ECCLESTON SQUARE MEWSLondon SW1

Studio-QP R I M E P R O P E R T I E S

A RARE CHANCE TO ACQUIRE AN UNMODERNISEDFREEHOLD MEWS HOUSE

WITH FULL PLANNING PERMISSION TO ENLARGE AND REDEVELOP

The project has been progressed to the point of being ready to commence construction to enlarge the existing footprint

from 1,481 sqft to create a large lateral-floorplate family house of 2,602 sqft over four-storeys, in an extremely private and discrete location

in the heart of SW1.

The property would suit a prospective purchaser looking to build their ‘dream home’

to create a bespoke residence tailored to their own specific personal style.

The current property is a 3-bedroom two-storey mews house located in an end-of-terrace south-facing corner position in a very quiet cul-de-sac. It is currently laid out over ground and first floor levels, with

a further attic room and substantial loft space naturally lit by skylights. It is exceptionally spacious and bright, being filled with natural light due to the benefit of possessing windows on three sides,

with rear and side aspects out over quiet adjoining garden courtyards.

This property offers a unique opportunity to acquire an unusually deep-footprint mews house ready for upgrade, with planning consent and fully detailed architectural, engineering, and interior designs

for complete new-build redevelopment.

EXISTING FLOOR PLANS73 ECCLESTON SQUARE MEWS SW1V 1QN

Approximate Gross Internal Area: 1,481 sq ft / 137.6 sq m *

All dimensions and areas shown on plan are approximateand subject to minor variations, and are not intended to beused for carpet sizes, appliance sizes or items of furniture.

These particulars are produced in good faithto be as accurate as possible, however these plans

are for indicative purposes only, and are not drawn to scale unless stated.

Ground Floor 730 sq ft First Floor 721 sq ft Second Floor 525 sq ft *( incl. 30 sq ft with >1.5m Headroom )

Note: The majority of the Loft Storage

has reduced headroom under the roof slopes,therefore only the central area with >1.5m headroom

is included in the quoted GIA area figuresin accordance with RICS guidance.

*

Total Internal Area Shown on Plan:1,976 sq ft / 183.6 sq m

PROPOSED REDEVELOPMENT

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SUMMARY OF ACCOMMODATION

Arranged over 2,602 sq ft

Entrance HallKitchen

32’ open-plan Reception / Dining RoomMaster Bedroom Suite

2 /3 further Double Bedroom SuitesStudy

Media / Family RoomBuilt-in Bar Area

Wine CellarGuest Cloakroom

Utility RoomRoof Terrace / Winter Garden

Access to Eccleston Square GardensPrivate Parking

Local Authority: City of Westminster

Tenure: Freehold

PRICE ON APPLICATION

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This unmodernised property has been primed ready for upgrade;

the project has a full consultant team appointed, detailed construction plans drawn up,

party wall awards negotiated with neighbours, and Westminster’s construction management plan

submissions signed-off.

A competitive tender process has established robust project costs,

selected suitably-experiencedbasement and main building contractors, and is ready for a prompt start on site.

The property will appeal to buyers keen to create a bespoke home who value the benefit of the

de-risked project advancement carried out to date, enabling them to progress quickly without the time,

expense and uncertainty of undertaking the full design and planning process themselves.

The architecture and interiors have been designed to a very high-specification finish

- as detailed at the end of this brochure - and these design proposals are illustrated

by a gallery of computer-generated visualisations over the following pages.

BESPOKE DEVELOPMENT OPPORTUNITY

LIVING ROOM

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DINING ROOM

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KITCHEN

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MEDIA / FAMILY ROOM

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STUDY / LIBRARY

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MASTER BEDROOM SUITE

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MASTER BATHROOM

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MASTER BATHROOM

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ROOF TERRACE / WINTER GARDENwith 7.4 sq m Sliding Openable Rooflight

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EXCLUSIVE OUTDOOR SANCTUARY

The property comes with the benefit that the legal title has the protected right to maintain key access to the private gardens, barbecue area,

and tennis court of Eccleston Square (for a small annual membership fee).

These gardens are meticulously cared for by a dedicated team of gardeners for the exclusive benefit of the square and mews residents;

having won numerous awards for the best garden-square in London over recent decades, the tightly-restricted access is now highly prized in the neighbourhood.

PRIVATE GARDEN IN ECCLESTON SQUARE

Enjoy peace and relaxation within the beautifully landscaped mature gardens of Eccleston Square. The gardens provide

ample space for exercise as well as offering a spacious outdoor sanctuary; tranquil space

to escape the hectic pace of the city.

A children’s climbing frame and play-area, a private all-weather tennis court,

and a dedicated barbecue and picnic area are all maintained for residents’ use.

