Single Storey Extensions: Respecting Regency & Victorian Character in Brighton
A Complete Design Guide
Single Storey Extensions in Brighton
Single storey extensions represent the most popular home improvement choice for Brighton homeowners, accounting for over 60% of all domestic planning applications in the city. This isn't surprising when you consider Brighton's unique housing stock—thousands of Victorian terraces and Regency townhouses with dark, cramped kitchens at the rear, crying out for natural light and connection to their gardens.
However, Brighton's architectural heritage means these extensions require careful consideration. With 34 conservation areas covering much of the city and over 2,000 listed buildings, planning officers have high expectations for design quality. A poorly conceived extension can harm the character of your period home and face planning refusal, while a well-designed scheme respects heritage while transforming how you live.
This guide explores how to design single storey rear extensions that honour Brighton's Regency and Victorian heritage while creating beautiful, functional modern spaces. We'll cover design principles, material choices, planning considerations, and practical implementation—everything you need to extend your Brighton period home with confidence.
Why Single Storey Extensions Are Popular in Brighton
The Victorian & Regency Kitchen Problem
Most Victorian and Regency homes in Brighton were designed with narrow galley kitchens or sculleries at the rear—functional spaces for servants, not family living. These rooms typically feature:
• Limited natural light from small windows facing north or east
• Narrow proportions (often just 2.5-3m wide)
• Disconnection from garden spaces
• Low ceilings and poor ventilation
• Inadequate space for modern family life
Modern Family Living Requirements
Today's families need something fundamentally different—open-plan kitchen-dining spaces that serve as the heart of the home. A well-designed single storey extension delivers:
• Generous floor area (typically 20-30 square metres additional space)
• Abundant natural light from large glazed doors and rooflights
• Seamless connection between interior and garden
• Space for cooking, dining, and relaxing in one unified area
• Improved property value (typically 15-20% increase for quality extensions)
Planning Advantages
Single storey extensions also offer practical planning benefits. They generally:
• Have less impact on neighbouring properties (reduced overshadowing)
• May qualify for Permitted Development rights (though rarely in conservation areas)
• Face fewer objections from planning officers when well-designed
• Cost less than two-storey extensions while delivering maximum impact
Understanding Brighton's Architectural Heritage
Before designing any extension, it's essential to understand your home's architectural period. Brighton's housing stock divides clearly into two dominant styles, each with distinct characteristics that inform good extension design.
Regency Architecture (1811-1830)
Regency buildings represent Brighton's golden age, when the Prince Regent transformed the town into a fashionable seaside resort. Key characteristics include:
• Stucco render (painted cream, white, or pale colours)
• Elegant sash windows with slim glazing bars
• Classical proportions and symmetry
• Decorative ironwork balconies
• Low-pitched slate or lead roofs (often hidden behind parapets)
• Generous ceiling heights (3m or more)
• Minimal external decoration—elegance through proportion
Examples: Brunswick Town, Kemp Town, much of Hove seafront
Victorian Architecture (1837-1901)
Victorian development spread Brighton inland, creating the terraced streets that characterise areas like Hanover, Seven Dials, and Preston Park. Victorian homes show:
• Red or yellow stock brick facades (rarely rendered)
• Bay windows (ground floor, or ground and first floor)
• Sash windows with thicker glazing bars than Regency
• Pitched slate roofs with visible eaves
• Decorative brickwork (arches over windows, corbelled eaves)
• Terracotta tile detailing
• Front gardens with boundary walls
Examples: Round Hill, Hanover, Seven Dials, Queen's Park
Why These Differences Matter for Extensions
Understanding your home's architectural period influences every design decision—from materials and proportions to roof form and window details. A design approach that works beautifully for a Victorian terrace may look entirely wrong on a Regency townhouse. This guide addresses both periods separately to ensure your extension respects your home's specific character.
Why Heritage Preservation Matters in Brighton
Conservation Areas: 34 Across the City
Brighton & Hove has 34 designated conservation areas—more than almost any comparable UK city. These areas cover:
• The entire seafront from Portslade to Rottingdean
• Central Brighton (Old Town, North Laine, Lanes)
• Historic estates (Brunswick, Kemp Town, Preston Park)
• Victorian suburbs (Hanover, Round Hill, Ditchling Rise)
Within conservation areas, planning officers have enhanced powers to control external alterations. Even rear extensions—normally hidden from public view—receive scrutiny for their impact on the conservation area's character.
