Bringing forgotten and redundant space to life

It only takes one person to realise the potential of redundant space in a residential block of flats but they then need the wherewithal to make that repurposing actually happen. That takes time, money, vision and the right team. Putting that all together to create a viable project takes patience too, as this case study illustrates.

An interesting licence to alter application begun unfolding in 2016, on the Finchley Road in Hampstead, a key arterial into central London from the north, built in the late 1820s and early 1830s. Then it was a tree-lined road of handsome Victorian then Edwardian villas and mansion blocks. Now it’s still a sought-after place to live, although you have to put up with the constant traffic noise and pollution.

Many of the original villas survived WWII, and by and large, they have been well maintained and most have been redeveloped from single residences into several apartments. One such case is the subject of this Licence to Alter application – an 8-unit apartment block, soon to be 9-units. I say “soon” as that was the intention back in 2016 when the application was opened with us. After many years of no movement, we received information in 2023 to say the project was back on, so we metaphorically dusted off the application – which was sitting on our practice management system with full details to hand, flashing the status ‘on hold’.

So finally, the owner of the space had reached the point where the transformation of this empty (and derelict) basement, which runs the length of the villa, north to south, could be realised. Planning permission had been sought and secured. Structural engineers had been brought in to assess and agree the designs and our colleagues at EK McQuade had issued the Party Wall notices, and undertaken the schedules of condition. In mid 2023, the licence to alter was issued by us and excavation under the front bay and construction commenced to turn the derelict basement into a desirable, 2-bedroom modern apartment.

Tonnes of soil was removed as part of project. The space was water-proofed, pumps fitted, countless meters of structural steels installed, and the water mains were relocated. Major apartment alterations usually affect all flats one way or another, and this was no exception, however all in all, the on-site team managed the construction well, aided by convenient side access which meant the works could be contained and nothing needed to go through the internal common parts.

Some eight years after the initial application, the derelict space had become a lower ground, 2-bed residence. And now the service charge is divided into 9 parts, rather than 8. That of course, is another challenge for the client and their managing agents, because creating a new demise (or a larger demise) impacts the service charge and decisions need to be made regarding the apportionments and wider-reaching lease variations. One carrot for the existing leaseholders following a year or so of disruption, is lower service charges going forward.

For small, medium or large licence to alter applications, the team at EK Licence to Alter acts for landlords and leaseholders.

Bill Pryke, Director

EK Licence to Alter

Contact us: [email protected]