Builders & Renovation Specialists in Dulwich

About Dulwich

Common Projects in Dulwich

Nearby Areas

Frequently Asked Questions

Do I need Dulwich Estate consent on top of Southwark planning?

If your property is on the Dulwich Estate (most of SE21 and large parts of SE22 and SE24), yes. Estate consent is separate from Southwark Council planning permission and is required for external alterations including extensions, window changes, render colours, front doors, and roof material changes. The Estate has design requirements covering proportions, materials, and elevations. Application takes 6-10 weeks and runs in parallel with the Southwark planning application. We handle both as part of the project rather than asking you to navigate two parallel processes.

Why do extensions cost more in Dulwich than in surrounding boroughs?

Three factors. First, foundation design — the London Clay subsoil shrinks and swells with moisture, and we typically specify piled or deep trench-fill foundations (1.5-2.0 metres) to avoid movement, which adds £4,000-£8,000 over standard foundations. Second, the Dulwich Estate's design requirements often specify higher-spec materials (lime mortar, slate roofing, traditional sash windows, Crittall glazing) which cost more than standard alternatives. Third, the local market expects a premium finish, and clients typically specify higher-end fixtures, joinery, and surface materials. The cost premium over neighbouring boroughs is typically 15-25% for an equivalent project.

Can I convert a Dulwich basement into living space?

Yes. Most Victorian villas in Dulwich have semi-basements or full basements that can be tanked and converted into utility rooms, wine stores, home offices, or guest accommodation. The London Clay creates groundwater pressure that pushes water through brickwork, so a waterproof membrane system (Newton or Triton) is essential. Internal tanking avoids the need to dig externally, which can be restricted on Dulwich Estate properties. For habitable use (bedroom or living room), the conversion needs to meet Building Regulations for ventilation, daylight (light wells if needed), and fire escape. Cost is from £8,000 for tanking; converting to habitable use adds £15,000-£40,000.

How do you preserve original features during a Dulwich renovation?

Properly. Cornicing, ceiling roses, picture rails, deep skirtings, fireplaces, panelled doors, and tiled hallway floors are protected with custom-made plywood or cardboard sheeting before any heavy work, and we use lime-based plaster repairs rather than gypsum where the substrate is original. For listed buildings, Listed Building Consent is required for any change to original features and we apply for consent before work starts. Original features add real value to Dulwich properties — typically £20,000-£50,000 on a property worth over a million — and the cost of preserving them is small compared with the loss from stripping them out.