Our clients bought this duplex flat occupying the upper floors of a converted Victorian warehouse right in the heart of theatreland Covent Garden. Accessed via a lift and a communal staircase the property had front doors at both level 5 and level 6.

Level 6 was arranged as the main living and dining area positioned under the pitched roof it had four large velux roof lights to either side. There were 4 roof terraces two larger ones to the street front and then two smaller ones to the rear of the building overlooking the rear courtyard.

The open plan kitchen was positioned between the two roof terraces on one side under a flat roof beside the main double height room. Adjacent to the kitchen there was spiral staircase leading down to the 5th floor, which was arranged as four bedrooms and three bathrooms, two of which were ensuite.

The spiral staircase arrived in a very large hallway providing access to the bedrooms. In order to keep the spiral staircase link to the level 6 open, fire corridors had been introduced between the bedrooms and the hallway. The reason for this is because you cannot have the escape corridor open to the same volume as the kitchen without fire door.

The original brief was to look at ways to improve the layout so that all the bedrooms would have ensuite bathrooms. Analyzing the plans, we concluded that the existing layout was extremely wasteful of space with the very large hall and the protected fire escape corridors coming in at about 47.3 square meters! all for the dubious benefit of having a spiral staircase open to the large living room above.

Neither was the spiral staircase optimally positioned in the flat arriving towards the middle of the main living space, so our first response was to introduce a normal staircase and to place it at the perimeter of the plan. This led to a reduction in size of the existing kitchen but this was extremely big and very long in the first place, to the extent that it was actually not very practical.

The main living space was almost too big with sofas and dining tables floating around without any firm sense of place. The idea of introducing elements that would break up the space and reinforce areas evolved through many options and finally we settled with the introduction of a fireplace placed in a full height chimneybreast that would divide the sitting area where the television would be positioned from the dining areas and the more formal living and entertaining spaces.

The two rear roof terraces where in reality very small and had poor aspect so the design evolved to roof over these spaces and to make them internal. Large electrically opening roof lights were incorporated into the design to ensure they had good natural light, one was configured as an intimate bar area and the other as a study / reading room.

To ensure that the refurbishment work would exploit all opportunities and bring additional amenities where possible, with the position of the new staircase along the boundary wall adjacent to the kitchen we developed a proposal to continue this staircase upwards to gain access onto the flat roof over the kitchen at 7th floor level and provide a new larger roof terrace.

We approached the freeholder to discuss using the flat roof and negotiated with them to agree a price to purchase this roof and bring it into the demise of the flat. At the same time we also negotiated to purchase the top section of the communal staircase, there was no requirement for anyone other than our client to use the staircase or lift beyond 4th floor level, so conceptually at least, it seemed simple enough. Whilst the agreement with the freeholder was relatively straightforward, the negotiations were detailed and complex including the buildings management company, building control and the London Fire brigade for their safety approval in order that a License to Alter could be agreed.

Extending the internal staircase to give access to the roof terrace required the creation of a pavilion at the top, so a planning application was submitted to include the creation of a new roof terrace. In considering the application the case officer was persuaded that the pavilion and roof terrace where set back enough that there would be not overlooking issues and that it would not be visible from the street, this he discussed with the conservation officer for the Seven Dials area and approval was granted and approximately 37 square meters was created for the pavilion and upper roof terrace.

On 5th floor level the four bedrooms were almost too large in relation to the available ceiling height, as the plan was very deep we grouped the more utilitarian spaces towards the middle of the plan leaving the perimeter with its windows for the bedrooms.

The new clear circulation spaces were designed in order that the sense of length to the corridors was reduced, this was widened at the central orientation point at the base of the new staircase with a fibrous plaster dome reinforcing this central circulation point.

A large laundry room was created directly off this central space with plentiful built in storge and ample area for ironing. Off this room we positioned the hot water storage and the mechanical ventilation with heat recovery system [MVHR] which provides filtered fresh air to all rooms and spaces with the heat form exhaust air being recovered and recycled to provide stable temperatures.

Towards the 5th floor entrance door a large boot room was created with built in joinery providing storage for coats, boots etc but also large enough to accommodate suitcases and luggage.

The layout was reconfigured to provide 5 bedrooms 4 bathrooms and the master suite includes a large dressing room with bespoke cabinetry. The fifth bedroom is configured as a study bedroom and dressing room to complete the master suite which has its own generous hallway off the main circulation space.

With air source heat pumps positioned at roof level, the air supply, extract and temperature to all rooms is controlled with Control4 software installed in the building management system [BMS]. This allows the automation control to all lighting, in ceiling loudspeakers, blinds, curtains alarm and entry systems etc.

The lift control panel was joined into this BMS so that travel above level 04 is restricted to the flat. At the top level of the main staircase a W.C. and small office area was created. The original front doors at 5th & 6th floor were retained for security reasons in case of the unlikely failure of the lift controls so will be locked at night but open in the day.