Carl Turner Architects

London

23 Bassett Road
London
W10 6LA

Design Access Statement:

Application for a two storey lower

ground floor extension , with
additional basement, dormer
windows and openings at first and
second floors at 23 Bassett Road

September 2014

© 2014 Carl Turner Architects
for Architectural design
Carl Turner Architects
53 Brixton Station Road
London
SW9 8PQ
+44 (0) 2072742902
info@ct-architects.co.uk
ct-architects.co.uk
Carl Turner Architects
London
p. 02 Introduction
p. 03 Site Assessment / Site Context
p. 04 Existing Site Photographs
p. 06 Assessment
p. 07 Urban Context
p. 08 Appearance & Layout
p. 14 Scale & Materials
p. 15 Precedents
p. 16 Consultation
p. 17 Practice Profile
Appendices: Previously Submitted Scheme
Preapplication Advice Letter

Introduction
This full planning application seeks the
councils’ approval to extend and alter
the property at 23 Basset Road.
The existing structure consists of a
4-storey, 6-bedroom family home.
The house is flanked on both sides by
terraces of similar 4-storey, detatched
Victorian villas.
Many of the neighbouring buildings
have been extended. In particular,
dormer windows, basement additions
and rear extensions of similar scale and
proportion to our proposal are evident
both in Basset Road and the local area.
This proposal seeks to extend the
property to the rear and basement,
providing additional accommodation
that will maximise the use of this family
home. The two-storey extension to
the rear of the property will give extra
space to an open-plan kitchen/dining/
living area. The basement extension will
provide another level to the building,
Carl Turner Architects
London
INTRODUCTION
as well as serving to extend the height
of the lower ground floor to a more
appropriate level. The basement will
provide storage and a gym area.
Proposed alterations such as dormer
windows to the rear, rooflights to the
front and an extended lightwell to the
lower ground floor on the front facade
will help to make use of all areas of the
home, through the provision of light and
additional headroom.
The rear extension and alterations to
the rear facade and roof are invisible
from the street. The proposed roofights
to the front facade will be visible as
a minor alteration and the extended
lightwell with bike store will be barely
visible and below ground level.
Existing front elevation of 23 Basset Road, outlined in red.
– 2 –
 Carl Turner Architects
London

SITE ASSESSMENT
SITE CONTEXT

Site Assessment

23 Basset Road is a large double-

fronted detatched house in a terrace,
typical of the area. The proposed site
for the rear extension at the property
is approximately 12m2. The additional
basement level will sit below the
main body of the house and provide
approximately 120m2 of additional
accommodation.

Site Context

The neighbouring buildings, 21 and 25

Basset Road are Victorian villas of a
similar form and share party walls along
the garden boundaries with 23 Basset
Road. Both neighbouring properties
have had rear extensions and roof
alterations, like many of the properties
in the area.

As can be seen from the photographs,

the house is well-kept and cared for.
However, the current layout isolates the The house is well maintained and cared for. In spite of this, the current internal form and layout do not suit the needs
main body of the house from the rear of a large family home. The proposal will seek to ‘future proof’ the house, providing adaptable, well designed areas
and open plan living, kitchen and dining space.
garden. A number of the current room
sizes, particularly the kitchen, do not
suit the lifestyle of a large family and
are disproportionate to the rest of the
home.

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 Carl Turner Architects
London

SITE
AERIAL VIEWS

Aerial view looking North showing rear of 23 Basset Road

– 4 –
 Carl Turner Architects
London

EXISTING SITE
PHOTOGRAPHS

A B

C D E

A. A view of the terrace in the rear garden (to

be removed)
B. View of the rear garden
C. Front Door and entrance steps
D. Light well to lower ground floor (to be
extended)
E. View towards light well (where steps will be
extended to lower ground floor)

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 Carl Turner Architects
London

ASSESSMENT 22.8m

Assessment

The existing property at 23 Basset

Road comprises of a 6 bedroom, 4
bathroom family home. This proposal
seeks to extend the ground and lower
ground floor to the rear to provide extra
room and light into the living and
kitchen areas on these floors. The
proposal of a basement and the
increased height of the lower ground
floor will help to maximise the living
accommodation that the house
currently provides. The dormers and
rooflights to the attic will help to
transform this currently uninhabitable
space into extended bedroom areas
for the family’s three children.

