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BILLY HARVEY, HEAD OF SALES WELCOME TO THE WINTER EDITION OF MEWS NEWS

The countdown to the end of 2023 has begun, and it’s impossible not to feel that the extreme weather and rain of biblical proportions reflects turbulent times at home and overseas.

Here, we’ve seen the property market peak, dip and plateau; interest rates, the cost of living and inflation have all reached record highs. We’re seeing politicians go and some return – it definitely feels like a rollercoaster from where I’m sitting.

I like to think that by now, we’re all a little more resilient, a lot wiser and able to hold our nerve regardless of the economic and political uncertainty. After all, we’ve witnessed and gone through some unprecedented events during the pandemic and the aftermath has required patience, grit and plenty of determination.

Apply all of the above to the property market and actually you have a pretty good formula for sitting tight, listening to a decent agent, taking realistic advice, and accepting that if you’re prepared on the legals, presented it well, priced it sensibly, and are pragmatic about timeframes, your home will sell this year or next. No different, when it comes to landlords wanting to let their property investment – the letting landscape has also lulled, as Mollie Swallow, director and head of lettings explains in her winter market report.

You can read more on my opinion of the market in my interview with property journalist, Zoe Dare Hall. In this issue, mews expert, Martyn John Brown at Everchanging Mews explains how easily we can be taken in by an original mews versus mews-style houses. LB Loves is back again with a suitably festive guide to some of our favourite pubs and restaurants in London’s loveliest mews.

Billy Harvey Head of Sales

billy@lurotbrand.co.uk

020 7479 1912

And that just leaves me to thank you all for taking time to read Mews News throughout this year. We hope to bring you more mews insights in 2024. Until then, all of us at Lurot Brand wish you a Merry Christmas – may you find joy and happiness at home in your own mews.

Edited by Amanda Sharpe

KEEP CALM & CARRY ON

The past year has given buyers plenty of reasons to pause for thought, but it’s not all doom and gloom. Zoe Dare Hall reports.

The new buzzwords we adopt each year are a powerful sign of the times. So here we are, at the end of 2023, with all that pandemic-related jargon we threw with alacrity into every conversation for a year or two relegated to the dustbin of recent history, now replaced by constant mention of the ‘cost of living crisis’ and ‘interest rates’.

In prime London, whose highest echelons of the property market are dominated by cash buyers; where prices have remained more robust than lower down the ladder, the rise in interest rates may have been felt less acutely. But 14 consecutive interest rate rises since December 2021, and food prices up by 12% over the past year, play their part in mood and confidence. Irrespective of how wealthy you are – even if it’s just noting wirily that the cost of courgettes has

There’s plenty of nice property out there.

gone up by 16% and, come to that, gin and chicken are also looking pricier these days.

“It’s been a messy year. People have a sense of ‘what on earth is going on?’ and interest rates have been a big factor in all of that,” comments Billy Harvey, head of sales at Lurot Brand. Inertia has set in among property hunters, he says. “There’s plenty of nice property out there to sell, but buyer numbers are down. Getting them to commit is tricky.”

The political backdrop hasn’t helped inject a sense of stability and optimism, with the nation now in a psychological state of semi-limbo until a date is set for the next general election. It stirs up memories of what felt like an endless hiatus during the Brexit years between the referendum and withdrawal, when no one – politicians included – had a clue what lay ahead.

If there’s one thing worse than bad news, it’s no news, thinks Harvey. It’s that old beast, uncertainty, at play. “At least if it’s bad news, people can plan. In the lead up to an election, people are clearer about what they want to do. But right now, they are waiting for election fever to kick in. They’re drawing breath.”

While war and conflict rages in Europe and the Middle East, Harvey’s advice to buyers to “Keep calm and carry on” comes with a sobering resonance. As an election approaches, he adds, “there is always a flight to quality. If your property is turnkey and you have everything lined up so that a sale can go ahead smoothly, you’ll be fine”. But he is already seeing a reluctance among buyers to accept anything that is less than perfect.

House-hunters are similarly deterred by properties needing improvement. “They are still worried about the higher cost and lead times to get materials and labour, since Covid,” Harvey explains. “We used to sell houses with tenants in easily. Now it’s a no-go. People want a property with no warts or compromises. They are feeling a real lack of confidence and drive, and if they sense there’s an issue, they tell themselves it’s not the right time anyway. They have a very fragile mindset.”