Listed Buildings: Over 2,000 Designated Properties
Brighton has over 2,000 listed buildings, with concentrations in:
• Regency squares and crescents (Grade I and II* listings)
• Victorian terraces (mainly Grade II)
• Historic pubs, churches, and civic buildings
Listed building consent is required for any external or internal alterations. The process is more rigorous than standard planning, with Historic England potentially involved for Grade I and II* buildings.
Planning Officer Expectations
Brighton & Hove planning officers expect:
• High-quality design that respects heritage character
• Appropriate materials matching the host building
• Detailed drawings showing design intent
• Heritage statements for conservation area applications
• Evidence of material quality (samples often required)
Applications that ignore these expectations face refusal, requiring redesign and resubmission—adding months to your project timeline. Getting the design right first time is essential.
The Value of Good Design
Heritage-conscious design isn't just about planning approval—it protects your investment. Period homes derive much of their value from architectural character. Extensions that damage this character reduce desirability and resale value, while sympathetic additions can increase property value by 15-20% or more.
Designing Extensions for Regency Homes
Respecting Stucco Facades
Regency buildings rely on rendered stucco for their refined appearance. When extending:
• Match the existing render system (traditional lime render or modern breathable alternatives)
• Continue the painted finish in the same colour palette
• Maintain crisp arrises (sharp external corners)
• Consider engineered quoin details at corners if the main house features them
Poor render detailing—such as mesh-reinforced modern systems with rounded corners—immediately signals an addition rather than original architecture.
Window Proportions and Glazing
Regency windows follow strict proportional rules—typically portrait-oriented sashes with 6-over-6 or 2-over-2 panes. For extensions:
• Maintain similar vertical proportions even if using large glazed doors
• Use slim-profile glazing systems (modern systems can achieve Regency-appropriate sightlines)
• Consider crittal-style steel doors with fine glazing bars as a sympathetic contemporary option
• Avoid chunky uPVC or aluminium profiles—these destroy the refined aesthetic
Setting Back from the Rear Facade
One of the most effective design strategies for Regency extensions is setting the extension back from the main rear wall by 300-600mm. This achieves:
• Clear visual distinction between original and new
• Preservation of the building's proportional system
• Shadow lines that articulate the composition
• Greater flexibility with contemporary materials
This approach is particularly valuable for listed buildings where planning officers want to see clear differentiation between historic and modern fabric.
Classical Details and Proportions
Regency architecture follows classical ordering systems—think proportional relationships, symmetry, and restraint. Extension design should reference these principles:
• Maintain floor levels where possible (step downs disrupt proportional systems)
• Use simple parapet copings or minimal eaves (no fussy Victorian detailing)
• Consider pilaster details or subtle cornice elements at the junction with the main house
• Aim for crisp, minimal detailing—Regency elegance comes from proportion, not decoration
Roof Forms for Regency Extensions
Regency buildings typically hide roofs behind parapets. Extension roofs should:
• Use flat roofs with parapet copings matching the main house
• Employ lead or high-performance membrane systems
• Integrate rooflights flush with the roof plane (avoid raised rooflights)
• Consider lantern roofs for central light, designed with slim glazing bars
Pitched roofs visible from neighbouring properties generally look wrong on Regency extensions—flat roofs with parapets maintain the classical silhouette.
[Image: Regency extension with set-back design, stucco render, and slim-profile glazing]
Designing Extensions for Victorian Homes
Brick Matching and Brickwork
Victorian terraces use red or yellow stock brick with distinctive pointing patterns. Successful brick matching requires:
• Identifying the existing brick (manufacturer, colour, texture, size)
• Sourcing reclaimed bricks from the same era if possible
• Using new bricks only as a last resort (modern bricks rarely match period character)
• Matching mortar colour and joint profile (often lime mortar with struck or weathered joints)
• Avoiding cement-heavy pointing that's too grey or uniform
Planning officers will require physical brick samples for conservation area applications. Present several options showing how they weather and blend with the existing brickwork.