The clients have a dedicated interest

in improving their home through the
implementation of a piece of high
quality, well thought out design.

The proposal will simplify and

modernise the house, creating
functional, open-plan living. This will
have a direct relationship with the
garden, which is currently cut off from
the main body of the house.
Red Indicates the boundary line of the site

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 Carl Turner Architects
London

URBAN CONTEXT

Urban Context

The site is located on Basset Road

which sits in a primarily residential
and retail. Basset Road falls within the
London Borough of Kensington and
Chelsea.

The area is characterised primarily by

terraces of large Georgian houses, most
buildings are of traditional construction,
particularly to the front facade, however
there are many contemporary additions
to the rear of the properties.

The site is located within the ‘Oxford

Gardens / St Quintin’ conservation
area. It is not under listed status. There
have been numerous extensions and
alterations of different shapes and
proportions along the road.

Map of Oxford Gardens / St Quintin Conservation Area

– 7 –

Appearance & Layout
The proposal seeks to create a two-
storey rear extension, as well as a
basement extension and the addition of
dormer windows.
The appearance of the two-storey
rear extension will be simple and
subservient to the original house. It
will be constructed from London stock
brick as well as simple detailing and
timber frame windows that reflect the
original house. There are a couple of
points that we intend to achieve:
- To simplify and extend the ground and
lower ground floors to provide well-lit
and spacious living and kitchen space.
- To maximise the use of the current
house as a large family home and to
future-proof it, through providing multi
purpose and adaptable spaces for the
future.
The intention is for the dormer windows
and alterations to the window openings
to the rear facade to be equally
subservient. The replacement windows
will be sensitive in form and scale to the
existing sash windows and will also be
timber frame. The dormer windows will
be three seperate elements and will
Carl Turner Architects
London
APPEARANCE & LAYOUT
read as a continuation of the facade
in both proportion and placement.
The dormers will be discreet, and clad
in Lead standing seam so as not to
look out of place in the conservation
area. Similarly, the rooflights to the
front facade will be subservient and
conservation style, each of the three
placed above the larger openings
below.
We intend to treat the extension in a very
pure manner, there will be no visible
gutters, down pipes or facia boards. Existing front elevation
In order to complement this, we will FRONT ELEVATION
EXISTING
clean up and simplify the rear facade,
14BAS
16/09/2014
REVISION A
SCALE 1:100 @ A3
removing and re-routing pipework. The
roof of the extension will be planted,
providing a considered surface for the
neighbouring houses to view.
The extension will be a well considered,
well built, contemporary piece of
architecture that will complement the
existing house and will not detract from
the existing or surrounding buildings.
Aside from the lowering of the
lower ground level by 500mm and
the landscaping of the garden, the
basement addition itself will not be
visible to the outside. Proposed front elevation
FRONT ELEVATION
PROPOSED
14BAS
17/09/2014
REVISION B
SCALE 1:100 @ A3
– 8 –
Existing rear elevation

REAR ELEVATION
EXISTING
14BAS
16/09/2014
REVISION A
SCALE 1:100 @ A3

Proposed rear elevation View of proposed extension to the rear of the property, new window openings to the
ground and lower ground floors and lead dormer windows to the roof.

REAR ELEVATION
PROPOSED - OPTION 3
14BAS
– 9 –
17/09/2014
REVISION B
SCALE 1:100 @ A3
 Carl Turner Architects
London

APPEARANCE & LAYOUT

REAR COURTYARD

Layout

The proposed layout is intended to be

simple and open plan, making the most
of the generous spaces and natural
light. It is important for our clients
to be able to use all areas of their
home to maximum effect, therefore
the implementation of larger window
openings, rooflights and dormer
windows are extremely important. The
basement level is essential for the GYM LINEN

5280
STORE /
scheme to work, allowing for ample STEAM
ROOM
storage and utility space below ground
in order to free up the large open plan
spaces above.

The new placement of the staircase

allows for maximum usage of the floor
UTILITY/STORE
depth as well as providing many rooms
with dual aspect windows.

