Timber frame extensions in Orpington: design, approvals and build
Our design and build teams take on timber frame extensions in Orpington, from the first measured survey through planning and building control to the finished room.
- Guide price in OrpingtonFrom £27,000 inc VAT
- PlanningOften permitted development (3–4 m), or prior approval up to 6–8 m
- Build time8–14 weeks on site
- Postcode districtsBR5, BR6
Local to Orpington
Site visits are available across Orpington (BR5, BR6). Neighbouring towns we cover include Chislehurst (3 miles), Bexley (5 miles), Eltham (6 miles), Beckenham (6 miles).
Just over the Kent border, Swanley is about 4 miles away. Across London, terraced houses with narrow side returns and tight access are the norm, which shapes everything from party wall notices to how materials reach the back garden.
Guide prices for Orpington
Prices below are for Orpington, using the London factor of ×1.3. They are guide ranges including VAT for the build only, not a quote.
Typical rates in Orpington: £2,280 to £4,420 per m² including VAT, depending on specification.
| Size | Essential | Standard | Premium |
|---|---|---|---|
| 3 m × 4 m 12 m² | £27,000 – £33,000 | £31,500 – £41,500 | £40,500 – £53,500 |
| 4 m × 5 m 20 m² | £45,500 – £55,000 | £53,000 – £69,000 | £67,500 – £88,500 |
| 5 m × 6 m 30 m² | £68,000 – £82,000 | £79,500 – £103,500 | £101,000 – £133,000 |
Want a range for your exact size? The guide-price tool takes about a minute.
When a timber frame extension makes sense
- Homeowners who want strong energy performance
- Contemporary designs with timber or board cladding
- Sites where weight or speed matters
Will the council need to approve it?
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.
In a conservation area, national park, National Landscape, the Broads or a World Heritage Site the permitted development limits are tighter (no side or two-storey extensions without an application). Listed homes need listed building consent, and if permitted development rights have been removed, any extension needs an application.
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
A designer visits, takes measurements and photos, and discusses layouts, budget and timing with you.
Design and approvals
Once the layout is agreed, we deal with the council: planning permission or written confirmation that none is needed, plus building control.
Fixed written price
You receive a written, itemised price and programme. Nothing starts until you are happy with it.
Build and sign-off
Our team builds the extension, keeps you updated weekly and finishes with building control sign-off.
Common questions in Orpington
Do I need building regulations approval in Orpington?
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 Orpington?
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.
Do you cover all of Orpington?
Yes. We cover Orpington and the surrounding parts of Greater London. Site visits are free and there is no obligation.
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 £2,280 to £4,420 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 Orpington
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.