Lurot Brand Mews News - Spring 2025 by LurotBrand

OUR SPRING ‘MEWSLETTER’

from Peggy Lurot, Managing Director

If I had to describe the first quarter of 2025 in one word, it would be: inspiring. In recent months, we’ve had the pleasure of welcoming several students eager to enter our industry. Their enthusiasm is contagious; they’re motivated by the opportunities for client interaction and the constant evolution of our field, while also understanding the challenges that come with the emotional nature of buying, selling, and renting homes. Despite being a “born-and-bred estate agent”, I’ve often been questioned by peers about my decision to pursue this career so early on. Having watched my mother excel in this profession, I’ve always felt a deep passion for it, and I knew it was the right fit for me. Now, 35 years later, I continue to thrive in the ever-changing landscape of this industry, so it’s truly uplifting to meet a new generation of like-minded individuals.

We’ve also been inspired by the creativity of architects and builders who are turning run down properties into beautiful homes. These transformations don’t always require major overhauls; sometimes, a simple skylight, a new staircase, a Juliette balcony, or a clever use of the space can turn a tired house into the perfect home. A recent highlight was our visit to the narrowest Mews house in London, currently undergoing a remarkable renovation that includes over 20 windows, three front doors, an extra floor, and a basement flooded with natural light. This will undoubtedly be the most impressive Mews transformation we’ve ever seen, and we look forward to sharing more about it in the summer issue of Mews News.

‘These transformations don’t always require major overhauls; sometimes, a simple skylight, a new staircase, a Juliette balcony, or a clever use of the space can turn a tired house into the perfect home.’

I also remain continually inspired by our dedicated teams, who work relentlessly to help our clients and applicants achieve their goals. In this issue, our Lettings team will guide you through the latest updates on the Renters’ Right Bill and how we can assist landlords as these new regulations come into effect. As always, our Property Management team has been keeping things running smoothly, from conducting property inspections and maintenance to addressing roof repairs following storms over the winter and resolving tricky heating system issues. Meanwhile, the Sales team has been busy bringing a fantastic range of Mews houses to market, including some off-market properties, so be sure to reach out if you’re looking for your next home.

We are also delighted to share inspirational life stories from those who live and work in the mews, a delicious recipe to enjoy this springtime, details of our Mews in Bloom competition and much more.

I hope you enjoy reading our Spring 2025 edition of Mews News.

Peggy Lurot Managing Director peggy@lurotbrand.co.uk

SPRING NEWS FROM OUR SALES TEAM

The pre-Budget rush of activity amongst sellers and buyers keen to transact ahead of tax hikes made Q4 our busiest. Post-Budget followed a sense of clarity with a roadmap for the UK economy enabling buyers and sellers to plan for 2025.

• The start of this year has seen many buyers, who missed out on properties at the end of last year, still actively searching for mews houses. These buyers are more eager to transact due to a lack of stock on the market. This means well positioned, turnkey or competitively priced properties have been snapped up this year.

• Although the total number of viewings are down, we are witnessing higher quality viewings and committed buyers who are serious about making offers.

• Labour’s plans to loosen mortgage affordability and lending rules will be welcome news to buyers, particularly first-time buyers. We expect to see more activity with the Bank of England’s base rates cuts expected to continue in 2025.

ADOPTING A SENSIBLE PRICING STRATEGY

• To achieve the very best price for a property and minimise the time it stays on the market, adopting a sensible pricing strategy continues to be crucial. Buyers have done their homework and remain price conscious, particularly given the recent higher interest rates, coupled by the new Stamp Duty Land Tax (SDLT) threshold starting at £125,000 from April 2025. Additionally, the latest SDLT surcharge on second homeowners is another reason to price sensibly. Second homeowners make up a significant proportion of our applicants attracted to mews houses as the perfect pied-à-terre.

• Our sensible pricing strategy has proven to be effective in achieving great results for our clients - in a handful of cases in W2 and SW7, we achieved offers in excess of asking price.

WHAT’S HOT IN OUR SPOT?

• W2 was a particular hotspot over the last quarter, with a total of eight transactions. Currently, we are seeing an increase in stock across Kensington, Notting Hill, Holland Park and Marylebone.

• We have had lots of enquiries about mews properties and projects requiring significant work, both from developers and end users. When priced competitively, these tired properties have achieved offers way in excess of asking price.

• The international buyer profile is shifting following the reform to non-dom rules. We are noticing a prevalence of American buyers, who are subject to global tax and view the UK as a compelling currency play.

