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Ravenscourt Park W6 · Bathroom renovation

Bathroom renovation in Ravenscourt Park

One room, in listed pairs, terraces, mansion flats or a lower floor

A bathroom here may sit in one of the listed Ravenscourt Gardens houses, on the back addition of a Ravenscourt Road terrace house, in a Dorville Crescent extension or in a basement or lower-ground room. This page covers what the council has consented for bathrooms in listed buildings, where soil pipes and flues have gone on visible walls, what its 2015 sewer model shows, and the checks for a single room.

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Serving Ravenscourt Park from our Hampstead studio · NW3 6DN
020 7101 3168

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Bathroom renovation in Ravenscourt Park at a glance

The listed houses of Ravenscourt Gardens show how the council has handled bathroom work behind listed walls. Its register records listed building consent for relocating a first-floor bathroom wall in 1999, for moving a basin and bath to make way for a new staircase in 2003, and for removing a basin while forming storage rooms in 2017. Under the 1990 Act the test is whether works would affect a listed building’s character as a building of special architectural or historic interest, so these show what owners applied for, not that every change needs consent. Ask the council before work starts.

LBHF: planning, building control and licensing applications search · legislation.gov.uk: Planning (Listed Buildings and Conservation Areas) Act 1990, section 7

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

Approved guide prices

What does a bathroom renovation cost in Ravenscourt Park?

A typical bathroom renovation in Ravenscourt Park 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

Where bathrooms have gone in these buildings

The council’s register records permissions for bathrooms on back additions, in single-storey extensions and inside listed houses here over many decades. Each entry records one decision in its year; none sets a rule for neighbouring homes.

Several of those permissions put the bathroom in an addition behind the house or above its back addition. On Ravenscourt Road, permission was granted in 1982 for an additional storey above a house’s back addition to provide a bathroom, with an infill addition, and renewed in 1987. On Dorville Crescent, single-storey extensions were approved to provide a new bathroom at the rear of one property in 1965, and a bathroom for a flat in a house in 1974. Where a bathroom sits in an addition like these, survey its floor, walls and roof as a structure in their own right.

LBHF: planning, building control and licensing applications search

Inside the listed Ravenscourt Gardens group, listed building consent was granted in 2007 to reconfigure one house’s first-floor rooms and walls, creating a new bathroom in the back addition entered from the rear bedroom, with a double-glazed sliding sash to serve it. In 2009 a consent for a two-storey rear extension at another house included new bathroom suites. In 2024 a third received consent to remove the stud wall between a bathroom and a separate WC to make one bathroom, with an enlarged obscure-glazed timber window in the side of the back addition. Each consent was for one house.

LBHF: planning, building control and licensing applications search

John Betts Primary School on Paddenswick Road, which the profile dates to 1859 and credits to George Burn, is listed Grade II together with Numbers 5 and 7. Its 2019 listed building consent covered new bathrooms, toilets and a shower room, and replacing plastic downpipes with cast iron. The separate Westcroft Square profile asks, as the Ravenscourt and Starch Green one does, for gutters, rainwater pipes and soil pipes to be renewed when they need it in the original form and material, and for vents to be as inconspicuous as possible: one approach to outside pipework across both conservation areas.

Planning Data: Numbers 5 and 7 and John Betts School, Paddenswick Road, Grade II, list entry 1257286 · LBHF: Ravenscourt and Starch Green Conservation Area character profile, printed pages 8 to 12 · LBHF: planning, building control and licensing applications search · LBHF: Westcroft Square Conservation Area character profile, February 2001 edition, part 4 (design guidelines) · LBHF: Westcroft Square Conservation Area character profile, approved 12 October 1998, February 2001 edition, part 3 (character) · LBHF: Ravenscourt and Starch Green Conservation Area character profile, design guidelines, printed pages 20 to 24

Permissions and local rules

Flues, pipes, listed rooms and drains: local checks

Boiler flues on a front wall and a listed roof

Where have flues been approved?

On Paddenswick Road, a boiler flue at ground floor on the front of a house was approved in 2020, in a planning application that also covered replacing a rear window with bi-folding doors; it does not show whether the flue alone needed permission. At a Grade II listed building in the area, listed building consent in 2007 covered a combination boiler inside the bathroom with a vertical flue through the roof of the rear addition, and a 2016 consent covered cast-iron gutters and downpipes, a flue on a roof slope and internal surface pipework.

LBHF: planning, building control and licensing applications search

En-suites in a listed house

What have recent consents covered?

In 2021, one of the listed Ravenscourt Gardens houses received listed building consent to remove a modern partition between a dressing room and its en-suite shower room, reinstate an original wall between the first-floor bedrooms and create a new en-suite shower room, reworking the layout around the original plan. In 2025, consent for a part one, part two-storey rear extension at another house also covered a new shower room, an en-suite bathroom and a ground-floor WC. Each is one decision. Listing also takes in objects and structures fixed to the building, so ask before removing a fixed fitting.

LBHF: planning, building control and licensing applications search · LBHF: statutory listed buildings

A soil pipe on the front of a Ravenscourt Road house

Does an outside pipe at the front matter?

A 1994 permission for a house on Ravenscourt Road covered a first-floor rear extension and keeping a soil pipe on the front elevation. The register does not say why permission was needed, so it shows only what this one owner applied for. The council’s Article 4 summaries list front-elevation controls for many houses on this road, so if bathroom work would add, move or replace a pipe on the front of a house here, check the address with the council before the route is fixed.

LBHF: planning, building control and licensing applications search · LBHF: Ravenscourt and Starch Green (No. 4) Article 4 direction summary

Sewer flooding and rooms below ground

What does the council’s sewer modelling show?

