Timber frame extensions in Henley-on-Thames: design, approvals and build
Planning a timber frame extension in Henley-on-Thames? We survey the house, work out the planning route, draw the design and build it, so you deal with one team from the first visit to the completion certificate.
- Guide price in Henley-on-ThamesFrom £23,500 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Build time8–14 weeks on site
- Postcode districtsRG9
Working in Henley-on-Thames
Our survey diary covers Henley-on-Thames, including RG9. Nearby, we also take on projects in Thame (14 miles), Didcot (14 miles), Abingdon (18 miles), Oxford (20 miles).
Reading, in Berkshire, is roughly 6 miles from Henley-on-Thames and also on our list. Homes across the South East range from Victorian terraces in the older town centres to large detached houses on the edges, so the right extension type varies street by street.
How much does a timber frame extension cost in Henley-on-Thames?
Labour and material costs vary across the UK, so for Henley-on-Thames we use our South East England factor (×1.12). The ranges include VAT and exclude design, structural and council fees.
Typical rates in Henley-on-Thames: £1,960 to £3,810 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £23,500 – £28,500 | £27,500 – £36,000 | £34,500 – £46,000 |
| 4 m × 5 m 20 m² | £39,000 – £47,500 | £45,500 – £59,500 | £58,000 – £76,500 |
| 5 m × 6 m 30 m² | £58,500 – £71,000 | £68,500 – £89,500 | £87,000 – £114,500 |
Try the guide-price tool to see a range for your own size and finish.
When a timber frame extension makes sense
- Contemporary designs with timber or board cladding
- Homeowners who want strong energy performance
- Sites where weight or speed matters
Do I need planning permission 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.
The planning position for a specific Henley-on-Thames address depends on its history and any designations, which is why we check it at the first visit.
Building over or within 3 m of a public sewer needs the water company's consent, usually through a build-over agreement, before the foundations go in.
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).
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
It starts with a visit to your house to measure, check access and talk through ideas and budget.
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
We build it with one project manager, book the building control inspections and hand over the completion certificate.
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.
Who do I contract with for a timber frame extension in Henley-on-Thames?
Your contract is with S&K Property Investments and Improvement Ltd, which designs and manages the project and the build teams who carry it out.
Can I see a price before committing to anything?
Yes. The guide prices on this page are adjusted for Henley-on-Thames, and the guide-price tool gives a range for your own size. After the survey you get a written price before anything is agreed.
Is timber frame cheaper than brick?
It is similar overall. The frame can save time on site, but the cladding choice has a big effect on cost. Our guide range is about £1,960 to £3,810 per m² including VAT.
Does a timber frame extension need planning permission?
The same planning rules apply as for any extension. If the cladding looks different from the house, permitted development’s matching-materials condition may mean an application is needed.
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.