• ‘Off-Market’ is proving to be a successful selling approach. Vendors can test marketing prices and receive feedback without being exposed to the ‘open market’. Viewings are highly selective - only internal and qualified buyers are invited to view; some willing to pay a premium for exclusivity. This interim solution works for sellers not entirely ready to move out, but who want to explore and consider offers privately. If a sale is not agreed during the ‘off-market’ period, invaluable feedback enables us to determine the correct marketing price when launching online to the wider market.

THE RENTERS’ RIGHTS BILL

A useful guide for landlords

HOW WILL I BE ABLE TO REGAIN POSSESSION OF MY PROPERTY AFTER THE RENTERS’ RIGHTS BILL?

The Renters’ Rights Bill, which is likely to become law this autumn, will bring the most significant changes to the Public Rental Sector since the Housing Act of 1988. When discussing the proposed legislation with clients, a primary concern that often arises is how it will impact landlords who, for any reason, need to regain possession of their property and serve notice. To address this, we wanted to provide a detailed explanation of how the new process will work.

Instead of having fixed-term tenancies, such as 12 or 24 months, the new tenancies will be ‘periodic’ or commonly referred to as a ‘rolling contract’. As it stands, tenants will be able to give two months’ notice to end their tenancy at any time. For landlords, however, the process will differ slightly. Under the new bill, landlords will need to specify a valid ground for possession when serving notice. Examples of these grounds include the landlord wishing to sell the property, redevelop it or use it for themselves or family members. For each of these, landlords will be required to give four months’ notice and cannot cite these grounds within the first 12 months of the tenancy.

In addition, there will be several discretionary grounds on which a landlord can serve notice to end a tenancy. This will be done using the current Section 8 Notice, and it will include reasons such as rent arrears or breaches of tenancy terms. Under the new bill, the notice period for serving a Section 8 Notice for rent arrears will be four weeks. However, it will only be issued once arrears reach three months (instead of the current two months).

As is the case now, but perhaps more so after the legislation, ensuring your documentation is compliant is crucial before serving any notice to ensure its validity. By working with Lurot Brand, you can be confident that we will ensure your tenancy documents meet all compliance requirements. If we manage your property, we will also make sure that all safety certificates are kept up to date throughout the tenancy, which is another key factor to consider before serving any notice.

It’s also important to note the new rules for annual rent increases. Landlords will only be able to increase rent once a year by serving a Section 13 Notice, which must be accompanied by evidence of the proposed rent level. If an agreement cannot be reached, the tenant will have the right to take the case to a First Tier Tribunal. This approach to rent increases may be unfamiliar to many of our clients, but rest assured, Lurot Brand will be here to assist Landlords with annual rent increases. We will provide evidence to support the proposed rent increase, help negotiate a fair agreement between the landlord and tenant, and, if needed, guide you through the process of submitting evidence to the Tribunal.

If you have any questions about the proposed legislation, don’t hesitate to reach out – we will be happy to assist.

‘By working with Lurot Brand, you can be confident that we will ensure your tenancy documents meet all compliance requirements.’

OUR MEWS OFFERS A FAMILY HOME, FRIENDS & FRENCH CONNECTIONS

with Catherine & Jack Hubert at Clarendon Mews, W2

A professional couple with a young growing family had an impossible property wish list until discovering their perfect Paddington mews house.

Last year, the Huberts found not only their ideal mews home but bought into a friendly mews community in a central location that ticks all their boxes when it comes to lifestyle,

culture, green spaces and convenience. They’d started out living in a second-floor flat in bustling London Bridge, then once they’d decided to buy, originally looked at larger flats in Central London and houses further out. Having rented a nearby mews in W2, they discovered a mews house really is the best of both worlds – a central location with the space and autonomy of a freehold house.

How did you come to buy a mews house in Paddington?

• We used to live in a second-floor flat near London Bridge and loved the area. As we both grew up in the countryside (Jack in Shropshire and Catherine near Bordeaux), when we decided to start a family, we wanted to move somewhere quieter with green spaces nearby. Our priority was to stay central without a long commute, while finding a place we could make into a family home. We also wanted somewhere close to French-speaking nurseries and schools. We had the definitive, seemingly impossible (impossibly expensive) property shopping list.

