Proposal overview 2.0 Proposal overview 2.1
General
The existing site contains a grade 1 listed, 5 storey mid terrace dwelling with a rear accessed 2 storey mews property with garden. The proposal is to refurbish the building and retain it for residential use as a single family residence. These proposals will seek to refurbish and extend the dwelling and to link the the house to the mews whilst retaining and enhancing the setting of the listed building. 2.2
Mews
The existing mews is in poor condition both externally and internally. The building is in need of a full refurbishment to restore its historic fabric. The proposal for the mews is to construct a basement below the ground floor extending below the garden to form a lightwell, and a link to the rear of the house at lower ground floor level. At first floor the proposal is to extend the accommodation over the existing ground floor in line with other mews properties most noticeably at No 10, this will ensure that there is a balance to the rear facing mews properties as the massing of both no 10 and 12 will reinforce the existing frontage to no 11. 2.3
Externally
The proposed external works include: • Repairs and restoration to the external fabric of the building. • Reinstatement of the rear two storey infill extension as part of the 2007 approval. • Removal of doors and windows on the closet wing which are recent additions not in keeping with the historic building. • The creation of a lightwell and raised patio adjacent to the Mews. • The creation of landscaped gardens between the house and mews property. • The creation of a small roof terrace over the house. 2.4
Internally
The proposed internal works include: • The removal of some recently added partitions as part of the current planning approved scheme. • Restoration of historic finishes. • Alteration of the rear infill extension and closet wing. • The removal of the existing services and replacement. • The formation of a dumb waiter lift from lower ground to the ground floor. • The formation of a new basement below the mews property and a linking corridor to the house.
3.0 The proposal 3.1
Introduction
The following description of the proposals for the interior of the house takes each floor in turn and runs through the proposal for each room. These proposals are subject to further investigations of condition, structure, services and specialist investigations into the historic development of the fabric and their current condition. The proposal overview is separated into sections dealing with each floor level and in turn are organised into, comment, proposed plan, demolition plan. 3.2
General items
Windows: The windows are to be refurbished and repaired to improve air-tightness and sound insulation. Decorative ironmongery of historic importance is to be retained (and refurbished) where it exists. Shutters are to be retained and refurbished to working condition. Flues: Flues to be swept and surveyed to ascertain present use and continuity for reuse as services routes or flues from key fireplaces. Chimneypieces: The existing chimneypieces and their associated hearths, fire backs/panels and fire baskets to be recorded to establish which if any are original. Where retained these to be cleaned and repaired (as required) by a specialist using matching materials. Adaptations will also be required to enable the chimneypieces to be used with natural or gas fires depending on location. Floors: The internal finished floors have all been removed to all areas. The final proposal will identify floor finishes at a later stage. Painted timber panelling: To the existing ground floor entrance and dining room to be restored with a painted finish.
Proposal overview 3.3
Lower Ground Floor (Dia ref A-010)
The lower ground floor to the house will remain largely in its current form except that the bedroom will be removed and utility re-sited. Further the space created by the planning approved extension at the rear will be constructed extending the rear closet wing to form a new kitchen and breakfast room. The internal room previously designated as Library will become the media room.
Link to Basement: The proposed basement gymnasium below the existing mews building is reached at this level by a corridor link that is accessed from the base of the new stair/breakfast room. A small set of steps from this level down to the new floor level of the link are positioned at this transition adjacent to a new wc/ cloakroom.
The entire building and mews property will need a complete new services including, drainage, plumbing, heating, electrics, audio visual, security, air conditioning.
Terrace: A new external terrace area is created by cutting back the garden level to form an external sitting area adjacent to and accessed from the breakfast room with steps to the garden.
Boot room : This room is created partly as an extension below the exterior steps and part of the existing space at the lower ground floor. Storage is created for coats and boots and access and egress is afforded to the external steps to Hanover Terrace and to the plant room in the existing vaults and to the new utility space. Laundry and utility: This is created from the existing allocated bedroom space and benefits from a window to the front aspect. Wine store: This is created below the existing brick vault that currently has been divided to form a storage and bathroom space. The brickwork has been badly damaged during the current works but will be repaired and will be visisble through a new glass partition from hall space. Staircase and hall: The existing stone staircase will be refurbished and retained although the handrail and balustrade will be investigated to determine if this is original prior to the works commencing. Media room: This room is created within the original volume that was designed as a library. This room has no original fireplace but does have a chimney breast that we would prefer to remove in order to make the room fit its new purpose. In one corner a dumb waiter is inserted serving the kitchen to the dining room at the ground floor. Kitchen: The kitchen is created straddling the existing closet wing and infill extension it is connected to the ground floor dining room via a dumb waiter service lift sited in one corner. The kitchen is created with a small pantry and a glass dividing wall between between it and a new breakfast room. Breakfast room: This is created at the rear of the infill extension adjacent to the kitchen and separated from it by a glass dividing wall. This room opens out directly onto a new patio area in the garden. This space is accessed either through the kitchen or via a new stair from the ground floor reception room.