And hesitant buyers make for twitchy sellers. Whether they are trying to sell a £4m house or £500,000 studio flat, “it’s the same issue,” says Harvey. “I have to tell both of them that it’s not their property, it’s a sticky market. If you’re under pressure to sell for debt reasons, for example,

It’s not doom and gloom.

you need to be aggressive on price. You will still achieve a fair price for your property. It’s not doom and gloom. It’s just challenging and sales are taking longer.”

The forecasts don’t suggest the inertia will last too long either. Interest rates have stalled at 5.25% and seem unlikely to rise further. Inflation has peaked and is predicted to hit sub-5% by the end of the year. Prime London rents rose by 5.4% this year and, though prime prices fell by -3%, according to Statista, and little growth is likely next year, from 2025 they start to climb upwards again, with an estimated 8% growth between now and 2027.

“Hold your nerve,” says Harvey. And have a peaceful festive season and new year. See you then!

BY ZOE DARE HALL

Property Freelance Journalist of the Year 2021, International Property Journalist of the Year 2021, Lifestyle & Interiors Journalist of the Year 2021 (Property Press Awards)

MOLLIE’S WINTER LETTINGS REPORT

Director, Mollie Swallow sums up the rollercoaster rental market in 2023 and looks ahead to what 2024 has in store.

Director - Head of

2023 has certainly packed a punch when it comes to turbulent events –starting with the consequences of the mini budget, then facing a huge supply and demand deficit. We saw mews houses in great demand with multiple offers from eager tenants on the majority of properties available for rent and were busy securing good tenants almost immediately. The first half of the year, saw us achieve either the full rental asking price or above, for 96% of all new deals agreed.

Around the mid-point of the year, there was a shift in market momentum; it took a while for people to get their heads around the new environment. Across the sales market, we saw purchasers take a step back, which, in turn, transferred to the lettings sector. The previous excitability from tenants has been replaced by a more measured attitude about what they are willing to pay to rent and we have had ‘the conversation’ with landlords, to manage their expectations as the lettings landscape reins back to a more ‘normal’ level bringing economic challenges.

From September, the biggest change has been a decline in demand for property. Frustratingly, the more corporate agencies have continued to over-value stock; and the press has falsely communicated that the market is still as buoyant as it was much earlier in the year. As on the ground agents, we see this is definitely no longer the case - enquiry levels are down and tenants are feeling the pinch. The re-set button has been pressed, so we have returned to a period where price negotiations are a fact of ordinary lettings life.

On a positive note, we’re seeing a trend in landlords migrating back to quality agents in their droves. Sensible, accurate and honest advice has really cut through the noise over the last year. We have had multiple landlords return to us, sometimes with their tails between their legs, after taking advice from other agents promising huge prices and instant tenancies agreed. This, as we explained at the time, did not

come to fruition. What did, was our upfront advice and accurate pricing – then and now, which subsequently resulted in great results for our clients.

Looking ahead to 2024, my biggest piece of advice to landlords and would-be landlords, is to make sure you instruct an agent who is working in your best interests. Find an agent, who is willing to give you honest opinions, some of this may not sit well, but do not take them personally. Remember, they are working to achieve the best possible outcome for you. Trust in their advice, which should allow you to navigate through tricky times ahead, and you will get the result they predicted and you want.

Amid the upcoming election mania, manifestos and promises from all parties, which will have their up and downsides for landlords, one thing that does stay constant, is our skill and experience at steering and supporting clients through all these scenarios. We are always happy and available for a chat whatever your circumstances, plans and timescale, whether this year, or next, our doors are open.

All of us here in the Lettings team at Lurot Brand, wish you a very happy Christmas and New Year.

Mollie Swallow

EVERCHANGING MEWS - SPOT THE DIFFERENCE BETWEEN ORIGINAL MEWS & MEWS-STYLE HOUSES

Martyn John Brown at Everchanging Mews, compares and contrasts the authentic mews house with those built to replicate the appearance of the original properties. It’s a never-ending debate and comes down to personal preference.