Our plans to move coincided with the opening of the Elizabeth Line and Paddington/Bayswater ticked all the location boxes. Originally, we rented a mews house in Conduit Mews W2. With zero prior knowledge of mews houses (there are very few in London Bridge!), we instantly loved them – freehold houses in Central London with lovely local communities of neighbours. We made friends for life in Conduit Mews before taking the plunge in January 2024 to buy in Clarendon Mews W2. It’s amazing being so close to Hyde Park (literally a minute’s walk, even at a toddler’s pace) and being in a cul-de-sac is invaluable – extremely safe and quiet; perfect for families.

How

long

have you been in London?

• Jack has lived in London since 2007 and Catherine from 2013. We have always lived in Central London, having traversed various parts of Camden and Southwark.

Describe where you live.

• Even by mews standards Clarendon Mews is quirky, split into three ‘branches’. We already know almost every neighbour in our ‘branch’, and several others in the wider mews. Everyone is extremely friendly and very welcoming. Many neighbours have plants and flowers in front of their houses which makes the street look beautiful all year round. In summer, people have drinks/barbecues that fosters a great community. Residents are of various ages and backgrounds - reflecting the best of London culture. It is telling that so many neighbours have lived here for many years. We feel very lucky to be here.

What is your favourite room in your home?

• The living room is Catherine’s favourite room - spacious yet cosy with a high ceiling and big windows, letting the morning sunlight flood in. Jack loves the loft conversion with the huge sliding Velux and views of the eclectic houses and Victorian mansion blocks bordering Hyde Park.

How does the location work with a young growing family?

• The location couldn’t be better. In addition to the security provided by living in a cul-desac with fantastic neighbours, the biggest advantage is Hyde Park being a stone’s throw away. We visit pretty much every day, whether for a walk, to visit the playgrounds and, in summer, the Princess Diana Memorial Fountain. Our toddler loves to see the ducks, squirrels, horses and resident chickens! It’s very safe for her to use her scooter or even to learn to ride a bike. We also take full advantage of the park’s various offerings - a particular shout out to the Friends of Hyde Park & Kensington Gardens with their brilliant events and discounts at the Hyde Park cafes. The museums and French Institute in South Kensington are only a short walk away, as are venues and shops in Notting Hill, Marylebone and Oxford Street. As mentioned, we were very keen to be near French-speaking nurseries and schools and some of the best in London are within walking distance. Finally, the proximity of St Mary’s Hospital is also reassuring for emergency purposes when you have young children.

‘Our toddler loves to see the ducks, squirrels, horses & resident chickens!’

Have you had to do any work straightway?

• We were lucky because the house was ready to move into - the sellers clearly loved this place and we are extremely grateful to them. No major renovations yet… we’re expecting daughter number two to arrive in the next few weeks, so currently that’s at the top of our ‘to-do list’.

What are your favourite places to visit and relax locally?

• Jack has mapped out his favourite local pubs - The Victoria is a solid choice next door, and the The Mall Tavern in Notting Hill (15 mins walk) offers one of the best Sunday roasts in London. We also love the Thai restaurant in the Royal Lancaster Hotel. Our toddler’s favourite place is definitely Bizzarro, the Italian restaurant near Paddington. Our favourite walk is along the canal up to Warwick Avenue and Clifton Nurseries. In every direction there’s always something to discover nearby.

How would you sum up living in a London Mews?

• We never imagined we’d be lucky enough to own a freehold house in Central London with enough space to raise our family; mews houses offered everything we were looking for. If you want a proper ‘home’ within a genuine community, look no further than a mews.

PEBBLE LONDON’S STORY OF A MAN LEAVING NO STONE UNTURNED

With an ear for a melody, an eye for natural beauty, and a heart of gold, Peter Adler’s passion culminated in Pebble London a decade ago.

For as long as he can remember, Peter Adler has loved stones. As a young boy, his mother said he was an avid collector of shells, and his never-ending interest in the natural world - discovering semi-precious stones, gems and ancient glass beads lying buried in deserts, washed up on island shores or scattered on remote rocky mountain trails - has been a fascinating adventure. For years, Peter has traversed the globe from South America to India and Africa to Southeast Asia, discovering incredible gemstones, coral, shells, gathering inspiration and working with skilled native craftspeople everywhere he goes. He’s now brought this natural jewellery to the mews with Pebble London.

“Jewellery, for me, is not defined by cost, but by a personal connection.”

Tell us about how Pebble London began?

• My life as a musician in a band took me on tour a lot and when I was in America, I began taking an interest in native American jewellery-making - influenced by their cultural traditions and personal artistic visions. I was introduced to their craft and pieces such as the Jocla necklaces using turquoise, coral and shells and Heishi jewellery made from beads and stones.