Window Proportions in Victorian Extensions
Victorian windows typically feature thicker glazing bars and more robust proportions than Regency. For extensions:
• Match the existing window proportions where extension walls align with the main house
• Use high-quality sliding or bifold doors with appropriate glazing bar patterns
• Consider brick arches above glazed openings (echoing Victorian window treatment)
• Maintain vertical emphasis even with large glazed areas
Respecting Bay Windows
Many Victorian terraces feature ground-floor or two-storey bay windows. Extensions should:
• Never project beyond the bay window face (this destroys the facade composition)
• Set back from the bay by at least 300mm to maintain visual hierarchy
• Consider wrapping around the bay on wider plots, maintaining appropriate gaps
• Preserve views into the bay from inside the extension
Roof Line Integrity
Victorian terraces have pitched slate roofs with visible eaves and often decorative barge boards. Extension roofs must:
• Remain subordinate to the main roof (typically single storey stays well below the main ridge)
• Match the roof pitch if using a pitched extension roof (typically 40-50 degrees)
• Use slate or high-quality slate-effect tiles
• Consider flat roofs with rooflights as an alternative (increasingly accepted for Victorian extensions)
• Avoid incongruous roof forms like contemporary asymmetric pitches (save these for modern insertions)
Decorative Victorian Elements
Victorian architecture includes decorative elements—corbelled eaves, terracotta tiles, brick dentils. Extension design should reference these appropriately:
• Echo corbelled eaves detail at the junction with the main house
• Consider decorative terracotta panels if the main house features them
• Match brick bonding patterns (often Flemish bond for quality terraces)
• Don't overdo it—Victorian detailing should feel integrated, not pastiche
Party Wall Considerations
Victorian terraces share party walls with neighbours. Extension design must:
• Respect the building line (extending beyond neighbours requires careful design)
• Maintain gaps from party walls if visible from the street or neighbouring gardens
• Follow party wall legislation (Party Wall Act 1996) for structural connections
• Consider neighbour amenity (overshadowing, privacy, noise)
Design Philosophy: Sympathetic vs Contemporary Contrast
The Sympathetic Approach
Sympathetic design aims to make extensions appear as original as possible through careful material matching and proportional discipline. This approach:
• Uses identical materials and details to the main house
• Maintains period-appropriate proportions throughout
• Minimises visual impact from neighbouring properties
• Often preferred by conservation officers for listed buildings
The challenge with sympathetic design is avoiding pastiche—poorly executed period detailing looks worse than honest contemporary work. Success requires excellent craftsmanship and authentic materials.
The Contemporary Contrast Approach
Contemporary contrast creates deliberate visual distinction between old and new, making the extension readable as a modern intervention. This approach:
• Uses modern materials (glass, steel, zinc) in dialogue with period fabric
• Emphasises light and openness through contemporary glazing systems
• Creates architectural interest through material contrast
• Can achieve planning approval when well-designed and respectful in scale
Contemporary contrast requires sophisticated design—it's not an excuse for poor quality. The extension must complement the period home through proportion, scale, and craftsmanship even while using modern materials.
Which Approach for Your Home?
The right approach depends on:
• Heritage designation (listed buildings typically require sympathetic design)
• Conservation area character (some areas accept contemporary contrast, others don't)
• Visibility (more visible extensions need greater care)
• Your personal aesthetic preferences
• Budget (contemporary materials can cost more but sometimes save on brickwork matching)
At ALTER, we often employ a hybrid approach—using period-appropriate materials for walls while introducing contemporary glazing and roof forms. This respects heritage while achieving modern spatial quality.
Planning Approval in Brighton's Conservation Areas
Enhanced Planning Requirements
Conservation areas require full planning applications even for rear extensions (Permitted Development rights typically don't apply). Applications must include:
• Heritage statement explaining impact on conservation area character
• Detailed design drawings showing materials, proportions, and detailing
• Elevation drawings showing context (neighbouring properties)
• Material specifications and samples
• Supporting photographs of existing building and surroundings
Design Approval Criteria
Planning officers assess applications against several criteria:
• Does the extension respect the character and appearance of the conservation area?
• Are materials appropriate to the period and quality of the building?
• Does the design maintain or enhance architectural interest?
• Is the scale and massing appropriate to the context?
• Does it preserve important views and settings?
• Will it harm the amenity of neighbouring properties?
Officer Expectations and Pre-Application Advice
Brighton & Hove planning officers generally encourage pre-application discussions for conservation area extensions. This service allows you to:
• Test design concepts before investing in full applications
• Understand specific concerns for your property
• Clarify material expectations
• Identify any contentious issues early
While pre-application advice isn't binding, it significantly improves approval chances by ensuring your design aligns with officer expectations from the outset.
