Project Overview
Located just moments from Tunbridge Wells’ mainline station, 11a Little Mount Sion is a charming two-bedroom home that began life as a tired commercial office. Presence & Co. were appointed to oversee the full transformation, from obtaining planning permission through to design, build and completion, converting the space into a high-end residential property.
This was one of the first full-scale development projects completed by Presence & Co. since launching in 2024, marking a significant milestone for our in-house construction and design team.
Our Role
Presence & Co. managed the project from start to finish, handling:
-
Planning permission and building regulation approval
-
Design development alongside architect
-
Full demolition, structural and internal works
-
Electrical, plumbing and insulation upgrades
-
Kitchen and bathroom installation
-
Full decoration, joinery and flooring
-
Coordination of final styling and finishing touches
The Challenge
The property’s original structure and layout presented a number of complexities:
-
Change of use: transitioning the site from commercial to residential required detailed planning and compliance work.
-
Layout constraints: the narrow footprint made space planning challenging, with the original design placing a bathroom entrance directly off the kitchen.
-
Structural issues: significant rot was discovered within the roof timbers, demanding swift remedial work without disrupting project timelines.
-
Outdated services: the electrical system required a full upgrade, including a new sub-main cable installation.
Each challenge required creativity and collaboration between our operations team, architect, and in-house trades.
The Process
Design & Planning
Working closely with architect Gaby Higgs, we reimagined the layout to maximise natural light and modern living flow. The two bedrooms and main bathroom were positioned on the ground floor, with the kitchen, living area and a second bathroom on the upper floor, creating an unexpected yet highly functional arrangement.
Subtle design changes made all the difference: repositioning the upstairs bathroom entrance, adjusting room proportions, and re-siting windows to optimise space and light.
Construction & Delivery
Once planning was secured, our in-house team began with full demolition, damp proofing, and new concrete floors with compliant insulation.
We then:
-
Installed a new sub-main electrical feed
-
Moved the front door to create a reconfigured entrance and staircase
-
Replaced and repositioned windows for symmetry and brightness
-
Installed new beams and flooring to support the upper structure
-
Completed all first- and second-fix electrical and plumbing works
-
Rebuilt sections of the roof after identifying rot within the timbers
Despite these challenges, the project stayed on schedule and on budget — thanks to our hands-on management and internal trades coordination.
Sustainability & Resourcefulness
Wherever possible, we reused materials and fixtures. Our clients had a number of high-quality fittings from a previous property, allowing us to upcycle lighting, switches and sockets to reduce waste. The home was fitted with high-performance insulation to improve energy efficiency and comfort long-term.
Finishing Touches
A contemporary Howdens kitchen with panel detailing and a statement island formed the centrepiece of the upper floor. The bathrooms were tiled with modern neutrals, and a soft, warm grey palette ran throughout.
We added oak-effect herringbone flooring, modern pendant lighting, and bespoke joinery, blending period charm with contemporary living.
The Result
The result is a bright, characterful two-bedroom home finished to exceptional standards.
Originally intended for sale, the clients chose to retain the property as a long-term rental investment after seeing the transformation, a testament to its success. The home is now projected to achieve £2,500 per month on the rental market.
From a neglected commercial space to a beautifully considered home, 11a Little Mount Sion demonstrates what’s possible when construction is handled entirely in-house, with quality, consistency and attention to detail at every stage.