Then came India - I was sitting in a broker’s office in Jaipur when a man came in carrying two big, heavy sacks containing what turned out to be white agate - just chips and fragments, probably from a railway track. I don’t know why, but I asked, “what would happen if you tumbled them?”. I ended up buying the sacks for about £5. After they’d been tumbled, the stones were transformed into beautiful and shiny polished stones. When I got back to England, I strung them, and the fashion magazines all loved it - that was the start of ‘Pebble’.

Who are some of Pebble London’s customers?

• We have supplied pieces across film and television and in music videos, as well as the fashion industry, with projects ranging from Star Wars and Jurassic Park to collaborations with iconic figures

such as the late Maggie Smith, Iris Apfel and Kate Moss. We’ve also worked with leading designers, including Issey Miyake, John Galliano and Alexander McQueen. From the very beginning, Pebble has been fortunate to have the support of the fashion press, with our collection gracing the covers of Vogue and many other publications.

What is your definition of ‘beautiful’ jewellery?

• I’m not interested in jewellery as a fashion statement. Jewellery, for me, is not defined by cost, but by a personal connection. I wear a Hemimorphite pendant given to me years ago by a great friend after an argument at the Tuscan Gem & Mineral Show. I certainly don’t believe that jewellery should be locked away and never worn. People often ask me if I have a favourite colour, but I don’t. I have a favourite gemstone –Labradorite - unique for its iridescent properties and crystal transformative power. For me, tribal art and designing jewellery reflects natural landscapes around the world. The unique patina, raw beauty and tactile emotions that gemstones, metals and shells evoke; even feathers, nuts and seeds, are all incorporated into our designs.

www.pebblelondon.com

MEWS HISTORIES REVEALED BELGRAVE MEWS NORTH –A LONG STORY SHORT

Martyn Brown of Everchanging Mews

Belgrave Mews North is one of four original and authentic Mews that were built around Belgrave Square. All four remain, although the name of the eastern one is changed; the others are Belgrave Mews West, Belgrave Mews South, and the renamed Headfort Place (formerly Belgrave Mews East).

These are all different in style and exemplify the adaptability and enduring appeal of mews developments. Located in the Belgravia Conservation Area, Belgrave Mews North is an exceptional example of London’s architectural and cultural heritage. It is positioned between Wilton Crescent and Belgrave Square and offers a unique blend of historical significance and modern living.

HISTORICAL CONTEXT

Constructed in the early 19th century to provide ancillary accommodation for the grand properties on Wilton Crescent, Belgrave Mews North was designed by Thomas Cundy II, surveyor for the Grosvenor Estate, and built by Thomas Cubitt. Over time, connections between many mews houses and their associated residences were severed, creating self-contained dwellings that continue to thrive today.

The mews has witnessed dramatic changes throughout its history. During World War II a high-explosive bomb struck nearby, causing significant damage. The war also resulted in some properties being repurposed for medical and dental use. In the post-war years, restoration and modern adaptations further shaped the street’s character which is now, in parts, considerably altered from its original homogenous low-rise terraces.

ARCHITECTURAL EVOLUTION

Today, Belgrave Mews North is characterised by its architectural diversity, with buildings ranging from two to four storeys. This eclectic mix reflects the layered history of the street, which has seen substantial alterations, particularly in the last 25 years to provide modern-day living standards while preserving their historic façades.

The street’s topography adds further intrigue, as it lies at a lower level than surrounding streets. This creates striking visual features, such as an arched door at the end of the mews that appears to float mid-air, adding to its unique charm.

CULTURAL & CONSERVATION SIGNIFICANCE

Belgrave Mews North’s aesthetic appeal has made it a favoured location for filmmakers, appearing in classics such as The Fallen Idol (1948) and The League of Gentlemen (1960).

A PRESTIGIOUS LOCATION

Its enviable position near the amenities of Motcomb Street, Wilton Crescent, and

Belgrave Square solidifies its reputation as one of London’s most desirable addresses.

Whilst it is much changed, it is still highly coveted, as it combines rich history with contemporary living.

Such is life in the everchanging Mews.

FURTHER ADVICE ABOUT LONDON MEWS Martyn John Brown

MRICS, MCIOB, MCABE, MARLA, MISVA of Everchanging Mews www.everchangingmews.com and the London Mews Forum www.londonmewsforum.com wrote this article.

