13 Blakesley Avenue
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London, UK
13 Blakesley Avenue,
London, W5 2DN
London Borough of Ealing
Bricks Republic Limited
June 2022
313 m2
£ 800,000.00
£ 3,500,000.00
p-AD
Amir Arsalan Tahouni
Bricks Republic Limited
Duffy Associates,
Ground Sun, Solarcrest
Omid Nooranipoor,
Ali Aziminejadi,
Amir Arsalan Tahouni
Interior Design and Refurbishments
Introduction
No. 13 Blakesley Avenue is an exquisite three-storey detached red brick Villa, showcasing a projecting gable and the charming style of the late Victorian/early Edwardian era. Spanning over an area of 600m2, the property includes a spacious rear garden. Situated within the Mount Park Conservation Area, the front forecourt offers ample space for 3/4 cars in addition to meeting the refuse requirements. Access to the property is provided through a centrally located front door, while the expansive garden allows for multiple entry points.
The surrounding neighbourhood comprises of splendid large family properties that have been converted into flats. Just a ten-minute walk from this beautiful villa, you will find a shopping centre as well as underground and national rail services. The area also boasts various amenities such as restaurants, schools, food shops, banks, pubs, bars, cashpoints, pharmacies, churches, and a parade of shops.
Conveniently positioned in close proximity to the main North Circular Road (A406) on the east and the A40 highway to the north, the site boasts an impressive PTAL rating of 6, indicating excellent access to public transport.
Proposition
The objective is to assess the impact on the townscape and heritage items, taking into account the broader principles that embrace the essence and atmosphere of the area. These principles not only define how development should support and enhance these distinctive characteristics but also ensure the preservation of valuable assets. The proposed rear extension and front alterations have been carefully designed to harmoniously integrate with the existing buildings that embody the character and allure of Blakesley Avenue.
Site Assessment
Blakesley Avenue, situated within Mount Park's conservation area, predominantly consists of charming two-story detached Edwardian houses with attic residences. The streetscape primarily comprises red brickwork with tiled roofs, accompanied by ornamental stone walls, brick arches, wooden brackets, flagstones, and terracotta ridge tiles. These elements have been carefully preserved to enhance the area's charm.
Typically, the properties occupy nearly the entire width of the standard rectangular building plots, while the dwellings themselves only occupy approximately one-third of the site's depth. As a result, the gardens are long and narrow. It is worth noting that the rear elevations of these houses have been expanded, and numerous garden outbuildings have been constructed on the plots.
Before Refurbishment
After Refurbishment
"Refurbishment and extension of an existing 7 bedroom residential dwelling (Class C3) to provide 8 self-contained residential flats (Class C3) including a ground floor extension, creation of two front lightwells, replacement rear dormer roof extension, garden outbuilding, and associated external alterations and works."
After consulting with the municipality, the initial plan to develop 8 flats was revised to accommodate 6 flats. The proposed development involves the transformation of the property by adding single-storey rear extensions, resulting in the creation of 6 self-contained flats distributed across the ground, first, and second floors. The architectural design of the rear extension will be in line with the building's overall character and the surrounding townscape. The upper floors will be treated in a traditional manner, while the ground floor extension will adopt a more contemporary approach, adding strength to the construction and incorporating detailed finesse.
The proposed alterations at the front of the building are relatively modest and include the addition of two front light wells and a refuse/bike store. At the rear, on the ground floor, the scheme suggests a setback side return infill that aligns with the neighbouring property's outrigger, as well as an extension to the outrigger that aligns with the adjacent property at number 15. Minor changes to the fenestration on the first floor will enhance the cohesion of the rear facade, addressing the current lack of order in the window arrangement. The windows will be repositioned to align vertically, and the existing dormer will be replaced with a more refined one.
The main objective of the project is to enhance the rear elevation's existing neutral appearance by remodelling the space, aiming to create a symmetrical and visually appealing design.
Planning
Proposed Plan
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Flat No.6
Proposed Section
Section A-A
Sections B-B
Sections C-C
Construction
The construction project at 13 Blakesley Avenue stands out among similar endeavors. It involves the construction of a loft extension and a ground floor extension that spans the entire width of the building, extending four meters in length. The loft extension is constructed using a timber structure and incorporates three roof lights. The ground floor extension follows standard practice with a concrete strip foundation and a double layer block wall with a cavity.
This generous extension boasts a floor-to-ceiling height of three meters, adding to its spaciousness and aesthetic appeal. The remaining part of the development focuses on converting the Edwardian house into six separate self-contained flats. To ensure adequate sound insulation, each flat is separated by a double layer wall with a 100mm gap in between. The floor build-ups between the flats are also carefully designed to prevent sound transfer between neighbouring units.
Only high-quality materials are utilised in the construction, including rigid insulation, rockwool insulation, plywood, engineered wood flooring, plasterboards, timbers, concrete, windows, and roof lights. This selection of premium materials aligns the development with the requirements of a modern house, befitting the luxurious surroundings of Ealing's most prestigious street.
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Flat No.1
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Alterations
The ground floor fenestration takes a more contemporary approach by incorporating zinc metal frames. The three large windows on the ground floor elevation will introduce a reflective element to the new building and break up any additional massing that may occur in the new extension.
Zinc, being a high-quality material, will harmonise exceptionally well with the brickwork of the extension walls, both in its substance and texture. It adds a modern detail that complements the old, contributing to the overall coherence of the design.
A crucial aspect of the proposed changes involves the existing windows. On the roof, the poorly designed dormer will be replaced with a much-improved version. This new dormer will consist of two windows within a smaller frame compared to the current one. It will be situated on the side of the roof, between the ridge of the outrigger roof and the main roof, creating a balanced roofscape.
The space between the first-floor windows and the ground floor provides an opportunity to accommodate larger French doors against a solid surface, reducing the visual impact of the glazing on the building.
To tidy up the arrangement of secondary fenestration, the design eliminates the two small windows near the junction of the rear wall and the outrigger. Instead, a single moderately sized window will be positioned at a half level on the first floor, maintaining the utility of such an opening in the original building.
In addition to these changes, the proposals also include a timber outbuilding at the rear. This outbuilding will serve as a versatile space for work, exercise, or gatherings.
