Greenwich, SE10 · Victorian terrace
The homeowners bought this Victorian terrace to renovate over time. Finishing the loft first gave them a bedroom and wet room while they worked downstairs. The goal was to create a modern space while keeping the original brickwork that gave the house its character.
The transformation
The house had two roof areas: the main roof and a smaller section above the rooms at the back. By extending both, we created enough space for a master bedroom and separate wet room on the new top floor.
Original roof space.
Master bedroom and wet room.
The larger part of the loft became the bedroom, with the wet room positioned above an existing bathroom downstairs. That meant the plumbing and drainage connections were already nearby, making the new bathroom easier to install.
The existing roof also had enough height to create around 2.14 metres of headroom in the main bedroom without lowering the first-floor ceilings. This avoided additional work and disruption to the rooms below.
A new staircase connected the loft to the first floor, and we relocated the boiler into a space between the stairs and wet room.
Design approach
The homeowners specifically asked us to keep the original chimney exposed in their new bedroom.
But some of the bricks were damaged and couldn’t be left as they were.
Rather than replacing them with new bricks that would look noticeably different, our bricklayer reclaimed suitable bricks from other parts of the house affected by the conversion.
We used these to repair the damaged sections and carefully repointed the chimney, keeping the aged appearance the homeowners liked.
The black steel column beside the chimney wasn’t added for decoration. It supports the new roof structure, which couldn’t safely rest on the original chimney masonry.
Normally, a supporting column like this could be boxed in and hidden from view.
But the homeowners liked the appearance of the exposed steel alongside the brickwork and asked us to keep it visible.
We applied the required fire-protective coating so the column could remain exposed while meeting the necessary fire-safety requirements.
While one chimney became a feature of the bedroom, another was taking up valuable space in the proposed wet room.
We removed this second chimney breast at loft level, along with the stack above the roof. The remaining brickwork on the floors below was left in place.
This gave us a more usable bathroom layout, without the chimney restricting where everything could go.
The homeowners wanted a walk-in shower without a raised tray or step.
We waterproofed the shower area and floor, with drainage built directly into the tiled floor so water could run away without a conventional shower tray.
The room also has a skylight above the shower and a long horizontal window, bringing natural light into what could otherwise have been a fairly enclosed space.
The homeowners chose three different tile finishes and asked us to avoid the usual metal or plastic strips on exposed corners. Instead, our tiler carefully cut the tile edges at angles so they met neatly.
They supplied the tiles and bathroom fittings, while we completed the waterproofing, plumbing and installation.
The build
The homeowners continued living in the property while we built the loft. At the same time, they were carrying out their own renovation work on the floors below.
We agreed which jobs our team would complete and which the homeowners preferred to do themselves.
Our work covered the structural conversion, new roof and windows, staircase, electrics, plumbing, plastering and fitted wet room.
The homeowners then took care of their bedroom flooring, skirting boards and decorating.
This was how the project had been planned from the beginning, rather than work left unfinished at handover.
Construction started in February 2022, when rain was a particular concern.
The scaffolding on this project didn’t include a temporary weatherproof roof. That meant periods of heavy rain made it difficult to continue working on the exposed roof, contributing to approximately two weeks of interruptions.
It’s an experience that has influenced how we approach winter loft conversions today, particularly when deciding whether temporary roof protection would be worthwhile.
While the conversion was underway, the homeowners also decided to replace the original front roof covering.
This wasn’t part of the initial loft-conversion scope, but with the scaffolding already in place, they chose to have the additional work completed at the same time.
We removed the old roof tiles, battens and membrane, keeping the existing rafters in place. We then installed new membrane, battens and tiles.
Including this additional work meant the homeowners wouldn’t need to arrange a separate front-roof replacement later.
The completed build took approximately 14 weeks, including the weather interruptions and additional roof work.
Planning & approvals
The loft conversion was carried out under permitted development, with a Lawful Development Certificate from Greenwich Council. The homeowners also made formal Party Wall arrangements with both neighbours, and the completed work was signed off by Building Control.
Permitted development + LDC
Greenwich Council confirmed that the proposed loft conversion was lawful under permitted development.
Both neighbours appointed the same surveyor
Formal Party Wall arrangements were made with both neighbouring properties.
Inspected and signed off
The completed loft conversion received its Building Control completion certificate.
Costs today
£98,000+
Estimated base cost today · Includes VAT
This price includes a rear dormer plus an additional section built over the rear outrigger, the smaller part of the house that extends into the garden.
That extra space can make room for two bedrooms and a bathroom, or a bedroom, bathroom and office, depending on the house.
The core build comes with our workmanship warranty: 10 years on structural work, 5 years on roofing and 2 years on electrical and plumbing work.
The standard price assumes the usual construction requirements for this type of conversion.
Existing chimneys, additional structural work, changes to the roof, service relocations and more detailed finishes can affect the final price.
We identify these requirements when reviewing the existing house and proposed plans.
The Greenwich conversion involved several project-specific decisions.
We restored the original chimney brickwork, left a fire-protected structural column exposed, removed a second chimney to improve the wet-room layout and relocated the boiler.
The homeowners also chose a step-free wet room with detailed tiling.