Martyn provides professional surveying advice – for surveys, valuations, and Party Wall matters, contact info@everchangingmews.com or call Martyn on 0207 419 5033.

ANNOUNCING ARCHITECT MARINA TABASSUM’S PAVILION AT THE SERPENTINE JUNE 2025

Celebrating 25 years, Serpentine South will welcome the Hyde Park community to enjoy ‘A Capsule in Time’ 2025 Pavilion.

2025

‘A Capsule in Time’ by Bangladeshi architect and educator Marina Tabassum and her firm, Marina Tabassum Architects (MTA), have been selected to design the 2025 Pavilion. Marina Tabassum’s Pavilion will be unveiled to the public at Serpentine South on 6 June 2025, with Goldman Sachs supporting the annual project for the 11th consecutive year.

What form will the 2025 Pavilion take in Hyde Park?

• The Pavilion will be elongated in the north-south direction, featuring a central court aligning with Serpentine South’s bell tower. The Pavilion’s sculptural quality comprises of four wooden capsule forms and a translucent façade that diffuses and dapples light when infiltrating the space. This takes its inspiration from the tradition of park-going and arched garden canopies that filter soft daylight through green foliage. Central to Tabassum’s design is a kinetic element where one of the capsule forms is able to move and connect, transforming the Pavilion into a new space.

Serpentine 2025 Pavilion A Capsule in Time, designed by Marina Tabassum, Marina Tabassum Architects (MTA). Design render, exterior view. Photo: © Marina Tabassum Architects (MTA). Courtesy Serpentine.

Serpentine

Pavilion A Capsule in Time, designed by Marina Tabassum, Marina Tabassum Architects (MTA). Design render, exterior view. Photo: © Marina Tabassum Architects (MTA). Courtesy Serpentine.

How will Tabassum’s design connect with the park, the place and the people?

• ‘A Capsule in Time’ will celebrate the spirit of community, built around a mature tree at the centre of the structure, bringing the park inside the Pavilion. Resonating with Serpentine South, the design aims to prompt a dialogue between the permanent and the ephemeral nature of the commission. Through scale and the interplay of light and shadow, it emphasises the sensory and spiritual possibilities of architecture. Tabassum’s design also draws on the South Asian history and architectural language of Shamiyana tents. Similarly kinetic in their function, the structures are made of external fabric supported by bamboo poles, commonly erected for outdoor celebrations. The openness of Tabassum’s Pavilion welcomes unifying visitors through conversations and connections, live programmes and public gatherings.

What is the history of the Pavilion Commission and how will its 25th year be celebrated?

• This unique and ambitious commission began in 2000 with Dame Zaha Hadid. Throughout its history, the Serpentine Pavilion has grown into a highly anticipated showcase for emerging talent. It has evolved as a participatory public and artistic platform for Serpentine’s experimental, interdisciplinary, community and education programmes. Throughout this Summer until October, the Serpentine Pavilion 2025 will offer a platform for Serpentine’s live events programme. Park Nights will feature live music, film, theatre, dance, literature, philosophy, fashion and technology.

Marina Tabassum, Marina Tabassum Architects (MTA):

“When conceiving our design, we reflected on the transient nature of the commission which appears to us as a capsule of memory and time. The Serpentine Pavilion offers a unique platform under the summer sun to unite as people rich in diversity. The stage is set, the seats are placed. We envision various events and encounters taking place in this versatile space that unifies people through conversations and connections.”

Serpentine 2025 Pavilion A Capsule in Time, designed by Marina Tabassum, Marina Tabassum Architects (MTA). Design render, interior view. Photo: © Marina Tabassum Architects (MTA). Courtesy Serpentine.

OUR NEW LETTINGS MANAGER IS NO STRANGER TO PRIME RENTALS

Our industrious team has been joined by an accomplished Lettings Manager, bringing insider knowledge of the luxury rental market.

Oliver Cooper recently joined the Lurot Brand team taking on the role of Lettings Manager. He brings 16 years of experience working within the capital’s prime rental sector, having spent the last 12 years with a high-end corporate agency. As a Londoner, he is very much on home turf and in tune with what tenants want and landlords need.

What do you consider is most important in the role of a lettings manager?

• Our aim is to keep void periods for properties to a minimum, while achieving the highest rental values for our clients. Market intelligence and strong local knowledge is really important, ensuring we’re tuned into our marketplace to identify changes to what’s driving it, shifting values and tenants’ priorities. We pride ourselves on keeping updated about legislation impacting tenants and landlords. Staying several steps ahead to pre-empt scenarios that could have an adverse impact on our clients and their rental investments.