Link below the garden: This space is created to connect the new basement gymnasium space sited below the mews to the main house. It is served by natural daylight via a linear rooflight within the garden along the eastern boundary to No 11, at a low level below the height of the existing boundary brick wall. Further there is natural daylight from the proposed lightwell adjacent to the gymnasium. Lightwell: This small space is created to transform the basement into a light filled space that is connected to the garden level and can be opened-up to the gymnasium. Gymnasium: The gymnasium, massage room and shower/wc is created below the existing mews building in a purpose built basement. There is an adjacent plant room sited below garden level that can be accessed through the lightwell for AC equipment. Staircase: The new staircase connects this level with the existing ground floor of the mews and the garden. Storage: A new bicycle storage area is created adjacent to the gymnasium and staircase and can house up to 6 bicycles.
Proposal overview 3.4
Ground Floor (Dia ref A-011)
The ground floor to the house will remain largely in its current form except that the room designations are amended. Further the space created by the planning approved extension at the rear will be constructed extending the rear closet wing to form a new kitchen and breakfast room. The internal room previously designated as Library will become the media room. The entire building and mews property will need a complete new services including, drainage, plumbing, heating, electrics, audio visual, security, air conditioning. Entrance : The existing entrance remains intact from the original with the existing painted timber panelling refurbished and painted. New floor coverings to be chosen where the existing has been removed. Staircase and hall: The existing staircase and hall remains intact from the original with the existing painted timber panelling refurbished and painted. New floor coverings to be chosen where the existing has been removed. Dining Room: The existing room remains intact from the original with the existing painted timber panelling refurbished and painted. New floor coverings to be chosen where the existing has been removed. The existing chimneypiece is retained and will need to be investigated to establish if it is original and to be repaired and cleaned into working use. A new pair of doors is to be inserted between the dining room and the adjacent space all in keeping with the architectural fabric of the interior. Lobby-servery: This is created within the existing dining room which remains virtually untouched in from, except for the proposed connecting pair of doors to the new space adjacent and the insertion of the dumb waiter from the kitchen at lower ground floor level. The existing chimneypiece is retained and will need to be investigated to establish if it is original and to be repaired and cleaned into working use. The existing rear glazed doors are retained including the timber shutters. Sitting room and study area (Dia ref A-019/020): This room is created within the original volume of the closet wing (formerly kitchen and breakfast area) and infill extension. The space is connected to the garden via the existing opening at the rear and to the lower ground floor via a new staircase. The closet wing as proposed is extended approximately 0.5 metre to the extent of the existing closet wing of No 11 (Dia ref A-017 and Fig.13). Access: At the rear the garden is accessed via a small terrace (Dia ref A-017) platform with steps and to the lower ground floor by the new inserted staircase in the corner of the sitting room/study area.
Garden (Dia A-015): The garden is enhanced and improved to visually and physically connect the main house and mews building, utilising the existing features of the brick boundary walls and central fruit tree. The existing small bay tree is to be removed adjacent to the house. The garden is mainly laid to lawn with stepping stones connecting the two buildings. There is a small raised patio area above the gymnasium (Dia ref A-018) next to the mews building above the gymnasium, adjacent to the opening to the new basement lightwell that is protected by a glass balustrade. The garden is kept open with good views connecting the house to the mews. There are only two interventions within the garden area: • •
the lightwell (Dia ref A-016). linear glass rooflight to the link (Dia ref A-018).
Mews: The proposed mews is greatly altered from the planning approved scheme. The proposal is to extend the first floor above the previously extended ground floor as at No 10 (Fig.23). This will create a symmetrical balance to No 10 and 12 around the mews building of No 11 that is set back from this line. The roof level of the extended first floor will line through with the extension at No 10 as shown in the photograph thus being subordinate to the existing mews building. Internally the plan is modified from the planning approved scheme to suit the needs of the family residence. Garage and wc: The garage is retained and refurbished with an adjacent new wc. Mews stair and hall: The proposed hall and stair runs directly from front to back connecting the mews entrance to the garden and to the staircase connecting the first floor guest bedrooms and basement gymnasium. Staff bedroom and en-suite: the rear portion of the previous ground floor extension houses the staff bedroom and en-suite, connected via the entrance hall.
Proposal overview 3.5
First Floor (Dia ref A-012)
The first floor to the house will remain largely in its current form except that the room designations are amended.
Bathroom: This is created centrally within the first floor with daylight provided by a rooflight within the retained butterfly roof.
The entire building and mews property will need a complete new services including, drainage, plumbing, heating, electrics, audio visual, security, air conditioning.
Sitting room and kitchen: Within the extended first floor overlooking the garden is a guest sitting room and kitchen.
