House Extensions Vauxhall
Single storey rear and double storey extensions in Vauxhall, planning, structure and build under one contract.
- Rated 4.9 from 31 reviews on MyBuilder
- Single-storey rear extension from £40,000
- Free site survey, itemised quote
GS Renovation builds extensions across Vauxhall, working with the Georgian and Regency townhouses and the newer riverside developments that define SE11. We handle foundations, steelwork, roofing and full fit-out, and we guide you through whether your project is permitted development or needs a planning application to Lambeth Council.
In Vauxhall, a single-storey rear extension typically starts from £40,000, or £2,000 to £2,800 per m² (indicative London ranges, Architecture for London, Resi, MyBuilder and Checkatrade, 2026). GS Renovation Ltd, a building contractor based in Potters Bar, does the work in Vauxhall: the structural engineer we appoint designs the structure, we build it, and building control signs it off.
Price guide
| Work | Indicative London range |
|---|---|
| Single-storey rear extension | from £40,000 |
| Rear extension, per m² | £2,000 to £2,800 |
| Side return, per m² | £2,400 to £3,200 |
| Wraparound, per m² | £2,400 to £3,200 |
| Double storey, per m² | £1,800 to £2,600 |
| Basement extension | see the basement page |
Indicative London ranges (Architecture for London, Resi, MyBuilder and Checkatrade, 2026), not a quotation. Prices checked September 2026. Full breakdown: Extension Costs & Planning.
Quick estimate for Vauxhall
Vauxhall range: choose above
Rear and side-return extensions in Vauxhall
On one of Vauxhall's few period townhouses, the usual extension opens up the back, either a rear extension into the garden or a side-return infill that captures the wasted alley beside the closet wing. We dig and pour foundations to suit the ground and any nearby trees, build in blockwork or brick to match, and drop in the steel beams that let the new space flow into the existing kitchen and reception rooms.
Double-storey and wrap-around extensions are possible on the larger plots towards Kennington, adding a bedroom or en-suite above a widened ground floor. Every layer, from the damp-proofing and insulation to the roof and rainwater goods, is built to current building regulations. Because nearly every SE11 house is terraced, the Party Wall Act usually applies on both sides: you serve the notices as the building owner, and we give you the drawings and programme they need, build to any award and keep relations calm while the excavation and steelwork go in next to their properties.
Housing in Vauxhall
Roughly 14,160 dwellings sit on the valuation list for Vauxhall. 8% are houses and 92% flats, and by age 22% predate 1919, 14% are interwar and 64% post-war. Since most homes here are flats, a flat in Vauxhall has no householder permitted development rights, so extending one needs planning permission and the freeholder's consent.
What the Vauxhall conservation statement means for extending a terrace
The Vauxhall Conservation Area Statement says front and side extensions are likely to be resisted. Only 8% of Vauxhall homes are terraced houses, and for one inside that conservation area the back of the house is the realistic direction. The Lambeth Local Plan adds that infill extensions alongside closet extensions or rear returns should generally be single storey on heritage assets. In any conservation area a side return infill counts as a side extension, which permitted development rights do not cover there, so it needs planning permission. On a heritage asset, design it as one storey and find upstairs space inside the existing walls.
Lambeth's building control schedule separates a single storey domestic extension up to 40m2 from a two storey one of the same size, each with its own charge, so settle the storeys and floor area before the application goes in. Lambeth says a householder application for works to an existing home should get a response in 8 weeks. Where a Vauxhall rear extension also needs planning, build that period into the programme before any start date is promised, and run the full plans application alongside it so building control and planning finish close together.
Planning and permitted development in Vauxhall
Whether your Vauxhall extension is permitted development or needs full planning permission depends on the property. Many single-storey rear extensions fall under permitted development rights, but a listed building needs listed building consent, and in a conservation area, both common in this part of Lambeth, side extensions and two-storey rear additions need planning permission. We assess your home early, advise honestly on the route, and coordinate the planning application to Lambeth Council where one is required.
The riverside flats bring their own rules. Leaseholders generally cannot extend outward, so we focus instead on internal reconfiguration under the freeholder's licence to alter and the managing agent's consent. Whichever building you own, the structural side is a building regulations matter signed off by building control, separate from planning. We keep the two processes clear and moving so your extension is designed, consented and built without confusion or costly surprises.
Kitchen extensions in Vauxhall
92% of homes in Vauxhall are flats, and a flat has no householder permitted development, so a ground-floor flat's kitchen extension needs planning permission from Lambeth Council and the freeholder's consent. With so few houses here, the realistic kitchen gain in most Vauxhall homes is a better layout inside the flat rather than an extension. The fit-out is priced on its own page, kitchen renovation in Vauxhall; the build figures are in the table above. Double storey extensions belong to the few houses here.
