Side return kitchen extension
Hackney · Edwardian terrace · 11-week build
Brief
Young couple in a tight Hackney conservation area wanted a kitchen-diner with strong garden connection. Standard Edwardian closet wing meant a side alley begging to be filled.
Challenge
Conservation area — full planning required. Article 4 restrictions on rooflight type. Neighbour shared boundary wall in poor condition requiring party wall surveyor instruction and rebuild of the upper courses.
Solution
Full planning with Heritage Impact Assessment. Crittall-style steel rooflights to match the borough's preferred aesthetic. 4m aluminium bifolds to the rear, central roof lantern, polished concrete floor with underfloor heating. Boundary wall rebuilt in matching London Stock brick with reclaimed pointing.
Outcome
Planning approved at 9 weeks. Build completed in 11 weeks. Kitchen specified through DesignSpace; island finished in honed Calacatta. Underfloor heating zoned per area. Three snags at handover.
Spec
Project specification.
Gallery
Inside the build.
"Other builders quoted us 'around £80k plus' and were vague about glazing. Builderr gave us a single fixed price including everything down to the cabinet handles. No variation invoices."
— Tomás R., Hackney
Builderr vs other London builders.
The construction industry has a wide distribution of operators. Here's what changes between a directly-employed, fixed-scope outfit and the alternatives.
| Criterion | Builderr | Typical London builder | Cowboy outfit |
|---|---|---|---|
| Labour model | Directly employed team (PAYE) | Mixed subcontract gangs | Day-rate cash labour |
| Pricing | Fixed-scope itemised quote | Estimate + provisional sums | Verbal price + variations |
| Design & engineering | In-house architect + SE | Outsourced, separate billing | Builder draws on the back of an envelope |
| Planning + LDC handled | Yes — included in price | Often charged extra | Builder asks you to apply |
| Party wall surveyors | Instructed by us | Your responsibility | Skipped (illegal) |
| Building control | Plans + site inspections booked by us | Building Notice route | Not registered |
| Project management | Dedicated PM, weekly photo updates | Foreman doubles up | Owner-manager juggles 5 jobs |
| Payment schedule | Stage payments against signed-off milestones | Weekly invoices | Cash up front |
| Insurance | £10M PL + 10yr structural warranty | £2–5M PL only | No documented cover |
| Snags at handover | <3 typical | 20–30 typical | Walk-off mid-job common |
| Variation creep | 0% — fixed scope | +15–25% over original quote | +40%+ regularly |
Save £18,400–£41,400 on a side return extension.
Industry data (FMB, RICS, Which? Trusted Trader 2024) shows the average London construction project overruns by 18–22% on cost and 25–35% on time. Fixed-scope contracts with a single accountable team eliminate that variance. The savings above assume a typical project at £92,000.
Want a build like Hackney?
Get a fixed-scope quote with the same direct-labour delivery. Senior consultant call within one business hour.
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