Common Reasons for Refusal
Applications fail when they:
• Use inappropriate materials (uPVC windows, concrete tiles, incorrect brickwork)
• Show poor proportions or excessive scale
• Fail to respond to the building's architectural character
• Provide insufficient detail (vague drawings, no material specifications)
• Ignore local context and neighbouring properties
Investing in quality design and detailed drawings pays dividends—the difference between approval and refusal often comes down to design quality and presentation.
Design Options for Single Storey Extensions
Flat Roof Extensions
Flat roofs suit both Regency and Victorian properties when detailed correctly. Benefits include:
• Lower profile (less impact on neighbours)
• Flexibility for rooflight positioning
• Modern, clean aesthetic
• Cost-effective construction
Specify high-performance membranes (EPDM, fibreglass, or single-ply systems) with 20+ year warranties. Pair with flush rooflights or contemporary lantern designs for abundant natural light.
Pitched Roof Extensions
Pitched roofs work well for Victorian properties when matching the existing roof form. Consider:
• Matching the main roof pitch (typically 40-50 degrees)
• Slate or slate-effect tiles matching existing
• Lead or zinc valleys and flashings
• Velux or conservation-style rooflights
Pitched roofs provide additional ceiling height and a traditional appearance but require careful detailing where they meet the main house.
Glass Doors and Large Glazing
Modern extensions typically feature large glazed openings. Options include:
• Sliding doors (slim sightlines, wide openings, smooth operation)
• Bifold doors (complete opening, flexible configuration)
• Steel crittal-style doors (heritage-appropriate, very slim profiles)
• French doors (traditional, suitable for sympathetic designs)
Choose systems with slim frames and high-quality hardware. Powder-coated aluminium or steel provides durability and minimal maintenance. For period properties, black or dark grey frames often work better than bright aluminium.
Rooflight Strategies
Rooflights transform single storey extensions by flooding spaces with natural light:
• Flush rooflights (flat glass set into roof plane—sleek, minimal)
• Lantern rooflights (raised central feature, architectural statement)
• Velux conservation rooflights (pitched roof applications)
• Walk-on rooflights (creates spectacular light wells)
Position rooflights to maximise light penetration deep into the plan. Multiple smaller rooflights often distribute light better than one large unit.
Material Palette
Appropriate materials for Brighton period properties:
• Walls: Matching brick, lime render, engineered brick slips, painted finishes
• Roofs: EPDM membrane, fibreglass, slate, zinc (limited areas)
• Windows/doors: Powder-coated aluminium, steel, engineered timber
• Details: Lead flashings, zinc copings, natural stone cills
Avoid: uPVC, concrete roof tiles, cheap render systems, chunky modern bricks
Structural Considerations for Single Storey Extensions
Party Wall Act Compliance
Most terrace extensions trigger Party Wall Act requirements when:
• Building against a shared boundary wall
• Excavating within 3m of a neighbouring structure
• Cutting into or altering existing party walls
Serve party wall notices at least two months before work begins. Appoint a party wall surveyor to prepare schedules of condition and resolve any disputes. Factor £1,000-2,000 for party wall fees into your budget.
Foundation Design
Foundation depth depends on:
• Existing house foundations (typically need to match depth or go deeper)
• Ground conditions (clay soils require deeper foundations)
• Proximity to trees (root protection areas require specialist foundations)
• Water table levels
Most extensions use traditional strip foundations 1m-1.5m deep. Clay areas may require deeper foundations (1.5m-2m) or engineered solutions like piled foundations for challenging conditions.
Steel Beam Design
Opening up the rear wall typically requires steel beams to carry loads from above. Key considerations:
• Beam size determined by span and loads (structural engineer specification)
• Supporting columns or padstones at each end
• Temporary propping during installation
• Fire protection (intumescent paint or plasterboard encasement)
Wide openings (4m+) may require larger beams that protrude below ceiling level. Plan ceiling layouts to accommodate or conceal these elements.
Roof Structure
Single storey extension roofs typically use:
• Timber joists (150x50mm or 200x50mm depending on span)
• 18mm OSB or plywood decking
• Vapour control layer and insulation (100mm+ PIR for Building Regs)
• Waterproof membrane system
Ensure adequate falls for drainage (minimum 1:80 for flat roofs). Specify high-performance insulation to achieve U-values of 0.18 W/m²K or better (current Building Regulations requirement).
