Questions

It depends on what the building is for. A garden annexe that someone sleeps in normally needs planning permission.

Many garden rooms are permitted development, as long as they meet the rules on height, distance from the boundary and how much of the garden they cover. Listed buildings, conservation areas and flats have tighter rules.

If an application is needed, we arrange the drawings and submit it with our architectural partner.

Building regulations generally apply to buildings over 30 m², and to any building with sleeping accommodation, whatever its size. A room with a bed is never exempt because it is small.

Smaller rooms without a bed can be exempt, depending on how they are built and how close they sit to the boundary. Where approval is needed, we manage building control for you.

Then nothing is built and nothing more is owed beyond the planning package. We go through the council’s reasons with the architect and tell you plainly whether a changed design is worth sending back in. Nobody can promise approval, and we won’t.

Yes. Every price on this site includes VAT at 20%.

The designer shows two numbers. The lower one is the design as you have drawn it; the upper one allows for what the survey might find. After the survey, it becomes one fixed price, VAT included.

The planning and drawings package is shown separately, and credited back in full when you build with us.

The design, ground screws, the building itself, electrics with their certificate and the power cable from your house, delivery, fitting and clearing up. An annexe also includes its shower room and kitchenette, and their water and drainage connections.

It assumes level ground, access down the side of the house, and power, water and drainage that can be run from the house without unusual groundwork. Every difference the survey finds is explained line by line.

Four staged payments:

1. 35% on booking
2. 40% when our team arrives on site
3. 20% when the building is built and watertight
4. 5% on completion, once the snag list is done

The 35% on booking is refundable if you cancel within the 14-day cancellation period.

By bank transfer or card. Nothing is owed after completion.

Every stage is written into your contract before you pay anything, and each is invoiced when it is reached, with photographs of the finished stage. See what each stage pays for.

Typically 6–10 weeks on site, depending on size and finish; the largest annexes take a little longer. The 3D designer shows the estimate for your size.

If planning permission is needed, allow 8–12 weeks before the build for drawings and the council’s decision. Your finish date is written into the contract before you pay a deposit.

The same crew every day, a photo from your garden on WhatsApp each working day, no work after 6pm or on Sundays, and a tidy garden every evening.

The electrical certificate, building control sign-off where it applies, photos of what is in the walls taken before they were closed up, and every manufacturer’s guarantee — the Firestone EPDM roof carries the manufacturer’s own 20-year guarantee.

South-East London, Kent and Surrey. Your first call is with Hristiyan on 07934 524074, who arranges the survey and stays your contact through the build.

Yes. If you already have an architect or drawings, we price from their design and build to it. If you don’t, our architectural partner can draw it for you.

Yes. You have 14 days after signing to cancel, as the law gives you for a contract made at home or at a distance. If you want us to start sooner than that, you ask us in writing.

Within 2 m of a boundary, no taller than 2.5 m. Further in, up to 4 m with a dual-pitched roof, or 3 m with any other roof, with the eaves no higher than 2.5 m. With a flat roof, a garden building stays within permitted development at up to 2.5 m high wherever it stands in the garden: for a flat roof the eaves are measured to the top of the roof, and the eaves limit is 2.5 m.

You don’t have to get one. It is the council’s formal answer that your building is lawful — in effect, that it is permitted development. Once it is issued, a building put up as described is presumed lawful, which is worth having if anyone questions it later, including when you sell.

We recommend one whenever there is room for doubt: a conservation area or other protected land, an Article 4 direction nearby, a listed building next door, a building close to the 50% limit or the 20 m rule, a covered canopy, or a garden room with both a shower room and a kitchenette. The council fee is £136 (national fee from 1 April 2026), and the council should decide within 8 weeks.

When an application is needed, allow about 11–12 weeks from the survey to the council’s decision, and sometimes longer: about 2 weeks for the drawings, about 1 week for the council to check the application is complete, and 8 weeks for the decision. Once permission is granted, you normally have three years to start.

You do, passed on at cost; we tell you the amount before we pay it. National fees from 1 April 2026: a certificate for a building in the garden £136; a householder application for a building in the garden £272; for work to the house itself £548; listed building consent is free. Council fees rise each year on 1 April.

Yes, to the Planning Inspectorate, free of charge. For a refused householder application you have 12 weeks from the decision letter (less if an enforcement notice has been served). For a certificate there is normally no deadline. Nobody can promise approval, and we won’t.

Spa deck: from £20,500; Sauna house: from £31,000; Garden room: from £38,000; Garden gym: from £42,500; Golf simulator room: from £55,500; Garden annexe: from £80,500 — all incl. VAT. Every option and extra has its price on the prices page, and the 3D designer prices your own design as you draw it.

No. You pay in stages before completion — 35% on booking; 40% when our team arrives on site; 20% when the building is built and watertight; 5% on completion, once the snag list is done. Nothing is owed after completion. By bank transfer or card.

£2,340 incl. VAT, for annexes and for buildings over 30 m², where planning or building regulations apply. It is credited back in full when you build with us. The council’s own fees are passed on at cost.

No. We work across South-East London, the parts of Kent closest to it, and Surrey — for example Bromley, Beckenham, Orpington, Chislehurst, Keston, Lewisham, Greenwich, Dulwich, Bexley, Croydon, Sevenoaks, Westerham, Otford and Oxted. Areas we cover.