What do you enjoy most about your job?

• I feel proud to have been born and grown up in London - with fantastic architecture, iconic landmarks and beautiful green spaces within easy reach. I have always relished the fast-paced nature of the lettings market with the quick turnaround of putting deals together. I have been fortunate to have met and worked with some talented professionals, which helped me develop as a manager and build strong relationships.

It’s a new year - what are your predictions for 2025?

• We’ve had a busy start to 2025. Mews properties that didn’t let before Christmas were snapped up quickly in the early part of this year. I would predict the rental market is likely to remain robust based on realistic pricing and a consistent ratio of supply versus demand.

The Renters’ Rights Bill is likely to become law this year. I’m sure this will lead to some landlords selling their rental properties, but property in London will always make a great investment regardless. The potential changes mean that using a good agent and property manager are even more crucial.

Tell us about your first experience and impression of London’s mews.

• My first mews experience was many years ago at Queen’s Gate Mews; admittedly it was because I was in the Queen’s Arms pub, but I loved the character and charm of the cobbled street. Since working with mews and mews houses, I’ve noticed how many mews there are. I particularly like the variety - how many have different layouts and styles. Some mews streets are so hidden away, it’s like a shared secret between the residents alone!

ROASTED VEGETABLE CHILLI WITH NACHOS & FRESH GUACAMOLE

A simple yet delicious dish that your family & friends will love!

This springtime recipe is a vibrant, crowd-pleasing dish, perfect for sharing. Created by Caroline, Founder of Coco & Roses and a friend of the Lurot family, this veggie chilli is packed with rich, warming flavours. After catering our office Christmas party lunch, we’re thrilled to share one of her delicious recipes with you.

A note from Caroline: Why not try my veggie chilli - swapping out the meat for extra veg and delicious puy lentils, which add protein and a brilliant depth of flavour to this great dish. This dish will feed 4-6

people and tastes even better the next day, just remember to add some more crunchy tortilla chips before serving.

This easy recipe can be made in advance and frozen. It’s finished off in the oven with salty tortilla chips, grated cheese and served with a fresh zingy guacamole. I regularly teach this to teenagers as a great alternative to meat – and it also works well in enchiladas and with jacket potatoes.

The recipe uses mixed beans in a chilli tomato sauce which adds the kickfeel free to add more spice if you wish!

Roasted Vegetable Chilli with nachos & fresh guacamole

SERVES

• 4-6 people

INGREDIENTS

Roasted Vegetable Chilli

• 2 x aubergine, chopped

• 2 x red onion, peeled & chopped

• 2 x courgette, chopped

• 2 x red/yellow peppers, chopped

• 2 x tins of mixed beans in chilli

tomato sauce

• 1 x tin of chopped tomatoes

• 1 x puy lentils sachet

• Olive oil

• Tortilla chips

• Grated cheese

• Extra chilli flakes, if liked

• Salt & pepper Guacamole

• 2 x avocados – halve & remove flesh from skin/stone

• Juice of 1 lime

• 3 x spring onions, finely chopped

• 4 x cherry tomatoes, finely chopped

• Olive oil

• Salt & pepper

METHOD

1. Chop all veg in equally sized small pieces. Spread out in a large flat pan and drizzle with olive oil, salt & pepper.

2. Roast veg for 20 mins in oven at 200o C/180 o C Fan, stirring occasionally to make sure all veg is cooked.

3. In the meantime, in a large saucepan warm through mixed beans, tomatoes & lentils until combined and piping hot.

4. Once veg are roasted, carefully add to them bean mix and combine and simmer for approx 20 mins. Add a little water to loosen chilli, if too thick. You can then cool and freeze the chilli at this stage.

5. Pour into an oven proof dish, top with a few handfuls of tortilla chips, standing the chips up and filling gaps with grated cheese.

6. Bake for a further 5-8 mins until cheese is melted.

7. To make the guacamole, combine avocado, lime juice, most of the spring onions and tomatoes and add olive oil to loosen up until required consistency is reached. Add salt & pepper if needed.

8. Scatter remaining spring onions and tomatoes on top before serving - can add chopped coriander and sour cream/oat crème fraîche and more cheese if you wish!

MORE ABOUT CAROLINE

I am the founder of Coco & Roses, and I love to share my knowledge, techniques and helpful cooking tips. For more simple ideas, family favourites and delicious recipes, please follow @cocoandroses00 on Instagram.