Building Control and Structural Engineers
All extensions require:
• Building Regulations approval (structural, thermal, fire safety, drainage)
• Structural engineer calculations (beams, foundations, roof structure)
• Building control inspections at key stages (foundations, steelwork, drainage, completion)
Factor structural engineer fees (£800-1,500) and building control fees (£600-1,000) into your budget. These professionals ensure structural safety and regulatory compliance.
Interior Design and Layout Optimization
Open-Plan Benefits
Single storey extensions excel at creating open-plan living. Benefits include:
• Unified space for cooking, dining, and relaxing
• Improved family interaction and supervision
• Flexible furniture arrangements
• Enhanced natural light penetration
• Better connection to garden spaces
The key is avoiding featureless open spaces—use ceiling details, flooring changes, and furniture zoning to define functional areas within the overall volume.
Layout Optimization Strategies
Effective extension layouts consider:
• Kitchen placement (typically against one wall with island opposite)
• Dining area position (centre or garden end with glazing)
• Circulation routes (clear pathways through space)
• Service locations (boiler, utilities, storage)
• Natural light sources (windows, doors, rooflights)
Plan kitchens with the working triangle in mind (sink-hob-fridge within 4-9m total). Position dining areas to capture views and light while maintaining connection to cooking zones.
Natural Light Strategies
Maximize natural light through:
• Multiple rooflight positions (avoid single central rooflight)
• Full-width glazed doors to garden
• Internal glazing to adjacent rooms (borrowed light)
• Light colours for walls and ceilings (maximizes reflection)
• Avoiding deep overhangs that block sunlight
South-facing extensions benefit most from rooflights (but require solar control glazing to avoid overheating). North-facing extensions need larger rooflight areas to achieve similar brightness.
Material and Finish Selections
Interior finishes should complement both the extension and existing home:
• Flooring: Large-format tiles, engineered wood, polished concrete
• Walls: Painted plaster, exposed brick features, glass panels
• Ceilings: White plaster, exposed beams, coffered details
• Joinery: Handle-less kitchens, full-height storage, window seats
Consider underfloor heating (easy to install during construction, more efficient than radiators). Specify LED downlights rather than surface-mounted fittings for cleaner ceiling planes.
Thermal Performance and Comfort
Modern extensions must achieve high thermal standards:
• Wall insulation: 100mm PIR insulation (U-value 0.18 W/m²K)
• Roof insulation: 120mm+ PIR insulation (U-value 0.15 W/m²K)
• Glazing: Double glazing minimum (argon-filled, low-E coating)
• Airtightness: Continuous air barrier at junctions
Good thermal performance reduces heating bills and improves comfort. It also helps achieve SAP calculations required for Building Regulations compliance.
Project Timeline: What to Expect
Design Phase: 6-10 Weeks
Quality design takes time. The design phase includes:
• Initial consultation and brief development (1 week)
• Measured survey and site analysis (1-2 weeks)
• Concept design development and revisions (2-3 weeks)
• Detailed design and technical drawings (2-3 weeks)
• Planning application preparation (1 week)
Complex heritage projects may take longer, particularly if pre-application discussions are required. Budget extra time for listed building projects (add 2-4 weeks).
Planning Phase: 8-12 Weeks
Planning applications follow statutory timeframes:
• Application validation (1 week)
• Neighbour consultation period (21 days)
• Officer assessment (4-6 weeks)
• Decision issued (8 weeks standard, 13 weeks for major applications)
Conservation area applications often take the full 8 weeks. Factor additional time if amendments are required following officer feedback (add 4-6 weeks for resubmission).
Construction Phase: 12-16 Weeks
Typical construction programme for single storey extension:
• Site setup and enabling works (1 week)
• Foundations and groundworks (2-3 weeks)
• Brickwork and structural frame (3-4 weeks)
• Roof construction and weatherproofing (2 weeks)
• First fix (electrics, plumbing, insulation) (2 weeks)
• Plastering and internal finishes (2 weeks)
• Second fix (kitchen, flooring, decorating) (2-3 weeks)
• Snagging and completion (1 week)
Weather delays are common (add 2-3 weeks in winter). Complex heritage detailing extends programmes (add 3-4 weeks for listed buildings).
Total Project Duration
From initial consultation to completion:
• Standard projects: 6-9 months
• Conservation area projects: 7-10 months
• Listed building projects: 9-12 months
Starting in spring (March-April) typically allows completion before Christmas. Starting in autumn risks winter weather delays pushing completion into the following year.