Eccleston Square is considered one of Pimlico’s premier addresses; the square and its adjoining mews were planned as a 3-acre site in the 1840’s by Thomas Cubitt, London’s leading master builder of that era. His renowned stucco-fronted terraces, leafy squares, and private cobbled mews streets can be seen throughout the prime residential neighbourhoods of Belgravia and Pimlico.

Buckingham Palace, Tate Britain, The Saatchi Gallery, Westminster Abbey, The Houses of Parliament, Whitehall and much of central London’s prime heritage and Royal Parks are located within easy walking distance.

There is a fantastic choice of prestigious local schools close by, including the renowned Westminster School, Francis Holland School, Sussex House, and Eaton Square School.

This end-of-terrace house nestles at the end of a quiet cul-de-sac on a private mews road (not adopted by the highway) which creates an extremely discreet, secure and private location. Simultaneously it is conveniently close to all the local shopping, culture, cafes and restaurants of Pimlico, Lower Belgravia, and the recently regenerated Victoria, as well as a multitude of transport links (British Rail, Gatwick Express Victoria, Circle and District lines).

Close nearby are the boutique speciality shops and restaurants of Elizabeth Street and Eccleston Street, the antique shops on Pimlico Road, the weekly farmer’s market in Orange Square, Peter Jones on Sloane Square, and the designer boutiques of Sloane Street and the King’s Road.

In recent years this private mews has been substantially upgraded, and has acquired a reputation for its strong community and regular convivial residents’ street parties.

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LOCATION

DEVELOPMENT PROJECT PARTICULARS

STRUCTURAL ENGINEERING:All requisite Structural Engineering design calculations, drawings, and supporting Structural Methodology Statement (SMS) for both the basement excavation and new structures have been produced by suitably-qualified structural and civil engineers at Elite Designers Ltd.

GEOTECHNICAL INVESTIGATIONS:A 10-metre deep borehole - with associated laboratory analysis - has been carried out by Fastrack Site Investigations Ltd to analyse geotechnical and hydrological site conditions, as well as an excavated trial pit to establish existing and adjoining building foundation details.

FLOOD RISK ASSESSMENT:Technical research into the local site flood risks - established at safe “low” to “very low” levels - has been carried out by Evans Rivers and Coastal Ltd.

PARTY WALL AWARDS:Schedules of Conditions have been drawn up and Party Wall Awards have been painstakingly negotiated with all 14 freehold and leasehold title owners in 5 adjoining buildings by an impartial Party Wall Surveyor at Spencer Architecture Ltd in accordance with the legal requirements of the Party Wall Act 1996. These awards are awaiting a start-on-site commencement date prior to execution.

PROJECT MANAGEMENT & DELIVERY:A competitive tender process has been undertaken between five suitably-experienced main building contractors, and a preferred construction team has been selected. A fixed-price industry-standard JCT Building Contract has been drawn up, the construction programme has been established at a sensible 11 months, and robust project costs are defined (and while confidential, can be shared with a successful purchaser).

Momo & Co Design Ltd have also been retained to provide ongoing professional project management by overseeing delivery of the project during construction.

CONSTRUCTION MANAGEMENT PLAN:In accordance with the requirements of Westminster City Council’s ‘Code of Construction Practice’ legislation effective from July 2016, a detailed Construction Management Plan submission has been prepared and submitted by the selected main contractor and their specialist basement contractor, governing procedures, rules, and restrictions that apply to the project for the duration of construction works on site. This submission has provisionally been signed-off by Westminster’s Environmental Inspectorate officers (subject to any final client amendments).

AN UNUSUALLY DEEP & BRIGHT MEWS HOUSE, READY FOR UPGRADE:The current property is a 3-bedroom two-storey mews house located in an end-of-terrace corner position on the north-west side of Eccleston Square Mews, which falls within the Pimlico Conservation Area. The location is extremely quiet and private, and the footprint of this property is the deepest and largest of all 37 terraced houses in this mews.

It is currently laid out over ground and first floor levels, with a further attic room and substantial loft space naturally lit by skylights. Unusually for a central London mews house it is filled with natural light, with aspects on three sides; ontop of five windows in the front elevation, it is currently served by five windows in the rear elevation and a large window on the side elevation fronting onto Belgrave Road, all of which look out over quiet adjoining garden courtyards.

A team of professional consultants have been appointed to undertake the full design and planning process, including structural engineering design, detailed technical research and site analysis on geotechnical and hydrological site conditions, party wall awards, and a bespoke interior fit-out design and specification. Over £160,000 has been expended to date progressing the project ready to start construction; the appointed consultants are summarised below.

ARCHITECTURE & PLANNING:An award-winning architect-led design team at Studio-Q Developments Ltd have drawn up contemporary designs for a comprehensive new-build redevelopment of the property to create a reconfigured four-storey 4-bedroom family house, to suit the existing property owners.