What you see is not necessarily what you get and this is very much true looking at the variety of mews we see around London today. At first glance, the mews simple structure with its repetition in exterior style, scale and character, can trick a passer-by into believing they are all cut from the same cloth; but a closer inspection will soon unravel this theory.

No different, than considering a Georgian house and a neo-Georgian house to be the same.

Traditional Georgian houses were built during the period spanning between 1714 and 1830 when four British Kings – all named George – reigned in succession.

Broadly speaking, the Georgian architectural style is identified by symmetrical façades, often built with brick and stone, and with timber sliding sash windows. Front entrances were often embellished with pediments, arches, and columns; interior spaces featured high ceilings, and decorative ceilings, designed to show their craftsmanship and make the best of available natural light.

Whereas Georgian proportions and symmetry continue to exist outside of their historical origins, new developments are accompanied by the prefix ‘neo’ to

signify ‘a (new) combining of forms’, or ‘a recently modified design form’. This is often interpreted as a neo, starting off as the real thing, but then straying from its original Georgian architectural fundamentals. Over time, neo-builds have deviated even further from the original, and created a dislike of the neo-Georgian designs, regarded as pastiche and unoriginal.

Similar opinions have been aimed at mews properties because of the true contrast between an original mews and the more modern equivalent – known as the mews-style.

Mews properties may be considered in two ways:

1. An original/authentic mews

2. A mews-style property

Fundamentally, the difference between old and newer mews is their original purpose. An original mews was built to accommodate a lifestyle centred on horses, whereas those built in a ‘mews-style’ were simply designed as homes for people.

All the authentic mews include at least one recognisable example of a historic mews property.

Mews-Style: Bulmer Mews

Mews-Style: Elnathan Mews, Modern mews-style Modern Neo-Georgian style house

Traditional Georgian house

Authentic Mews with numerous modern additions: Manson Mews

Authentic Mews: Baynes Mews

Understanding this is important, as mews properties evolve through time by usage, development, statutory controls or other technical changes and imposed restrictions.

Having a definition of what is an authentic mews is needed. At ECM we have created a database of all known original/authentic mews and mews-style properties in London. This is an on-going process to take into account the number of mews-style properties being built and to re-categorise the authentic mews disappearing through re-development.

This is becoming all too common these days, especially in mews streets.

The definitions used are based on the historical information evident from published sources and from observation. Our primary requirement is that an authentic mews retains a historical equine connection and rules out more modern developments – i.e. those mews-styled to evoke the feeling of a mews development, or which merely use the name ‘mews’. Our records indicate that there are now 391 original/surviving mews.

Original/Authentic Mews

Our definition of an original/authentic mews is - a lane, alley, court, narrow passage, cul-de- sac, or back street, originally built behind houses in the 17th, 18th and 19th Centuries. The purpose was to provide access for stables or coach house accommodation (often with associated living accommodation). This now contains original and modernised mainly residential dwellings, some with commercial premises. In an authentic mews at least one of the properties still has recognisable features from the original mews but others may have been re-developed and no longer do.

A mews property would probably originally have consisted of a coach house with stalls for the horses with possibly, a loose box or yard for the horses. On the upper floor, there would be accommodation for the grooms or stable hands and space for the storage of hay and grain. Mews properties were very similar and most surrounded a close, cul-de-sac, or plot of land in a coherent and complementary manner.

The differences between an original mews and mews-style property go beyond that obvious at first glance. The way the two types of mews are constructed reflects changes in the origin of their development.

This is becoming all too common these days, especially in mews streets.

On the ground floor a typical mews layout would comprise the coach house, harness room, stables (including grain bins, grain shoots, stalls and loose boxes), together with lavatories and stairs to the first floor living accommodation. Every inch of space was needed on the ground floor to enable sufficient liveable space upstairs.

The original/authentic mews have some of the following identifiable features:

• Symmetry in building mass as well as window and door placement

• Brick, stone, or stucco (brick is most predominantly used)

• Multi-pane sash windows6-20 panes in each sash

• Side-gabled or hipped roof, probably slate covered, sometimes with dormers

• Brick walls in Flemish or English bonds

• Transom window over panelled front door

• Cornice with dentils

Lancaster Mews

Mews-Style

Mews-style construction may also have the following identifiable features:

• Double glazed fenestration

• Mansard roofs with dormers

• Garage doors (often up and over doors)

• Cavity brickwork walls

• Damp proof courses

• Window decorative headers

• Entrance embellishments, such as pediments, arched tops, and ogee caps

Additionally, and subjectively, it is considered that original/authentic mews have more charm due to their details and ornamentation, whereas mews-style have better physical performance due to their more modern specifications.