Before & After Portfolio: Brighton Extensions
Regency Townhouse Extension, Kemp Town
This Grade II listed Regency townhouse required a sensitive approach to rear extension. The design:
• Set back 400mm from the main facade to create shadow lines
• Used traditional lime render matching the main house
• Introduced slim steel-framed doors with classical proportions
• Maintained ceiling heights at 3m throughout
Result: Seamless integration with the historic fabric, creating 28m² of bright, functional space while respecting the building's Regency character. Listed Building Consent granted without amendments.
Victorian Terrace Extension, Hanover
A typical Victorian terrace with cramped rear kitchen. The extension:
• Extended 4m beyond the original rear wall
• Used reclaimed Sussex brick matching the original 1890s brickwork
• Featured flat roof with large central rooflight and bifold doors
• Respected the ground floor bay window with 300mm set-back
Result: Contemporary open-plan space maintaining Victorian architectural integrity. Planning approved in 7 weeks.
Brunswick Square Contemporary Addition
A bold contemporary approach for a Regency property outside the conservation area. The design:
• Created deliberate material contrast (zinc cladding against stucco)
• Used full-height glazing with minimal framing
• Featured dramatic walk-on rooflight flooding the space with light
• Maintained respectful scale and proportions despite modern materials
Result: Award-winning contemporary addition that respects the Regency host through proportion and quality rather than imitation. Featured in architectural press.
Case Study: Victorian Terrace Transformation
The Project
A mid-terrace Victorian home in Seven Dials conservation area, owned by a young family needing modern living space. Original house featured:
• Dark 2.8m wide galley kitchen
• Single small window facing north-east
• No connection to 9m deep garden
• Red Sussex brick with decorative corbelled eaves
• Ground floor bay window (preserved in proposals)
Design Philosophy
We employed a hybrid approach—sympathetic in materials, contemporary in spatial quality:
• Reclaimed red brick matching original (sourced from local demolition)
• Flat roof with flush rooflights (contemporary roof form, traditional walls)
• Slim aluminium bifold doors (powder-coated anthracite)
• Set back 300mm from bay window to preserve hierarchy
• Corbelled brick detail at eaves matching main house
Planning Approach
Conservation area application including:
• Heritage statement explaining design rationale
• Physical brick samples (three options presented)
• Detailed elevations showing material junctions
• 3D visuals demonstrating context integration
Planning officer initially concerned about flat roof form. We demonstrated through precedent images that flat roofs with rooflights are now accepted for Victorian extensions, providing superior internal light quality while maintaining brick walls. Approval granted in 8 weeks without amendments.
Construction Details
Key construction elements:
• Foundations: 1.2m deep strip foundations in clay
• Structure: 4.2m steel beam opening rear wall, supported on padstones
• Roof: 120mm PIR insulation, EPDM membrane, three 1.5m × 1.5m flush rooflights
• Glazing: 3.6m wide bifold doors, anthracite powder-coated aluminium
• Finishes: Underfloor heating, large-format porcelain tiles, painted walls
Results
Transformation delivered:
• 24m² additional floor area
• Natural light increased 400% (measured lux levels)
• Seamless indoor-outdoor connection
• Heritage character fully respected
• Property value increased 18% (based on post-completion valuation)
Family feedback: "The extension transformed how we live. It's now the heart of our home—bright, spacious, and connected to the garden. The quality design process ensured we respected the Victorian character while creating something beautiful and functional."
Common Mistakes to Avoid
Poor Heritage Approach
Common heritage mistakes include:
• Using uPVC windows (never acceptable in conservation areas)
• Concrete roof tiles (wrong period, wrong aesthetic)
• Modern bricks that don't match (officers will spot this immediately)
• Chunky render systems with rounded corners (destroys Regency elegance)
• Ignoring architectural hierarchy (extensions competing with main house)
Prevention: Invest in quality design from architects experienced in heritage work. Cheap design shortcuts lead to planning refusal and wasted fees.
Planning Refusals
Applications fail due to:
• Inadequate drawings (missing details, poor presentation)
• No heritage statement (required for conservation areas)
• Inappropriate materials (officers need material specifications)
• Excessive scale (single storey extensions can still be too large)
• Neighbour objections (party wall issues, overshadowing)
Prevention: Use pre-application advice services. Spend time on quality drawings. Consider neighbours' concerns during design development.