Formal reception : The existing reception room is kept intact and will be fully refurbished. The painted timber door frames and skirtings have been retained including the windows and window shutters, all of which will be repaired and refurbished. The existing chimneypiece is retained and will need to be investigated to establish if it is original and to be repaired and cleaned into working use. New floor coverings to be chosen where the existing has been removed. Balcony: The existing metal balcony will be removed and the cast iron balustrade re-used onto the newly constructed balcony as part of the roof of the infill extension (Dia ref A-017). This reflects the balcony next door at No 13 (Fig.12). Staircase and landing: The existing staircase and hall remains intact from the original with the existing balustrade refurbished and painted. New floor coverings to be chosen where the existing has been removed. lobby and cloakroom wc: This follows the principle of the planning approved scheme, whereby the wc is sited next to the existing vertical drainage stack and the remaining space is divided into lobby with storage. The window to the wc will be removed to enable the installation of the external balcony at this level Study area: The separate study area overlooking the garden. The rear of the closet wing as proposed is extended approximately 0.5 metre to the extent of the existing closet wing of No 11 (Dia ref A-017 and Fig.13). The rear opening is re-aligned to match with the opening at ground floor level and the cast iron balustrade from the original balcony at ground floor level is utilised in the opening (Dia ref A-017). Mews: The first floor follows the principles of the planning approved scheme but with the proposed extension at first level over the ground floor existing extension. The entire building and mews property will need a complete new services including, drainage, plumbing, heating, electrics, audio visual, security, air conditioning. Guest bedrooms: These are created with views onto Hanover Terrace Mews at the rear with internal access directly from the mews entrance hall and staircase.
Proposal overview
3.6
Second Floor (Dia ref A-013)
The second floor to the house remains largely in its current form. The entire building and mews property will need a complete new services including, drainage, plumbing, heating, electrics, audio visual, security, air conditioning. Master bedroom : The existing bedroom is retained as the original plan including the chimneypiece, windows, window shutters and door openings. careful inspection will need to be undertaken to, ensure that these items are repaired and cleaned into working use (where appropriate). At the entrance to the bedroom and adjacent to No 11 full height storage for clothes will be installed as shown on the plan. New floor coverings to be chosen where the existing has been removed. The existing chimneypiece is retained and will need to be investigated to establish if it is original and to be repaired and cleaned into working use. (Fig.17). Dressing room: This room is similar to the existing and planning approved scheme however the existing opening from the bedroom will be closed-off and a new opening created (Dia ref A-013). Full height storage for clothes will be installed as shown on the plan. En-suite: This room is as previously planned however the raised floor will be investigated and removed to allow a flat floor between the dressing room and bathroom. Window refurbished. Staircase and landing: The existing staircase and hall remains intact from the original with the existing balustrade refurbished and painted. New floor coverings to be chosen where the existing has been removed. All windows refurbished.
3.7
Third Floor (Dia ref A-013)
The third floor to the house remains similar to the existing approved scheme, however this floor retains two bathrooms rather than three and has three bedrooms rather than two. The entire building and mews property will need a complete new services including, drainage, plumbing, heating, electrics, audio visual, security, air conditioning. Bedroom 1 and en-suite (Farid): Formerly bedroom 2 this room is extended to fill the full width of the house on its southern aspect removing en-suite 2. The new ensuite is designed to be shared between bedroom 1 and 2 and is placed where the existing bathroom was created. All windows and timber work to be fully refurbished, and new floor coverings installed. Bedroom 2 (Leyth): Formerly the playroom is extended so that the width of this bedroom is matched by the width of bedroom 3, re-siting the partition between. The small storage cupboard is removed and the space allocated into this bedroom. All windows and timber work to be fully refurbished, and new floor coverings installed. Bedroom 3 (Mariam): Formerly bedroom 1 is reduced in width as explained above in bedroom 2 and is served by its own en-suite created within the space allocated for an en-suite within the planning approved scheme. All windows and timber work to be fully refurbished, and new floor coverings installed. Staircase and landing: The staircase and landing at this level remains, although the small storage cupboard is removed and the space allocated within bedroom 2. The existing hexagonal rooflight over the stair is to be removed and a new stair with glass electronic sliding roof access installed to the roof (Dia ref A-014).
Proposal overview
3.8
Roof (Dia ref A-014)
Roof level to main house : The main roof remains intact with the pitched roof to the front elevation and butterfly roof over the rear. Our proposal is to create a small terrace utilising the rear face of the front pitched roof (facing south) for plant equipment with the pitch and ridge remaining intact from the front elevation. As proposed this small centrally placed roof terrace will not affect overlooking issues, as it is set back from the rear southern elevation by a distance of 4m to the eaves and at the front northern elevation ii is set behind the existing pitched roof. Access: The existing hexagonal rooflight over the stair is to be removed as this is the only means of access onto the roof and is not sufficient for safe access. We propose to insert new stair with glass electronic sliding roof access installed to the roof from the third floor landing (Dia ref A-014).