Unfortunately, some redevelopment will pay little or no heed to the historical architectural context of the mews and the original detailing can leave less desirable features such as: uPVC Windows, faux Georgian-style front doors, porches and pediments, full shutters and metal up and over garage doors, fiddly iron work and a variety of totally unsuitable and incongruous cladding materials and paint finishes.

Many of these features were added prior to the beginning of the 1980’s, when conservation started to became more popular and socially acceptable.

London Boroughs including The City of Westminster, initiated design guidelines for the alteration of mews houses by the owners and their architects.

The Planning and Transportation department at Westminster City Council produced a booklet in 1983 entitled ‘MewsA Guide to Alterations’. This regarded mews as a valuable asset of traditional character, which should be preserved or enhanced by preventing insensitive demolition and needless demolition.

Westminster City Council’s booklet listed the original character of the mews as follows:

• Scale - small scale character denoting their secondary importance with the main buildings they used to serve in the surrounding streets.

• Design and materials - simplicity of design and use of materials.

• Decorative features - motifs and other decorations were added at the end of the 19th Century.

• Enclosure - enclosure to isolate the mews visually from the main streets, through a narrow opening, gate or arch paving – traditional materials such as granite setts.

• Original openings - retaining the original openings.

• Windows, doors, roofs, chimney stacks, and other external features - replicating the design of windows and doors, roofs, chimney stacks, and other external features.

Identifying these characteristics provides clear guidance on what they consider would be acceptable when the former stables are converted into homes. The intention being to avoid creating a pastiche, with decoration and ornamentation such as porticoes, pediments and balustrades used to decorate the façade of the mews house.

Inevitably, some will turn their noses up at mews-style properties; whereas others may consider they have taken the best of what went before and married this with the more modern delights that people now covert.

All of which fuels the developmental conundrums we see within the Everchanging Mews.

FURTHER ADVICE ABOUT LONDON MEWS

This article was written by Martyn John Brown MRICS, MCIOB, MCABE, MARLA, MISVA of Everchanging Mews Limited www.everchangingmews.com and London Mansion Flats Limited www.londonmansionflats.com who is a Chartered Surveyor specializing in Mews and Flats.

Everchanging Mews Limited and London Mansion Flats Limited are owned and run by Martyn John Brown who provides professional surveying advice – for Surveys, Valuations and Party Wall matters contact info@everchangingmews.com, info@londonmansionflats.com or call Martyn on 0207 419 5033.

Mews-Style Elevation

Mews-Style Section

MEWS FOOD & BOOZE

Where better to celebrate the festive season than in some of the most intriguing and welcoming pubs and restaurants tucked away down cobbled mews, or on pretty corners of residential mews streets. Each establishment featured here, has certainly been ‘tried and tested’ by at least one of the Lurot Brand team! All have a quirky character, great atmosphere, and serve not only a cracking pint, but offer delicious menus and you’re guaranteed a warm winter welcome from the staff and the locals.

THE QUEENS ARMS , QUEEN’S GATE MEWS

Tucked away in one of South Kensington’s quiet mews, The Queen’s Arms has stood here since the 1800’s and as such, is an institution for local residents, workers, and passers-by in need of a pick-me-up. Dogs are welcome as is everyone, who from the outside and when they step inside the building, will notice the beautiful Georgian features have been carefully preserved – including wood panelling and a roaring cosy fire in the winter time. The pub is ideally placed for lunch after a walk around Kensington Palace Gardens, or a pre-concert meal or after-show nightcap being a quick stroll from The Royal Albert Hall.