Extensive consultations with neighbours and the local planning department, and a series of four planning applications over a number of years were required to secure full planning consent for the proposed redevelopment. Permission under application ref. 18/09016/FULL was granted by Westminster City Council dated 17.12.2018, which remains valid for construction to commence within 3 years.

Plans and photographs of the existing property, as well as the proposed architectural and engineering plans and technical reports can be viewed and downloaded from the planning submission documents on Westminster City’s Planning website, under ‘Property History’ or the ‘Application Reference’ above, or at this weblink: https://idoxpa.westminster.gov.uk/online-applications/propertyDetails.do?activeTab=relatedCases&keyVal=001QFKRPLI000

INTERIOR DESIGN:A fully detailed interior fit-out design and specification package has been drawn up by Momo & Co Design Ltd. Notable bespoke elements include a comprehensive hand-crafted joinery package, oversized sliding glazed pocket partition-doors, an extremely large sliding glass rooflight, and a unique cantilevered ‘floating’ staircase (example details illustrated overleaf). If preferred, a purchaser would still have the scope to refine the interior design and specification to create a bespoke home tailored to their own specific personal needs and style.

Select examples of the architectural and interior design plans

which form part of a fully detailed tender and construction

documentation package which has been drawn up

to deliver the project to a bespokehigh-specification finish.

These examples form only a snapshot part of

a package of more than 140 detailed architectural and interior design drawings,

all of which are subject to contractual agreements and copyright,

but can be made available to a successful purchaser on negotiation.

PROPOSED FLOOR PLANS73 ECCLESTON SQUARE MEWS SW1V 1QN

Approximate Gross Internal Area:2,602 sq ft / 241.70 sq m

These drawings have been prepared in order to assist prospective purchasers to form

an understanding of the potential of the property to provide a substantial family home.

However these plans show proposed new-build designs and as such are for indicative purposes only,

and are not drawn to scale unless stated.

Bedroom 04is an AlternativeDevelopment Optionto Winter Gardenif Preferred

Proposed Basement 668 sq ft Proposed Ground Floor 726 sq ft Proposed First Floor 721 sq ft Proposed Second Floor 487 sq ft( incl. 27 sq ft Reduced Headroom )

DESIGN SPECIFICATIONGENERAL SUMMARY

Silver-washed solid oak herringbone parquet flooring with • double-block inlay perimeter border to all hallways, landings, reception and main living rooms.

Bespoke fitted joinery throughout the property, incorporating • solid-panelled ash-grey oak doors, feature moulding and inlay details, antiquated mirrors, artwork/sculpture display pockets, concealed internal lighting, and integrated architectural ironmongery.

Master suite with thick pile wool carpet, full-height silk panelling • behind silk tufted headboard, and bespoke fully-fitted wardrobes and integrated dressing table to en suite dressing room.

Bespoke fully-fitted study with full-height library shelving, sound-• proofed via sealed bi-folding glass partition wall system.

Bespoke cloak storage cupboards to entrance hallway featuring • antiquated mirrored fronts.

Generous floor to ceiling heights between 2.75-2.9m across the • first floor bedroom suites and across all the principal living areas on the lower two floors, each of which incorporate coffered ceilings with concealed dimmable LED feature lighting.

19 new traditional casement and box-sash double glazed windows • on three elevations, with toughened and laminated security glass on all ground-accessible levels.

Three walk-on glazed floor-lights, including an extra-large 3.6m • wide bespoke unit directly under the two main front ground floor windows, designed - in combination with the staircase lightwell - to bring lots of natural light into the basement accommodation.

Full-height plantation shutters or full-length, black-out lined, • textured linen curtains to all principal rooms.

ENTRANCE HALL, STAIRCASE AND LIGHTWELLSpacious entrance hallway and generous landings at each level.•

Bespoke hand crafted solid oak floating open-riser staircase • treads cantilevered from a curved structural steel spine, with frameless glass balustrades, in a contemporary design wrapped around an open lightwell to filter natural light down through each landing to basement level.

Frameless 2 sq m fixed rooflight centered over staircase lightwell • at second floor level.

Original brickwork on the staircase side-wall exposed as a rough-• hewn feature, with concealed wall-wash lighting from behind bespoke nickel handrails to highlight the heritage of the building.

Three large bespoke sliding glazed partition doors creating clear • archway openings up to 2m wide between the hallways and each of the three principal reception rooms at basement (media/family room), ground (living/dining room) and second floor (winter garden) levels.

BATHROOMSMaster en suite bathroom with honed ivory travertine • countertops, vein-matched marble slab tiling, walk-in shower with Hansgrohe rainmaker shower head and rough-hewn slate feature wall, bespoke double vanity unit and mirrored wall cabinets, and freestanding double-ended bath.