During construction, they added a separate replacement of the original front roof covering.
Advice for homeowners
If there’s something you particularly like about your home, it’s worth discussing how it might be retained before the conversion is designed.
For this project, the homeowners wanted to keep the original chimney. We were able to repair the brickwork and work around it structurally, rather than remove it or cover it up.
But retaining an old feature doesn’t necessarily mean it can support new structural loads. That needs to be considered as part of the design.
Adding a bathroom upstairs is often easier when the plumbing and drainage can connect to existing services below.
Here, placing the wet room above an existing bathroom meant those connections were nearby.
Removing the second chimney also gave the homeowners more freedom over the layout.
Neither arrangement will be possible in every house, but both are worth considering when deciding where a new loft bathroom should go.
Some homeowners want their builder to take care of everything. Others prefer to undertake certain finishing jobs themselves.
These homeowners were comfortable fitting their own flooring and skirting boards and completing the decorating.
That arrangement worked because the division of work was agreed in advance.
If you’re planning to finish parts of your own conversion, it’s worth making sure you and your builder understand exactly what will be completed before handover.
Opening up an existing roof leaves the house vulnerable to the weather until the new structure is protected.
On this Greenwich conversion, winter rain contributed to approximately two weeks of interruption.
Temporary weatherproof roofing can help reduce that exposure, but it adds to the cost of scaffolding.
It’s worth discussing the options before construction starts, particularly if you’re planning an extensive dormer conversion during the wetter months.
The homeowners chose to complete their loft before tackling the ground floor.
That decision proved useful when we returned to build their side-return extension. They were able to use the completed loft while work continued downstairs.
If you’re planning several major changes to your home, the order you carry them out can make a real difference to how comfortably you can live through the renovation.
Eddie and Ben and their team did a great job on our loft extension. They were always polite and considerate and a pleasure to deal with. A few minor issues (to be expected during major building work) along the way were dealt with quickly. The final work is to a very high standard and we are delighted with our new space. We would have no hesitation in using them again.
Related project
After completing the loft conversion, we returned to build a side-return extension downstairs.
The original kitchen was narrow, so we extended into the unused space beside it, making room for a central island and a more practical connection to the dining room and garden.
Read the Greenwich side-return extension case study.Get a realistic picture of what’s possible for your home, likely costs, timings, planning requirements and what the project would involve.
You’ll speak with Eddie
Managing Director
Delivered this project
Expert advice · No obligation
Keep exploring
Lewisham, SE6 · Victorian terraced
Whoever was cooking was often cut off from the rest of the family. Opening up the kitchen, dining room and side return brought everyone together.
Clapton, E5 · multi-floor FLAT
This family’s flat had limited space to begin with, and they needed their kitchen closer to the main living space and a bigger family bathroom.
Greenwich, SE10 · Victorian terrace
A side-return extension gave this narrow kitchen enough width for a central island, with a glass roof bringing daylight into the new space.
New Southgate, N11 · mid-terrace
An L-shaped dormer gave these homeowners a master bedroom with en-suite and a separate office, while keeping all their existing bedrooms.
Lewisham, SE6 · Victorian terraced
Whoever was cooking was often cut off from the rest of the family. Opening up the kitchen, dining room and side return brought everyone together.
Clapton, E5 · multi-floor FLAT
This family’s flat had limited space to begin with, and they needed their kitchen closer to the main living space and a bigger family bathroom.
Greenwich, SE10 · Victorian terrace
A side-return extension gave this narrow kitchen enough width for a central island, with a glass roof bringing daylight into the new space.
Chorleywood, WD3 · Garden room
The homeowner wanted somewhere to entertain outside, so we built a year-round garden entertainment space with a kitchenette and shower room.
New Southgate, N11 · mid-terrace
An L-shaped dormer gave these homeowners a master bedroom with en-suite and a separate office, while keeping all their existing bedrooms.
Lee, SE12 · 1930s semi-detached
The homeowners worked from home, but their shared workspace was getting cramped. So we rebuilt their unused garage into a dedicated home office.
Keep exploring
Lewisham, SE6 · Victorian terraced
Whoever was cooking was often cut off from the rest of the family. Opening up the kitchen, dining room and side return brought everyone together.
Clapton, E5 · multi-floor FLAT
This family’s flat had limited space to begin with, and they needed their kitchen closer to the main living space and a bigger family bathroom.
Greenwich, SE10 · Victorian terrace
A side-return extension gave this narrow kitchen enough width for a central island, with a glass roof bringing daylight into the new space.
New Southgate, N11 · mid-terrace
An L-shaped dormer gave these homeowners a master bedroom with en-suite and a separate office, while keeping all their existing bedrooms.
Lee, SE12 · 1930s semi-detached
The homeowners worked from home, but their shared workspace was getting cramped. So we rebuilt their unused garage into a dedicated home office.
Chorleywood, WD3 · Garden room
The homeowner wanted somewhere to entertain outside, so we built a year-round garden entertainment space with a kitchenette and shower room.
You’ll speak with Eddie
Call now
WhatsApp
Call Eddie
WhatsApp Eddie
Save to contacts
Apple Calendar
Google Calendar
Outlook