- Foundations, groundworks and steel frames
- Levels, drainage and landscaping made good around the new build
- Single and double storey extensions
VOA Council Tax stock of properties, March 2025, for Vauxhall South and Kennington West & Vauxhall North. Counts rounded by the VOA.
Why Choose GS Renovation in Vauxhall
Homeowners across Vauxhall choose GS Renovation because we build the whole extension, from the first trench to the final coat of paint, as one accountable job. We know the SE11 housing stock, the conservation constraints and Lambeth's planning route, and we explain the party wall process, build to any award and handle building control. With our founder's 30+ years on the tools, the programme stays on track and on budget.
- One point of contact on the phone, not a call centre
- Building control inspected at foundation, damp course and steel stages
- Brick and mortar matched to the existing elevation
Built a new extension at rear of property. Laid foundations, drainage, raised floor, new roof and completed all fixtures and interior decoration…
George always kept to commitments and arrived on time. He offered helpful suggestions during his initial visit and promptly provided a reasonably…
Saaid is the best craftsman I have worked with. He knows what he is doing from the very beginning. He has a great knowledge of construction…
FAQ
Frequently Asked Questions about House Extensions Vauxhall
Do you charge for a survey before quoting house extensions in Vauxhall?
A house extensions survey in Vauxhall costs nothing, and it is part of quoting rather than a service to bill for. GS Renovation allows enough time at SE11 to check the post-war or new-build details that move a figure within £2,000 to £2,800 per m² for a rear extension (indicative), and to plan the order: the planning route is confirmed before drawings, and footings inspected before concrete. Nothing is owed if you go elsewhere in Lambeth.
Will my Vauxhall extension need planning permission or is it permitted development?
Many single-storey rear extensions in Vauxhall are permitted development, but a listed home needs listed building consent, and within a Lambeth conservation area, which is common here, side extensions and two-storey additions need planning permission, while a modest single-storey rear extension can still qualify unless an Article 4 direction applies. We assess the house first, tell you honestly which route applies, and see the submission to Lambeth Council through where required.
Does a Vauxhall conservation area limit a side-return extension on a house?
Yes. Inside a conservation area the automatic right to build out to the side of a house falls away, which means a side-return infill on a Vauxhall house goes to Lambeth Council as a full application. A modest rear addition can still qualify without one, depending on depth and on what earlier owners added. Either way building regulations apply, so we confirm the status first.
How does a lower ground extension on a Vauxhall house drain?
Sometimes by pump. A lower ground floor often sits beneath the level of the drain it connects to, so a sink or toilet in the new room may need a pumped system rather than a gravity fall. Gravity runs must meet the Part H gradients, and where the footprint crosses or sits close to a public sewer, nothing is built until the water company agrees.
Will extending my Vauxhall house affect the neighbours' foundations?
It can. Excavating within 3 metres of their building to below its foundations needs a month's notice under the Party Wall Act, and on a terrace with a lower ground floor the new footings may go deeper than theirs. They can consent or dissent, which leads to a surveyor's award setting the method.
How is the new extension joined to a solid-walled Vauxhall house?
Through an opening in the old rear wall, supported on steel the engineer sizes for the solid masonry above. If that steel bears into a party wall, a party structure notice goes out two months ahead. The new walls are tied in, damp courses aligned, and building control inspects the steel before plastering.
Can an extension to a Vauxhall house include a basement under the garden?
Only within tight limits. Lambeth's Local Plan basement policy supports full basement extensions beyond a house's footprint only where, among other tests, generally no less than 70 per cent of the rear garden stays free of subterranean development. Measure the whole rear garden before sketching anything that runs under it, because the test is about what lies beneath the garden. A scheme that fails that arithmetic is not worth paying an engineer to design.
Is Lambeth's pre-application advice worth buying before a Vauxhall rear extension?
It earns its cost when the scheme tests a policy line, such as an infill beside a rear return. Lambeth charges a higher householder pre-application fee for a house or flat in a conservation area or a locally listed or listed building than for one outside those designations, so establish which applies to the address first. Then bring drawings detailed enough for the officer to comment on, because advice on a vague sketch tells you little.
Do the Article 4 houses on Fentiman Road need permission for a rear extension?
Check before assuming permitted development applies. Lambeth says numbers 105 to 189 (odd) Fentiman Road and 6 to 42 Meadow Road in the Vauxhall Conservation Area are subject to an Article 4 direction, and it lists the Vauxhall area's directions as covering external alterations. A direction of that kind removes rights that would otherwise let some work go ahead without an application, so ask Lambeth what it covers before a rear extension is designed.
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