This stylish and quintessentially British establishment offers a great dining and drinking experience in elegant surroundings and retains a genuine sense of community. The menu takes the best of local, seasonal ingredients and British produce to create beautiful and flavoursome dishes, from brunch, to a relaxed lunch, indulgent dinner, casual supper, or an amazing Sunday lunch, The Queen’s Arms offers food fit for a king. As far as the bar goes, they pride themselves on offering an excellent well-chosen choice of traditional cask ales, craft beers – with a craft rotation, so there’s always a few new surprises to try, fine wines and artisan spirits. www.thequeensarmskensington.co.uk

THE THREE TUNS , PORTMAN SQUARE MEWS SOUTH, MARYLEBONE

This is the last of the ‘Three Tuns’ pubs. Before World War II, there were 18 of the same name dotted around London. This remaining Three Tuns is very much a traditional London pub, located in Portman Square Mews, and dates back to around 1841. It’s a family and pet friendly pub, that welcomes locals and visitors in equal measures. A popular haunt for a pint or a Sunday roast with all the trimmings. The inexpensive menu caters well for vegans and vegetarians, and there’s a seasonal Christmas menu as well as a festive buffet menu to cater for casual office parties.

www.greeneking.co.uk/pubs/ greater-london/three-tuns

THE JACKALOPE , WEYMOUTH MEWS

This pub, with a history dating back to 1777, describes itself as, ‘a classic mews pub reborn’. When the Bloomsbury Leisure Group acquired it five years ago within a year it had been returned to the perfect example of a mews pub, but with a distinctive contemporary twist. When you walk in and find traditional leather booths and snugs at the rear, you are not expecting a menu offering ‘hot noodles’ prepared by resident stars Liu Xiaomain – full of spice, flavour and completely addictive. The pub is open six days a week and is closed on Sundays – it does cater for private parties too. In the winter it has an intimate cosy atmosphere and in the summer months, people gather outside for drinks on the cobbles.

www.jackalopelondon.com

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THE GRENADIER , WILTON ROW, BELGRAVE SQUARE

There is a legend surrounding the identity of ‘the grenadier’ as his ghostly spirit is said to hang around the pub’s bar during the month of September. This is when, so the story claims, that the young soldier named Cedric, was beaten to death being caught cheating at cards. Even to this day, drinkers will hang money from the ceiling trying to settle Cedric’s debt, but still sightings have been made. Standing in one of London’s most regal of spots, Belgrave Mews has seen its quota of royalty and aristocracy, who have frequented the pub over the years. Today, locals and newcomers, and those just passing through, can enjoy a warm welcome. The head chef cooks using the freshest of seasonal fayre and the menu includes classic pub dishes as well as some sophisticated choices. The Grenadier’s Beef Wellington is a menu staple and a big crowd pleaser. The pub has an excellent choice of ales, beer and wines for the most discerning customer.

www.grenadierbelgravia.com

THE STAR , BELGRAVE MEWS WEST

Well, this is a Fullers pub serving one of the best pints of London Pride around. More than that, it is award-winning - only one of five pubs to feature in all 50 editions of ‘The Good Beer Guide’. It serves good food, carefully sourced and with a menu that includes pub classic dishes done well. There’s always room for one more at the bar as the local residents are nothing but proud to show off their local drinking spot. A well stocked bar, caters for many occasions from business meetings, to office parties, and the pub has private function rooms suitable for birthday and wedding celebrations. www.star-tavern-belgravia.co.uk

THE MITRE , CRAVEN TERRACE, LANCASTER GATE

A beautifully authentic London pub in the heart of Bayswater, the Grade II listed building dates back to the 1850’s. What many people don’t realise is that in the basement is a speakeasy bar called Old Mary’s; amidst the slightly dungeon-like cavern of spaces that hold up to 90 people, some of London’s most clever mixologists are serving a fine choice of cocktails. Back above ground in the bar, the pub has a buzzy vibe and some tasty dishes – all sustainably sourced, in season and including pub classics with epic Sunday roasts. www.mitrelancastergate.com

MUSE BY TOM AIKEN , GROOM PLACE, BELGRAVIA

Last, but absolutely not least, is Michelin starred ‘Muse’ – elegant fine dining in a converted Georgian mews house in Belgravia. Tom Aiken opened his restaurant in 2020 and it was described by writer and food critic, Grace Dent, as ‘the opening of the year’. The restaurant continues to be booked well in advance – housing just 23 covers to provide the most intimate and special of food heaven experiences. Tom bases his seasonally created tasting menus around family, personal and culinary experiences. www.musebytomaikens.co.uk