Bespoke built-in mirrored cabinet and vanity units with stone • countertops, tiled floors and walls, walk-in wet room showers, privacy blinds, and concealed LED feature lighting to all other en suite bathrooms and guest wc.

KITCHENContemporary custom designed fully integrated kitchen, with • bespoke handmade cabinetry and centre island / breakfast bar with Italian bianco carrara marble tops and splashbacks.

Full suite of Gaggenau professional 400-series appliances • including combi microwave- & steam- ovens, cooktops, industrial extractors, refrigerator, freezer, wine cooler, dishwasher etc, and a polished chrome Quooker tap for instant boiling water.

Fully fitted utility room in the basement with a large range of • built-in storage units, freestanding Miele washing machine and tumble dryer, and adjoining racked storage room.

BAR AND WINE CELLARBespoke bar area with built-in joinery and display shelving, drinks • fridge, ice-maker, marble countertop, and sliding pocket doors.

Bespoke built-in wine wall by Spiral Cellars lining basement stairs • to create a state-of-the-art display cabinet with concealed LED display lighting, 144-bottle capacity, and optimised climate control.

DESIGN SPECIFICATION (cont.)SECURITY

Four panel solid timber security front door with security glazed • top light above, with traditional painted timber pilasters and lead clad canopy around front door.

Full colour video entryphone system linked to all main floors. •

Banham monitored intruder alarm and smoke detection systems • which can be linked directly to police response.

Provision for day/night CCTV dome camera with built-in memory • for automated footage capture.

ROOF TERRACE / WINTER GARDEN Bespoke sliding fully-openable flat rooflight over winter garden, • over-sized frame of 3.5 x 2.6m to give a clear opening of 7.4 sq m, with solar control glass, and remote push-button electrical operation with automated rain sensor override.

Rooflight includes electrically operated black-out and sheer • blinds for complete sun and daylight control.

Fully wet-sealed Welsh slate flooring with linear slot drain.•

EXTERNALTraditional granite cobbles to the mews driveway, with traditional • blue-black stable block bricks to forecourt to match heritage originals, reinstated where missing.

Integrated cantilever parasol to provide sunshade to front bench • forecourt seating area.

Automatic irrigation system to water planters on front forecourt, • in winter garden, and on rear roof terrace.

Exclusive use of private parking space infront of the property.•

HEATING AND PLUMBINGDedicated plantroom in basement housing all heating equipment • and u/f manifolds, water tanks, pumps and back-up systems, electrical and gas distribution boards etc.

High performance Valliant combination boiler and 300L Megaflo • cylinder to provide fully pressurised hot and cold water system throughout with heated chrome towel rails in each bathroom.

Wet underfloor heating system throughout, with individual Nest3 • thermostatic-control to each living area via 8 separate zones.

Helios flush-mounted high-capacity silent extract fans to all • bathrooms, utility room, and guest wc.

Climate-control ventilation to the basement accommodation.•

LIGHTING, ELECTRICAL, AUDIO-VISUALLutron Grafik Eye QS lighting control to all main living areas • offering 5 different programmable modes.

Provision for electric remote controlled black-out blinds to be • linked to programmable lighting modes.

Integrated Sonos multi-room audio system to distribute separate • zones of audio throughout all floors of the home, with in-ceiling speakers installed in the media/family room, kitchen/dining area and living room, and master bedroom suite, and waterproof outdoor speakers in the bathrooms and winter garden.

Media room with 65” OLED Ultra-HD television, 5.1 surround • sound, and bespoke joinery for the full cinematic experience.

Comprehensive CAT6 Data and SKY+ TV cabling and socket • infrastructure, and Wi-Fi data network throughout the house.

Designer built-in internal light fittings throughout property, • including low voltage downlights, concealed wall-wash units, feature wall sconces, and central statement chandeliers or pendants to the primary rooms.

5 Amp electric sockets to principal rooms to enable control of • floor and side lamps on separate switch circuits.

Boosted 7.22kW fast electric car-charging power socket at front.•

P R I M E P R O P E R T I E S

The information in this document is indicative and is intended to act as a guide only as to the proposed redevelopment and finished product.

Accordingly, the finished product may vary from the information provided. All images marked ‘CGI’ are computer generated visualisations illustrating the current designs

for the proposed redevelopment, and may be subject to refinement during construction. The dimensions given on plans are rounded and subject to minor variations and are not intended

to be used for carpet sizes, appliance sizes or items of furniture. These particulars should not be relied upon as statement of fact or representation

and applicants must satisfy themselves by enquiry, inspection or otherwise as to their correctness, and seek their own professional advice.

This information does not constitute part of a contract or warranty.