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Brackenbury Village W6 · House refurbishment

House refurbishment in Brackenbury Village

Bradmore’s roofs, backs and front doors, street by street

The streets around Brackenbury Road are described, one by one, in the council’s 2017 profile of the Bradmore Conservation Area. This page follows what it recorded on the roofs, backs and fronts of the houses, what the council decided on recent rear and roof extensions on Raynham Road, and why two of its rear-structure directions also list houses outside the conservation area.

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House refurbishment in Brackenbury Village at a glance

Before a roof storey or a rear addition is drawn, read what the 2017 Bradmore profile found on your own street. On the north side of Furber Street, every cottage has a modern roof extension with dormers behind its brick parapet. On Raynham Road most north-side houses have later roof extensions, while the south-side terrace keeps its original roofline. In its Coulter Road paragraphs the profile found no evidence of roof extensions, and on Overstone Road and on Kilmarsh Road two mansards had been added in each, with the roofline otherwise largely original. Treat this as a record of 2017, not as a permission.

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

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

Approved guide prices

What does a house refurbishment cost in Brackenbury Village?

Cost in Brackenbury Village depends on depth of work. A cosmetic refurbishment that keeps the existing layout runs £650–£1,250/sqm (typically £90,000–£180,000), while a back-to-brick renovation runs £2,250–£3,250/sqm (typically £275,000–£475,000), excluding VAT. A written scope and site assessment are needed before any project price can be fixed.

Scope of workGuide rateTypical total
Cosmetic — existing layout retained£650–£1,250/sqm£90,000–£180,000
Back-to-brick renovation£2,250–£3,250/sqm£275,000–£475,000
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

What the profile recorded on Bradmore’s roofs, backs and fronts

These notes come from the 2017 profile and describe the houses as they were then; read the paragraph for your own street before deciding what the house can take.

The profile found later roof extensions with dormers on a small number of Perrers Road houses, and a number of full-width roof extensions on Agate Road’s three-storey bay-fronted terraces. Rooflights indicated rear roof extensions on some Carthew Road houses and in its paragraph on Nos. 38–80 (even) Bradmore Park Road, and suggested them on Carthew Villas, unseen from the street. On Lamington Street’s east side, cottages of 1853 to 1863, one room deep, have rear extensions that can be seen from Bradmore Park Road.

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

On some streets the roofline was intact. The profile saw no roof extensions from the street on Beauclerc Road, no front roof extensions on Benbow Road and an unspoilt roofline on Hebron and Marco Roads. But both groups of linked villas of about 1850 on Dalling Road, Nos. 126–132 and 134–140 (even), are on the council’s Buildings of Merit register, and the profile says their dormer roof extensions have spoilt the roofline. Clifton Cottages, Nos. 121–125 (odd) Glenthorne Road, also on the register, were restored and extended in 1994, gaining a mansard with dormers and rear extensions.

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

The fronts hold details worth surveying. In the paragraph on Nos. 38–80 (even) Bradmore Park Road many original front doors remain, while along the street’s long west-side terrace many have been replaced, some with “Georgian” doors with an integrated fanlight that the profile calls unfortunate. Many of Benbow Road’s steep front steps keep their decorative metal balusters and handrails, and Beauclerc and Coulter Roads keep some original tiled front paths. The profile says the original Victorian railings on stone plinths in Cambridge Grove and Leamore Street should be retained and restored, because they give those streets their character.

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

Permissions and local rules

Rear additions, roof storeys and two older directions

How wide and how high a rear extension goes

What did the council refuse on Raynham Road?

In 2019 the council refused, at a house on Raynham Road, a rear extension whose first-floor part would span the full width of the house. It gave one reason: by its scale, in particular its width and height, the addition would be bulky and visually obtrusive, neither respecting the prevalent character of the immediate locality nor appearing subservient to the main building, to the detriment of the house and the Bradmore Conservation Area. It is one decision at one house.

LBHF: planning, building control and licensing applications search

A reduced first floor and a rear mansard

What was approved at another Raynham Road house?

At another house on Raynham Road, the council approved in 2021 a first-floor rear extension above the existing extension, once reduced so that it would not rise above the eaves or be wider than half the house. Officers found that, so reduced, it kept the character of the building and the rhythm of the terrace row at the rear. The same permission covered a 70-degree mansard rear roof extension and two rear dormers with lead-clad faces; officers said the mansard’s design accords with the council’s preferred design.

LBHF: planning, building control and licensing applications search

Two directions older than the conservation area

Why do two directions reach Studland Street houses shown outside Bradmore?

The council’s Bradmore No. 1 direction of 1980 and No. 3 of 1983 were made as Glenthorne Road Housing Action Area directions, before the conservation area was first designated in April 1989. The council’s 2011 Article 4 list shows Nos. 3–15 (odd) and 20–30 (even) Studland Street under them with no conservation area, while Nos. 39–47 (odd) and 50–54 (even) are shown in Bradmore. Each council summary says it does not form part of the legal documentation, so ask the council about your number.

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. 3) Article 4 direction summary · LBHF: properties affected by Article 4 directions, list last amended 1 October 2011

Railings and floor levels on one recent permission

What did a 2022 Kilmarsh Road permission require?

The 2022 permission to convert a house on Kilmarsh Road into flats required any new replacement front boundary railings at ground-floor level to be of metal only, painted black, and kept in that form. It also required the work to follow its flood risk assessment’s measures against a tidal breach, among them a retaining wall to stop the front lightwell flooding and internal ground-floor levels set no lower than 300 mm above the modelled breach level. These are conditions of one permission, not rules for the street.