Looking for catering for parties, large & small? Please visit www.cocoandroses.co.uk

Caroline

WHY I LOVE LIVING IN MY QUIRKY CRAZY MEWS

Waking up in a Kensington Mews after the night before made a lasting impression on this Mews convert.

Way back on a night out, Marcus Monsell stayed over at a friend’s place in Cranley Mews SW7 and the seed was sown to own a mews house. His property hunt has been a long arduous process - beginning in Clapham, then Fulham and ultimately leading him to Kensington. He reckons he saw over 30 properties involving too many painful agent encounters (no names) with a few offers until stumbling across Lurot Brand last Spring. Our capable Laura got him on the right path with much expert advice, and now he’s found his ‘forever home’ in Osten Mews SW7.

What advantages are there to living in a mews?

• The quiet location of mews makes them desirable. Osten Mews SW7 is a cul-de-sac - useful for classic car owners. It’s unique and secluded - footfall is extremely low and most people don’t know it’s there.

Have you always lived in central London?

• For the past five years I was a Fulham chap, hopping from rentals to a friend’s house. Fulham has its charm, but it’s inconvenient. I couldn’t find a route in under an hour to get to Christmas drinks in Carnaby Street. Now it’s 20 mins to Soho with Hyde Park on my doorstep. Thanks to Lurot Brand, I finally feel like a true Londoner.

Do you have any plans to change the house in any way?

• My place has bright pink doors/windows and is almost as crazy inside – it’s wonderful! Multi-coloured, controlleroperated lighting on every floor, a fluorescent orange picture rail in the kitchen. The main bedroom has a sliding door – straight from a scene in Sacha Baron Cohen’s ‘The Dictator’ - not to mention the 1,000-bottle wine cellar. Call it naff but that’s the joy of a mews house and it makes me super-happydon’t take it too seriously; didn’t horses once live here? The ground-floor works as a complete studio so looking forwards, when my parents turn fully old and senile, they can stay there without annoying me.

What about your guilty pleasure for cars and the mews?

• The adjacent garage was not a deterrent! My roommate is an automotive film director and I suffer from the same addiction! It adds life to the mews and I’ve already befriended Paul, owner of the family-run business Central Car Care (if he’s reading this, I need a couple of new tyres before my MOT!). Mews have a long association with cars and petrol-heads; from Fiskens and Alain de Cadenet running his Le Mans team in the same Queen’s Gate Place Mews. Over time, these stories crop up and in my mind all I can think of is ‘cool!’

Which local places have you discovered?

• I moved in winter so I’m yet to explore Hyde Park fully, but I do have a dog flap so maybe that’s a sign? On the pub front I’m spoilt for choice; I can’t figure out if The Queen’s Arms or The Builder’s Arms should be my local…

How would you summarise mews life in three to five words?

• Quirky, quiet, quintessentially British.

THE WALLACE COLLECTION

Located at Hertford House in Manchester Square, this was formerly the home of the Marquesses of Hertford, who started the Collection with Sir Richard Wallace in the 18th and 19th centuries. Today, the museum’s Collection totals approximately 5,500 objects displayed in 25 galleries. It includes masterpieces of painting, sculpture, furniture, porcelain - the Sèvres collection is exceptional - and arms and armour. Entry is free to the public, who can see fine decorative arts dating back to the 15th century, European and Oriental armour objects, Medieval and Renaissance artworks.

www.wallacecollection.org

ANGLO-ITALIAN COMPANY

In 2017, Jake Grantham set up his company, inspired by the tailored culture of England and Italy. They focus on Italian tailoring for an English palette, bringing classic men’s pieces up to date. Their ethos is about quality, value, design and community within Marylebone. Garments are created in an authentic way, partnering with handpicked workshops, mills and factories. They pride themselves on designing everything from cloth to clothing, footwear to luggage and produce commissioned pieces, small batches of seasonal staples and core items year-round.

www.angloitalian.com

LITA

In the heart of Marylebone, you will find a taste of southern Europe. Lita is a modern mediterranean bistro with open fire cooking that celebrates the flavours of southern Europe. Diners can expect dishes such as smoked Basque sardines, linguine with St Austell mussels and Norfolk quail with burnt nectarine. Talented Tipperary-born chef, Luke Ahearne, is behind the concept having worked at The Clove Club, Luca and Corrigan’s before taking on Lita.

www.litamarylebone.com

Photo © Beth Evans

There’s much to love about Marylebone - it is within easy walking distance of many central London areas, home to cultural venues and has a charming village atmosphere. Attractive mews such as Bakers Mews are discreetly located away from the busier streets and squares, and only moments from wonderful shops and restaurants. Its high street and pretty side roads proudly offer independent stores such as the famous Daunt Books, the woodwind instrument specialist Howard of London and the French candle maker Cire Trudon. Whether you have an hour to spare or an entire day, a wander around Marylebone will be time well spent.

