Phillimore Lodge is a beautifully proportioned, newly developed 4,756 sq ft family home. Located in the heart of Kensington, this house is in close proximity to the shopping hub of Kensington High Street as well as being a stone’s throw to both Hyde Park and Holland Park. This beautiful home is comprised of 5 bedroom suites, extensive reception areas and

a large garden.

ENTRANCE HALLWAY

This welcoming entrance sets the tone of the house, with the pairing of contemporary interior design and the existing period features. The ornate, original staircase is a prominent feature, highlighting the character of the house.

FORMAL RECEPTION

The formal reception room dominates the majority of the first floor, and is entered through a set of central double doors. The room itself is created out of two separate seating areas, the East end focusing on the fire place and the West around the TV. The large windows at both ends of the room allow for amazing light throughout the day.

KITCHEN

The kitchen is Baulthaup designed, and is fully fitted with Miele appliances. There is a feature marble splashback and contrasting stone surfaces. There is ample storage and built in breakfast table with banquette seating for more informal dining overlooking the rear garden.

DINING ROOM

The dining room can be entered from the hall, or alternatively through sliding doors to the kitchen. The dining table seats 8 people and features a central bespoke chandelier.

READING ROOM

The reading room is located on the half-level landing just below the first floor and is one of the prominent features of the property. The room is dressed with bespoke furniture and feature wallpaper. It benefits from amazing ceiling heights and a large window overlooking the rear garden.

MASTER BEDROOM SUITE

This beautiful master bedroom is dressed entirely with bespoke furniture and includes a large custom designed walk-in dressing room.

MASTER BATHROOM

This bathroom is clad with porcelain tiles and highlighted with polished Calacatta marble. Features include his and hers vanity units, a large bath and a separate rainfall shower. The bespoke fitted cabinetry provide ample storage.

GUEST BEDROOM SUITES

The guest bedrooms are all generous in size, fitted with hand painted joinery and all designed and dressed in individual styles. The guest bathrooms are fitted with Waterwork’s tapware and are also individually designed with feature stone and mosaic flooring.

STUDY

This room can be used as a study, or as a fifth bedroom. It features built in wardrobes and has a large East facing window allowing for lots of natural light.

PLAYROOM

Located on the fourth floor this space lends itself perfectly to being a playroom, with generous storage and a fitted television, while the Velux windows provide natural light to the room.

FAMILY ROOM

This is the ideal family room, fitted with bespoke washed oak joinery featuring clean line shelving and a central 65 inch TV. The room is dressed with a large L shaped sofa, and has double doors leading on to the rear garden.

GARDEN

On the east side of the house is a terrace accessible from the ground floor, which leads down to the large 57 ft rear garden. At the front of the house there is a landscaped courtyard with planted borders and a feature stone bench.

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LOCATION

Ideally situated in the heart of Kensington, on a wide and very quiet road just set back from Kensington High Street yet only a short walk from both Hyde Park and Holland Park.

RAISED GROUND FLOOR

1 Entrance lobby (6.9 x 10.5 sq ft / 2.1 x 3.2 sq m) 2 Entrance hal lway (8.2 x 36.1 sq ft / 2.5 x 11 sq m) 3 Kitchen (13.1 x 23.6 sq ft / 2.1 x 3.2 sq m) 4 Dining room (12.1 x 14.8 sq ft / 3.7 x 4.5 sq m) 5 Powder room (3.6 x 8.2 sq ft / 1.1 x 2.5 sq m) 6 Reading room (9.2 x 10.2 sq ft / 2.8 x 3.1 sq m) 7 Reception (13.1 x 39 sq ft / 4 x 11.9 sq m) 8 Powder room (6.9 x 5.6 sq ft / 2.1 x 1.7 sq m)

9 Master bedroom (13.1 x 17.1 sq ft / 4 x 5.2 sq m) 10 Master dressing (13.1 x 6.9 sq ft / 4 x 2.1 sq m) 11 Master bathroom (8.2 x 13.1 sq ft / 2.5 x 4 sq m) 12 Guest bedroom 1 (13.1 x 14.4 sq ft / 4 x 3.2 sq m) 13 Guest bathroom 1 (6.9 x 10.5 sq ft / 2.1 x 3.2 sq m) 14 Study (8.9 x 13.1 sq ft / 2.7 x 4 sq m) 15 Guest bedroom 2 (13.8 x 13.1 sq ft / 4.2 x 4 sq m) 16 Guest bathroom 2 (8.9 x 4.9 sq ft / 2.7 x 1.5 sq m)17 Family bathroom (13.5 x 6.9 sq ft / 4.1 x 2.1 sq m)18 Guest bedroom 3 (13.5 x 12.8 sq ft / 4.1 x 3.9 sq m) 19 Guest dressing 3 (6.9 x 6.9 sq ft / 2.1 x 2.1 sq m)

FIRST FLOOR SECOND FLOOR THIRD FLOOR

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3

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56

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911

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FOURTH FLOOR LOWER GROUND FLOOR SITE PLAN