6130
The house needs to work hard to not
only be a place for functional everyday WINE STORE

home life, but also to be a place for

the family to be able to have their own
spaces for work, as well as communal
areas for play. The new layout gives
generous space for all of these
functions, as well as having a direct
link with the rear garden, which was
previously cut-off from the shared living Proposed Basement Layout
areas. FRONT COURTYARD

– 10 –
 REAR COURTYARD

REAR COURTYARD

KITCHEN /
DINING AREA

7660
A A A WC A
SEC SEC
SEC LIVING ROOM SEC

1090 9500
5000 4140

3960
HALL
SITTING ROOM

STORE/
PLANT
ROOM
BIKE STORE

FRONT COURTYARD FRONT COURTYARD

Proposed Lower Ground Floor Layout Proposed Ground Floor Layout

– 11 –
 REAR COURTYARD
REAR COURTYARD

MASTER BATHROOM
TERRACE
GUEST
BEDROOM

BATHROOM
2180

A LANDING A
SEC STUDY SEC A 2645 A
SEC SEC
AREA

BEDROOM
HALL

2420
DRESSING
ROOM

MASTER BEDROOM BEDROOM

DRESSING ENSUITE
ROOM

BEDROOM

FRONT COURTYARD

FRONT COURTYARD

Proposed First Floor Layout Proposed Second Floor Layout

– 12 –
 REAR COURTYARD

ATTIC EXISTIN
H= 2.75 H= 2.
2m

EXISTIN
SECOND FLOOR
BEDROOM BEDROOM H= 2.86 H= 2

MASTER EXISTIN
FIRST FLOOR
BEDROOM
H= 3.11 H= 3

TERRACE

LIVING
GROUND FLOOR EXISTIN
ROOM
H= 3.6 H= 3.

UPPER BEDROOM UPPER BEDROOM UPPER BEDROOM

LOWER GROUND FLOOR EXISTIN

SITTING KITCHEN H= 3 H= 2.
AREA AREA

CLOTHES STEAM ROOM BASEMENT

STORE H= 2.50

FRONT COURTYARD

Proposed Attic Layout Proposed Section Layout - Through rear extension SECTION
PROPOS
14BAS
17/09/20

– 13 – REVISIO
SCALE 1
 Carl Turner Architects
London

SCALE

Scale & Materials

In order to comply with the local
conservation area standards for
Oxford Gardens / St Quintin, care
has been taken to ensure the front
facade with its key period features has
been maintained and undisrupted.
In addition, the extension will be
constructed with similar materials to that
of the existing building. In particular the
windows will be of a similar scale and
panel proportion to the existing sash
windows.
Importantly, from Basset Road the
extension and rear facade and roof
alterations will be invisible. The
extension to the light well in front of the
lower ground floor, as well as the below-
ground bike store will be unnoticable
from the street. From across the street,
The rear gardens of properties in the
terrace are heavily planted, sometimes
above 2-storeys in height, meaning that
for most of the year, the extension and
new window openings will be invisible
from overlooking properties.
The position and proportion of the
extension ensures that minimal
overshadowing is caused to the Proposed Rear Extension in context of neighbouring properties
neighbouring properties. Please see
submitted daylight report for more
information.
REAR ELEVATION
PROPOSED - OPTION 3

the rooflights to the front may be visible

14BAS
17/09/2014
REVISION B
SCALE 1:100 @ A3

but will read a subservient and flush

with the roof plane.
REAR ELEVATION

In order to comply with the written

PROPOSED - OPTION 3
14BAS
17/09/2014
REVISION B

advice received on the March 18th Proposed Rear Extension with garden planting indicated
SCALE 1:100 @ A3

2013, (please see full letter in appendix)

the rear facade extension and 3-part
dormers have been deliberately
balanced with the proportions of the
existing building and its neighbours.

– 14 –
 Carl Turner Architects
London

PRECEDENTS

A selection of high quality, bespoke rear additions, interiors and glazing

– 15 –
 Carl Turner Architects
London

CONSULTATION

Consultation

Our clients have had conversations

with the planning department about
previously submitted schemes. In
particular, the previously employed
architects had a pre-application
meeting on February 28th 2013,
followed with written advice on March
19th 2013 from the Planning Officer,
Simon Smith.

We have endevoured to take his

feeback into account when submitting
our own revised scheme, in particular
with regards to the comments about
the rear elevation dormer window and
window openings on the ground and
lower ground floors.

We believe that our submission is

a thoughtful and sensitive design,
which is more suited to the standards
of the Oxford Gardens / St Quintin
conservation area than the previously
submitted scheme.

