Pitched roof extensions in Henley-on-Thames
A pitched roof extension in Henley-on-Thames starts with the right design and the right approval route. We take care of both, then build it with our own project management.
- Guide price in Henley-on-ThamesFrom £24,500 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Build time10–16 weeks on site
- Postcode districtsRG9
How much does a pitched roof extension cost in Henley-on-Thames?
For Henley-on-Thames we adjust our national guide rates by ×1.12, the factor we use for South East England. Figures include VAT; your written quote after the survey replaces them.
Typical rates in Henley-on-Thames: £2,070 to £3,920 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £24,500 – £29,000 | £28,500 – £37,000 | £36,500 – £47,500 |
| 4 m × 5 m 20 m² | £41,000 – £48,500 | £48,000 – £62,000 | £61,500 – £78,500 |
| 5 m × 6 m 30 m² | £62,000 – £72,500 | £72,000 – £92,500 | £92,000 – £118,000 |
Try the guide-price tool to see a range for your own size and finish.
Included in a typical project
- Roof design matched to the existing pitch and tiles
- Roof windows positioned for light and ventilation
- Insulation to current building regulations
- Vaulted ceilings or flat ceilings with storage above
- Lead or proprietary flashings to the main wall
Planning and approvals in Henley-on-Thames
In England a single-storey rear extension can usually go up to 3 m beyond the original rear wall of a semi-detached or terraced house, or 4 m on a detached house, without a planning application, provided it is no more than 4 m high, keeps eaves to 3 m within 2 m of a boundary and, with other buildings, covers no more than half the land around the original house. The larger home extension prior approval scheme raises those depths to 6 m and 8 m, with neighbours notified and a 42-day decision.
Before any drawing is finalised we check whether the house is listed, in a conservation area or subject to an Article 4 direction.
Building regulations approval is separate from planning. In England you can use the council's building control team or a registered building control approver; a full plans application gets the drawings checked before work starts, and the inspector signs the work off with a completion certificate.
Applications are decided by the local planning authority (your district, borough or unitary council).
Local to Henley-on-Thames
Across RG9, we can visit, measure and advise. Nearby, we also take on projects in Thame (14 miles), Didcot (14 miles), Abingdon (18 miles), Oxford (20 miles).
In the South East, plenty of houses have already been extended once, which makes checking the remaining permitted development allowance an important early step.
What happens next
Site visits are free and there is no obligation. Where drawings are needed, the design stage is priced in writing before it starts.
Free site visit
First, a site visit: we look at the house, garden, access and drains and listen to what you need.
Design and approvals
Drawings are prepared and agreed with you, then submitted for the right planning route and building regulations approval.
Fixed written price
The price is fixed in writing once the design is settled, with a clear programme and payment stages.
Build and sign-off
Work is carried out to the agreed programme, inspected by building control and signed off at the end.
Common questions in Henley-on-Thames
Do I need building regulations approval in Henley-on-Thames?
Yes. Almost every extension needs it, whatever the planning route. We prepare the drawings and book the inspections.
Will my neighbours in Henley-on-Thames be involved?
If a planning application or prior approval is needed, the council notifies neighbours. If the work is on or near a shared boundary, party wall notices may also be needed.
Do you cover all of Henley-on-Thames?
Yes. We cover Henley-on-Thames and the surrounding parts of Oxfordshire. Site visits are free and there is no obligation.
Can I have a vaulted ceiling?
Yes. A vaulted ceiling with roof windows is one of the main reasons to choose a pitched roof. It needs insulation between and under the rafters to meet the building regulations.
Is a pitched roof better than a flat roof?
Neither is better in all cases. Pitched roofs blend with traditional houses and shed water quickly; flat roofs give more headroom and suit modern designs and lanterns.
Book a free site visit in Henley-on-Thames
We will measure up, check the planning position and give you honest guide figures.
- Free, no-obligation site visit
- Planning route checked before you spend on drawings
- Written price once the design is agreed
- Building control sign-off at the end
Prefer to talk? Call 0800 088 6341 or .
Book a free site visit
Tell us a little about the project and we will arrange a time.