform; at the other, a door in place of a window with a ramped path and handrail. Each was one application for one flat, so the design, the freeholder’s consent and any permission need settling for yours.

LBHF: planning, building control and licensing applications search

Will a newly converted flat get a parking permit?

Not always. On the 2022 Kilmarsh Road conversion, because the site has excellent public transport access, rated PTAL 6a, the occupiers of two of the three flats may not apply for on-street parking permits, except disabled blue badge holders. That is a condition of one permission. Local Plan policy HO2 also says that in streets below the share of night-time free parking space it sets, the number of additional homes from a conversion may be restricted, or conditioned to allow no additional on-street parking.

LBHF: planning, building control and licensing applications search · LBHF Local Plan 2018: policy document

How much does a flat refurbishment cost in Brackenbury Village?

Guide rates in Brackenbury Village 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 Brackenbury Village flat

Tell us the address and what you want to change in your Brackenbury Village flat. 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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