Please find more details about the

previously submitted scheme (later
withdrawn) as well as the written advice Previously submitted scheme by Architects Retrouvius.
in the appendices. Drawing on left: Existing Rear Elevation
Drawing on right: Proposed Rear Elevation

– 16 –

Slip House, London SW2
- RIBA Manser Medal Winner 2013
- Featured on Grand Designs 2012
- Part of Open House London 2012
Studio
At Carl Turner Architects we are unique
in providing a holistic integrated
design service, including architectural
design, interior design, furniture
design, project management and full
building services.
We believe in user-centred design, in
responding to the site, and in
generating the concepts for each
project from this starting point. We
author and implement every aspect of
a project in order to deliver innovative
design solutions and high quality
craftsmanship.
For a young practice we have
developed a broad portfolio of projects
in the residential and commercial
sectors, which has allowed us to
develop an informed knowledge of
material capabilities. Our experience
in delivering built projects informs our
role as architects and strengthens our
ingenuity as designers.
Carl Turner
MA (RCA), RIBA, ARB
Born in 1966, Carl gained a first class
honors degree at Southbank University
before undertaking an MA at the
Architecture Department
of the Royal College of Art
in London.
The RCA provided a foundation for
collaboration and working across
platforms with an integrated approach;
He sees his approach to design and
construction as an extension of his
experience there as a ‘maker’.
After working for Norman Foster on the
Citibank Tower, and Penoyre and
Prasad on various community based
projects, after running a previous
practice for 5 years (Turner Castle)
Carl set up Carl Turner Architects in
2006.
Carl has taught at the Architectural
Association, London and the Royal
College of Art in London. He is
currently an External Examiner at
Southbank University, and teaching at
Brighton University.
Carl Turner Architects
London
PRACTICE PROFILE
Carl is also a panel member of The
Southwark Design review Panel.
Carl Turner Architects have recently
completed a bespoke eco house in
Brixton. The project was filmed for
Grand Designs new series 2012.
The practice was runner up in the AYA
Small Project Architect of the Year
Award 2012 and were winners in the
one off house category 2013
Ochre Barn, Norfolk
- Featured in Dwell Magazine, the Sunday
Telegraph
- Shortlisted for Architect’s Journal Small
Projects.
– 17 –
 Carl Turner Architects
London

PRACTICE PROFILE

Residential Projects

Carl Turner Architects have extensive

experience in designing and building
award winning residential projects
around the UK.

Some relevant projects include Two

Tone, completed in 2007. This project
extended the full width of a typical
topological Victorian Terrace house
and provided a generous living,
kitchen space.

Some more notable examples of our

successful small projects can be seen
in the adjacent images. For example
Slat House, an unusual two – storey
extension, and sophisticated
remodelling of a 1930’s semi-detached
house, to provide an extra bedroom,
bathroom and study/ garage.

More recently, Slip House was

awarded a Manser Medal in 2013, as
well as the AYA award for the best one-
off house. Our project Stealth Barn
was shortlisted for the Architect’s
Journal Small Projects 2012. Clockwise from top left- Two
Tone, Slip House, Stealth Barn,
Slat House.

– 18 –
 Carl Turner Architects
London

APPENDIX:
PREVIOUS SUBMISSION
(LATER WITHDRAWN)
PP/12/03627

Previously submitted scheme PP/12/03627

Lower Ground and Ground Floor Plans. (not to scale)

– 19 –
 Carl Turner Architects
London

APPENDIX:
PREVIOUS SUBMISSION
(LATER WITHDRAWN)
PP/12/03627

Previously submitted scheme PP/12/03627

First and Second Floor Plans. (not to scale)

– 20 –
 Carl Turner Architects
London

APPENDIX:
PREVIOUS SUBMISSION
(LATER WITHDRAWN)
PP/12/03627

Previously submitted scheme PP/12/03627

Third Floor Plan and Rear Elevation. (not to scale)

– 21 –
 Carl Turner Architects
London

APPENDIX:
PREAPPLICATION ADVICE FOR
PREVIOUS SUBMISSION
PRE/PP/13 /00128/LEV 3

Planning and Borough Development

Kensington Town Hall, Hornton Street, LONDON, W8 7NX

Executive Director Planning and Borough Development

Jonathan Bore
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– 22 –
 Carl Turner Architects
London

APPENDIX:
PREAPPLICATION ADVICE FOR
PREVIOUS SUBMISSION
PRE/PP/13 /00128/LEV 3

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