Yaxley Pumping Station

Butcher Bayley Architects, Yaxley, 2015


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Street Elevation 

Matthew Smith (website)     Download Original

  • Street Elevation    
  • Side Elevation    
  • Open Plan Living    
  • Breakfast Bar/Utility    
  • Open Plan Living    
  • Kitchen/Dining    
  • Open Plan Living    
  • Bathroom    
  • Home Office    
  • Kitchen/Dining    
  • Site Plan    
  • Ground Floor Plan    
  • First Floor Plan    
  • Roof Plan    
  • Front Elevation    
  • Rear Elevation    
  • Side (North East) Elevation    
  • Side (South West) Elevation    
  • Section A    
  • Section B    
  • Section C    
  • Section D    
  • Section E    
  • Typical Working Detail    

A pair of semi-detached two-bedroom homes on a village fringe site

The houses occupy a brownfield fringe site, a former Anglian Water Pumping Station in a Cambridgeshire village.

The practice was first approached by the client to design a new masterplan for the site in 2010, after planners had rejected their initial proposals. Despite planning being achieved local market difficulties meant that construction did not commence until 2014. The site was delivered in three phases, first a detached house by a self-builder, the second a pair of semi-detached houses, and the third a large four-bedroom property. Commencement of each phase was dependent upon the successful sale of the previous phase.

This project is unusual because, although never intended from the outset, the architect decided to purchase one of the properties and it now serves as both a home and a base of operations for the practice.

The initial brief was to deliver a project that could be achieved for £1,100/m2, using standard methods of construction, and offer something different to other houses in the areas.

The client recognised that by balancing generous room proportions with clean lines and finishes they could achieve their desired returns without a third bedroom.

Achieving £1,100/m2 was only possible through close collaboration between the architect and the client and a transparent tender process that allowed a flexible redistribution of the budget as the project progressed.

Externally the houses are constructed from red brick and white render, with planners insisting that 50 per cent of the facade be render. The response uses panels of render that wrap around corners and up and over windows. Generously proportioned windows, with aspects across the surrounding rural landscape, are finished in grey. This palette of materials is clean and contemporary but remains respectful of the local vernacular.

Internally, each house is arranged around a central staircase with an open plan ground floor that includes dining, living and kitchen spaces. The staircase ‘pod’ includes a utility/laundry unit, accessible WC and study space, with glass balustrades to maximise daylight. On the first floor two bedrooms bookend a large family bathroom, lit by a skylight.


  • Begun: Jan 2014
  • Completed: Jun 2015
  • Floor area: 158m2
  • Sector: Residential
  • Total cost: £173,000
  • Funding: Private
  • Tender date: Jan 2014
  • Procurement: Gentleman’s Agreement
  • Address: 1 London Road, Yaxley, PE7 3NG, United Kingdom

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