LBHF: planning, building control and licensing applications search

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 whole-house refurbishment here takes in

The back of the house drawn as one

Plan the roof storey, the back addition and any rear extension together, from measured drawings of your house and its neighbours, because the two Raynham Road decisions weighed width, height and the line of the eaves. Show the gap to each neighbouring back addition and the rear roofs as seen from gardens or side streets.

LBHF: planning, building control and licensing applications search

Front doors, steps, paths and railings

Survey the front door and fanlight, the steps and balusters, the tiled path and the boundary before anything is priced, and record which parts are original. Price the repair of what survives first, and use the profile’s notes on your street and the neighbouring houses to show what has gone. Keep these repairs apart from the new work.

Parapets, valley roofs and hidden gutters

Some Bradmore terraces hide their roofs: the profile describes Furber Street’s roof extensions behind brick parapets and, on the east side of Cambridge Grove, a valley roof hidden behind a plaster cornice and parapet. Their gutters cannot be seen from the street, so have the valley and parapet gutters, outlets and flashings inspected before a roof storey is designed.

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

How we work

How we run a Brackenbury Village house refurbishment

  1. Free feasibility visit

    We walk round the house with you and discuss what is feasible.

  2. Survey

    Rooms, levels and features to keep are measured, with opening-up or asbestos checks where needed.

  3. Design and consents

    Our own architects and structural engineers design the layout and structural openings, plan the service routes with them, and identify which consents and party wall notices apply.

  4. Price and contract

    A fixed written price and a JCT contract follow the survey, scope and specification. It records allowances, exclusions and how changes are priced.

  5. On site

    Work is inspected before it is covered, and a director reviews key decisions.

  6. Handover

    Testing, commissioning and snagging. Completed work carries a 12-month defects-rectification period under the JCT contract terms.

Real projects, clearly located

Examples of our house 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. Read your street’s paragraph

    Find your street in the Bradmore profile and note what it says about the roofs, backs, front doors and boundaries, then photograph the same features on your house. Where it describes groups by house number, as on Bradmore Park Road, note which group is yours.

  2. Measure the back and the roof

    Measure the back addition, the neighbours’ additions on each side, the eaves and the ridge, and photograph the rear roofs from the garden and from any side street. With those dimensions a design can be compared with the two Raynham Road decisions before an application is drafted.

  3. Keep repairs apart from changes

    List repairs to the front door, steps, path, railings, parapet gutters and roof covering apart from new work such as a roof storey or rear extension, so every builder prices the same repairs and anything awaiting the council’s view can be marked provisional.

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

House refurbishment in Brackenbury Village: questions

Is a house on Dalling Road in the Bradmore Conservation Area?

It depends on the stretch, so check the address on the council’s map. The profile takes in several stretches, among them the southern part of Dalling Road from the Thatched House and the curved section opposite Brackenbury Primary School, where three-storey buildings with semi-basements have front basement areas bounded by modern railings, plinths and walls. The middle section lies in the Ravenscourt and Starch Green Conservation Area instead, which our Ravenscourt Park pages cover, but further north some houses are back in Bradmore.

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

Does the profile cover the 1976 houses on Banim Street?

The 2017 profile describes them in its account of the conservation area: just south of the junction with Aldensley Road, on the east side of Banim Street, a small estate of two-storey yellow stock-brick houses built in 1976, with concrete lintels over metal sash windows, shallow pitched roofs and neat front gardens. A description is not a boundary line, so check the council’s map for your number before planning new windows or roof work.

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

Which pages cover the conservation areas next to Bradmore?

The profile names three neighbours: Hammersmith Grove to the east, Ravenscourt and Starch Green to the west, and King Street East, since renamed Hammersmith Town Hall, to the south. Our Hammersmith pages cover Hammersmith Grove and Hammersmith Town Hall, our Ravenscourt Park pages the Ravenscourt and Starch Green streets south of Goldhawk Road, and our Shepherd’s Bush pages Starch Green and the streets north of Goldhawk Road. Check the address.

LBHF: Bradmore Conservation Area character profile, adopted by Cabinet on 10 July 2017 (Appendix 4) · LBHF: conservation areas, character profiles and maps

Does a rear extension here need a flood risk assessment?

Check the flood zone for the address first. The council’s 2016 Strategic Flood Risk Assessment, an evidence document rather than policy, says that apart from habitable basements, domestic extensions in Flood Zones 2 and 3 do not need a detailed assessment. The application should still show floor levels no lower than existing, with flood proofing where appropriate, or floor levels set 300 mm above the known or modelled tidal flood level it specifies, and consider reducing run-off.

LBHF: Strategic Flood Risk Assessment, final, December 2016 (evidence document) · Check long-term flood risk in England

Can older alterations without a certificate be signed off?

They may be. The council’s building control guide says a regularisation application can be made for works begun on or after 11 November 1985, and that loft conversions and structural alterations such as removing a chimney breast must be considered within the Building Regulations; the work may have to be opened up for inspection. It calls the completion certificate a very important document when a property is sold.

LBHF: guide to building control applications

How much does a house refurbishment cost in Brackenbury Village?

It depends on scope. In Brackenbury Village, a cosmetic refurbishment keeping the existing layout runs £650–£1,250/sqm (typically £90,000–£180,000); a back-to-brick renovation runs £2,250–£3,250/sqm (typically £275,000–£475,000), excluding VAT. A written scope and site assessment come before any fixed price.

Book a free feasibility visit

Talk to us about your Brackenbury Village house

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