20 Playroom (10.5 x 25.9 sq ft / 3.2 x 7.9 sq m)21 Garden room (8.2 x 11.2 sq ft / 2.5 x 3.4 sq m)22 Powder room (3.6 x 5.9 sq ft / 1.1 x 1.8 sq m)23 Family room (13.5 x 23.6 sq ft / 4.1 x 7.2 sq m)24 Staff bathroom (7.2 x 3.6 sq ft / 2.2 x 1.1 sq m)25 Staff bedroom (12.1 x 11.5 sq ft / 3.7 x 3.5 sq m)26 Laundry (5.6 x 7.2 sq ft / 1.7 x 2.2 sq m)27 BOH entrance hal lway (8.2 x 4.9 sq ft / 2.5 x 1.5 sq m)28 Drying room (7.9 x 7.2 sq ft / 2.4 x 2.2 sq m)29 Plant room (8.2 x 20.7 sq ft / 2.5 x 6.3 sq m)30 Rear garden (57.7 x 28.5 ft / 17.6 x 8.7m)

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SPECIFICATION

Interior Design

• Beautifully proportioned period building with spacious front and rear garden

• Welcoming entrance that sets the tone to a contemporary paired back design throughout highlighting existing period features

• Combination of limestone & light European oak flooring throughout the property with beautifully textured inset rugs

• Bulthaup Kitchen including Miele appliances, feature marble splash backs & contrasting stone top to island and counters. Kitchen includes breakfast/dining space overlooking rear garden

• Feature pendants framing each space including the Entrance, Sitting Room, Dining Room & Kitchen

• Bespoke fireplace to Sitting Room detailed with Statuario marble surrounds

• Master Bedroom design includes bespoke made furniture and custom designed timber joinery to walk in dressing room

• Master Bathroom is clad with porcelain tiles highlighted in polished calacatta marble that runs around the vanity top, bath top, shower floor & wall border details. Contemporary designed polished chrome tapware

• All bedrooms include hand painted detailed joinery, bespoke bedsides & carefully chosen fabrics to beds & selected furniture

• All bathrooms include Waterwork’s tapware, individually designed feature stone & marble mosaic floors

• Media Room joinery includes bespoke designed clean line shelving in a washed oak finish

• Additional airy spaces include the garden room, playroom & reading rooms of which incorporate unique architectural detailing and dressed for purpose

• Separate Staff bedroom & Laundry Room with LG washing and drying appliances

Curtains & Bl inds

• The windows within the property are furnished with various treatments which include: bespoke curtains with contrasting leading edge borders, Roman Blinds, Plantation Shutters & Venetian Blinds

External Landscaping

• The front courtyard has been landscaped to provide a combination of a classic and contemporary feel

• A refurbished garden to the rear has retained some of the mature growth of by-gone years, and seen the introduction of a new lawn, new perennial plants and lighting to create a comfortable family garden

Heating & Cool ing

The property has a blend of a conventional heating system using radiators and a comfort cooling system that can provide heating & cooling to the main reception rooms and 2 primary bedrooms. Bathrooms feature heated towel rails and Electric Under Floor Heating

that can be programmed to user requirements Lighting

Within the main reception rooms there are various chandelier pendants, adding interest within the room designs. The main body of the house is lit with environmentally friendly LED downlights, with dimmable controls to specific locations. The rear garden also features decorative lighting to subtly highlight the planted beds Audio, Visual & Data

User control is offered via bespoke interface iPads. Allowing the home owner control of the lighting and the Crestron Audio & Visual system. The system has SKY & Apple TV installed and ready for user accounts. Blu-Ray compliments the large 65in TV in the media room, along with an easily accessible supplementary plug in for additional equipment (eg Games machine). The property is also equipped with a full wireless network

Security

The property is equipped with an alarm system, with the facility to provide remote monitoring. Both main entrance doors have been upgraded with new Banham locks and accessories

A development by

Tel: + 44 (0) 20 3815 9200 Email: lbradley@cpcldn.com

CONTACT

TENUREFreehold GROSS INTERNAL AREA4,756 sq ft / 442 sq m GROSS EXTERNAL AREA2,344 sq ft / 218 sq m GROSS TOTAL AREA7,100 sq ft / 660 sq m

ACCOMMODATION• Entrance lobby and hallway• Formal reception• Dining • Kitchen and breakfast room• Family room • Master bedroom suite• 3 guest bedroom suites• Study • Garden Room• Playroom• Laundry • Staff bedroom suite• Garden

IMPORTANT NOTICE: The property details and other information contained in this brochure have been prepared in good faith by CPC Group but are not intended to, and do not constitute, an offer, a contract or create any contractual relationship. No description or information of any kind provided by CPC Group , whether written or oral, contained in this brochure or elsewhere (“Information”) may be relied upon as a statement of representation, warranty or fact. Neither CPC Group or its agents make any representation or warranty as to the accuracy or completeness of the Information and accordingly all Information is given entirely without liability on the part of CPC Group and its agents to any prospective tenant or their advisers, agents and representatives. Any plans or photos shown are indicative and cannot be guaranteed to represent the complete interiors/exteriors of the property. Any areas, measurements or distances given are approximate only. It is not possible to scale from any drawings. Any reference to alterations to or use of any part of the property is not a statement that any necessary planning, building regulations or other consent has been obtained. These matters must be independently verified by prospective tenants and their advisers, agents and representatives. All prospective tenants must satisfy themselves by inspection or otherwise as to the correctness and validity of any Information given. Nothing in this brochure is intended and nor shall it be construed as an attempt by CPC Group or its agents to exclude or limit their liability for any liability which cannot be excluded or limited under applicable laws, including liability for

fraudulent misrepresentation or for death or personal injury caused by negligence. © 2016 All rights are reserved.

Brochure by DD LONDON. www.ddlondon.com

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Kensington

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