The council’s 2015 surface water management plan, a modelling study rather than policy, found sewer flooding events occurring most often around six places in the borough, Paddenswick Road among them; it does not say that the road or any house floods. Separately, the 2018 SPD advises pumps, or active drainage devices fitted with non-return valves, wherever a bathroom, kitchen or other water installation is planned at basement level, and the council’s floods page warns that someone living in a basement flat is more exposed to sewer flooding, which can come up through drains, manholes, toilets, sinks, showers and baths.

LBHF: Updated Surface Water Management Plan, July 2015 (modelling evidence, not policy) · LBHF Planning Guidance SPD, adopted 28 February 2018 · LBHF: floods, with the Strategic Flood Risk Assessment

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

What the work covers

What a bathroom renovation here covers

Drainage before design below ground

The 2016 Strategic Flood Risk Assessment, which the council publishes as evidence rather than policy, warns that a low-lying basement may be unable to drain to the sewer by gravity and then needs a pumped installation, and that some basement floors in the borough sit below the soffit of the public sewer. It adds that non-return valves have to be fitted with care and must be maintained regularly. So for a lower-ground bathroom, settle how it drains before deciding where the fittings go.

LBHF: Strategic Flood Risk Assessment, final, December 2016 (evidence document)

Building control and certificates

A bathroom with new plumbing or electrics can involve building control. The council recommends the Building Notice route when the works are very small, but says that for complex work, or an owner new to building, Building Notices should be avoided. Inspection is a legal requirement, and drainage, occupation and completion inspections need five days’ notice. For installers registered with a competent person scheme, the council receives only the scheme operator’s notification, not the certificates, so ask the installer or the operator for yours.

LBHF: guide to building control applications

Adapting the room

For a bathroom adapted to a disabled person’s needs, the conditions of the council’s Disabled Facilities Grant include an occupational therapist’s recommendation that the work is necessary and appropriate, and an applicant who owns and lives in the home, lets it, rents it privately or rents from a Registered Social Landlord. The council says it cannot promise any grant until its written formal approval is received, and cannot pay towards work carried out before that approval.

LBHF: Disabled Facilities Grant · LBHF: private housing grants

How we work

How we run a Ravenscourt Park 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 Ravenscourt 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. Measure the room and its way out

    Give us the room’s size and floor level, where the nearest soil stack or drain runs, and which wall or window could take the extract outside. Photograph any pipes and flues on the outside walls, front and back, since a new bathroom may change them.

  2. Say whether the building is listed

    If the house is in the listed Ravenscourt Gardens group or is another listed building, tell us, and send drawings from any earlier listed building consent for bathroom work. They show which walls and fittings have already been before the council. For a flat, add the lease’s clause on plumbing and floors.

  3. Choose what to keep and what to buy

    Write down the fittings: bath, shower, basin, WC, taps and any heated rail, and which existing pieces stay, a cast-iron bath for instance. Say which you have bought already, so every quotation prices an identical room.

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 Ravenscourt Park: questions

Do you take on one bathroom by itself, with no other work?

Yes, gladly. A single room with nothing else attached is a standalone job we survey, plan and run through to handover, whether it is in a Dorville Crescent terrace, a mansion flat on Hamlet Gardens or a listed house. Where the building is listed or the room is below ground, the consent and drainage checks on this page come first, and we build them into the plan.

Does a bathroom in a new basement need a pump or valve?

Where a new bathroom comes with digging a new basement or enlarging one, the Local Plan, explaining its basement policy, says the development must include a pumped solution, or active drainage devices incorporating non-return valves, to keep water from drains and sewers out. Decide where the pump or valve will sit, and how it will be reached for servicing, before floor and wall finishes are chosen, because tiling over an access point makes later maintenance harder.

LBHF Local Plan 2018: policy document

If Hammersmith and Fulham Council is my landlord, what does a bathroom refit need?

Then the council’s consent form for its leaseholders applies. A licence is needed before work that alters the room layout or the electrics, gas or plumbing, for example joining a bathroom and WC into one room, and Building Control has to clear such work, especially where it affects the bathroom or the means of escape. Bathroom electrical work needs the council’s consent and a competent contractor. Where applicable, the documents it asks for include Full Plans approval, as a building notice is not enough, and DIY is not accepted.

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

Who deals with a sewer or supply-pipe problem?

Thames Water. The council directs residents to it for sewer flooding, burst water mains and leaking water supply pipes. Locally, the council’s flood documents record that Stamford Brook, which once ran down to Ravenscourt Park, was covered and made a sewer in the late 19th century, and is now classified as a sewer and Thames Water’s responsibility. If a lower-ground bathroom has backed up before, tell us, and Thames Water, before the new drainage is designed.

LBHF: floods, with the Strategic Flood Risk Assessment · LBHF: Updated Surface Water Management Plan, July 2015 (modelling evidence, not policy) · LBHF: Strategic Flood Risk Assessment, final, December 2016 (evidence document)

How small can the bathroom of a converted flat be?

For a flat formed by converting a house, the council’s SPD sets 3.7 square metres as the smallest net floor area for the bathroom of any converted self-contained unit, family-sized or not. That figure matters most when a house is being re-divided, or a flat’s layout redrawn so that the bathroom shrinks. Measure the existing room before any new layout is fixed.

LBHF Planning Guidance SPD, adopted 28 February 2018

How much does a bathroom renovation cost in Ravenscourt Park?

A typical bathroom renovation in Ravenscourt Park 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 Ravenscourt Park bathroom

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

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

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