THE MARYLEBONE VILLAGE FARMERS’ MARKET

Head to St Vincent Street and Aybrook Street on Sundays from 10am to 2pm come rain or shine. The weekly farmers’ market community event displays a rich array of artisan, local and flavoursome produce that will provide inspiration and seasonal ideas for your kitchen table. Find wild garlic in March, strawberries in May and of course, turkey in December. There’s an excellent selection of meat and poultry, fresh fish, delicious cheeses, fresh fruit and veg, and even bread and cakes, to name but a few.

www.lfm.org.uk/markets/ marylebone

ANGEL IN THE FIELDS

The plain exterior of this traditional pub in Marylebone Village transforms inside, where you will be greeted by a warm inviting atmosphere, original wood-panelling, ornate stained-glass windows and an open fire. Visit for freshly cooked tasty food and great beer - they’ve been brewing since 1785 and know what they’re doing! Visitors will find comfortable seating upstairs and a welcoming bar downstairs that serves pure and organic products, from apricot-infused beer and organic lager to the house stout which is well worth trying.

www.marylebonevillage.com/ food-and-drink/item/1002angel-in-the-fields

LA FROMAGERIE

Visit on Moxon Street and discover ‘The Cheeseroom’ with over 200 artisan and farmhouse cheeses from the UK, Southern Ireland, Europe and the US. Their shop stocks larder cupboard essentials, fruit and vegetables, fresh bread, pastries and cakes, salads, soups, tarts and supper dishes. No. 6 Cheese & Wine Bar serves breakfast - enjoy with a cup of Florence’s finest coffee by Le Piantagioni. Their seasonal lunch menu includes cheese and charcuterie boards, toasted cheese sandwiches and homemade cakes, and a fine selection of wine, beer & cider.

www.lafromagerie.co.uk

MEWS IN BLOOM

Spring into action with Mews in Bloom 2025, for your chance of winning £1,000 for a charity of your choice.

It’s time to grab your trowels and get ready for Lurot Brand’s annual Mews in Bloom competition. This is a wonderful opportunity to spend time with neighbours, make new friends and enjoy being outside in your mews, planting and pruning as a team, so it’s as colourful and pretty as can be. Whether you’re new to gardening or a horticultural wizard, this is a chance to collectively showcase your mews and be in with a chance of winning a gold plaque for your street, as well as £1,000 for a charity of your choice.

Every year, our managing director, alongside a guest judge, visits the competing mews streets, to decide the winner. Last year, renowned

BBC newsreader and Chelsea Flower Show presenter Sophie Raworth chose Courtfield Mews as the winner of Mews in Bloom, after it showcased their seasonal bloom, imaginative arrangements and clever use of space. Could your mews be this year’s winner?

TO ENTER OUR COMPETITION:

Please email your contact details to mewsinbloom@lurotbrand.co.uk alongside a picture of your mews and the location on the street that you have arranged for the winning plaque to be placed, by 23rd of June.

We will be judging over the course of July, so save the date and we wish you luck!

LUROT BRAND’S

Mewsflash Announcements

The stats don’t lie. We’re delighted to have seen an increase in stock levels since this time last year, increasing 75% in the SW7 neighbourhood and 33% in the W2 area.

We let the historic Petersham Mews, SW7, despite the landlord receiving multiple offers from other agents.

The next few months look busy, with instructions on some gorgeous mews properties around London. If you’re looking to buy or rent a mews, make sure you get in contact to see how we can help you find your dream home.

Since the start of the new year, we’ve been filming around the city, showcasing some of the best mews of London. Make sure you’re following Lurot Brand on Instagram, Facebook and LinkedIn to watch some of our videos.

5 We welcomed our new Head of Lettings, Oliver Cooper. You can find out a little more about him in his Mews News interview on page 20.

We strive to provide the most accurate market appraisals, so we can best sell or let your property. With an increase in demand, do give us a call on 020 7590 9955 if you’re looking to sell or let.