Structural Issues
Common structural problems:
• Inadequate foundations (subsidence, cracking)
• Undersized steel beams (deflection, cracking above)
• Poor waterproofing (flat roof leaks, damp issues)
• Inadequate insulation (building control failure, cold spaces)
• Party wall disputes (construction delays, legal issues)
Prevention: Always use qualified structural engineers. Don't cut corners on foundations or roof build-ups. Serve party wall notices early and engage professional party wall surveyors.
Budget Overruns
Budget problems typically arise from:
• Underestimating foundation complexity
• Poor ground conditions requiring deeper foundations
• Material specification changes during construction
• Scope creep (additional works not in original brief)
• Party wall issues causing construction delays
Prevention: Build 15-20% contingency into budgets. Obtain detailed contractor quotes before starting. Avoid specification changes once construction begins.
Poor Contractor Selection
Contractor problems include:
• No heritage building experience
• Inadequate insurance or licensing
• Poor communication and project management
• Cutting corners on materials or workmanship
• Unrealistic programme promises
Prevention: Check references thoroughly. View previous heritage projects. Verify insurance and registrations. Obtain multiple quotes and compare like-for-like. Never choose based solely on lowest price.
Frequently Asked Questions
Can I use Permitted Development for my extension?
Rarely in Brighton. Permitted Development rights are often removed in conservation areas (covering much of Brighton) and never apply to listed buildings. Most rear extensions require full planning permission. Check your planning designation before assuming Permitted Development applies.
How far can I extend at single storey level?
No fixed rule exists, but 3-4m is typical for Victorian terraces. Regency townhouses often extend further (4-6m) due to deeper plots. Constraints include:
• Overshadowing to neighbouring properties
• Loss of amenity space (planning officers expect reasonable gardens)
• 45-degree rule from neighbouring windows
• Party wall considerations with adjoining properties
Do I need an architect for a single storey extension?
Not legally required, but highly recommended for heritage properties. Architects experienced in conservation work understand planning requirements, design appropriate details, and navigate heritage constraints. They significantly improve approval chances and design quality. For listed buildings or complex conservation area sites, architectural involvement is essential.
How much should I budget for design fees?
Typical fees for complete architectural services (design, planning, building regulations, contract administration):
• Standard extensions: 8-12% of construction value
• Conservation area projects: 10-14%
• Listed buildings: 12-16%
Additional consultants (structural engineer, party wall surveyor) typically add 2-4% to overall project costs.
What U-values do I need to achieve?
Current Building Regulations require:
• Walls: 0.18 W/m²K (typically 100mm PIR insulation)
• Roofs: 0.15 W/m²K (typically 120mm+ PIR insulation)
• Floors: 0.18 W/m²K (typically 100mm insulation)
• Windows: 1.4 W/m²K maximum (high-performance double glazing)
Should I match existing bricks exactly?
For Victorian terraces, yes—planning officers expect accurate brick matching. Source reclaimed bricks from the same era for best results. New bricks rarely achieve authentic character due to modern manufacturing methods. Provide physical samples to planning officers showing how bricks weather and blend with existing fabric.
Can I have a flat roof on a Victorian house?
Yes—flat roofs are increasingly accepted for Victorian single storey extensions. Planning officers recognise that flat roofs with rooflights deliver superior internal light quality while maintaining brick walls that respect Victorian character. The key is high-quality detailing and appropriate parapets or copings.
Do I need planning permission for internal alterations?
Not usually, unless you live in a listed building (where Listed Building Consent covers both internal and external changes). However, internal structural alterations (removing walls, installing steel beams) always require Building Regulations approval regardless of listed status.
What happens if neighbours object to my plans?
Neighbour objections don't automatically mean refusal—planning officers assess merit based on planning policy. Common objections (loss of light, privacy, outlook) are weighed against your right to develop. Well-designed proposals that comply with planning guidelines typically gain approval despite objections. Consider neighbour consultation before submission to address concerns early.
How long do planning permissions last?
Three years from approval date. You must start construction (typically defined as foundations begun) within this period or the permission lapses. Extensions to permission duration are possible but require reapplication with justification.
Ready to Transform Your Brighton Period Home?
Extending a Regency or Victorian home in Brighton requires careful design that respects architectural heritage while delivering modern functionality. At ALTER Architects, we specialise in heritage-sensitive extensions that:
• Navigate Brighton's complex conservation area requirements
• Achieve planning approval through informed, quality design
• Respect your home's period character and architectural integrity
• Create beautiful, light-filled spaces you'll love for years
• Maximize property value through thoughtful, quality design
We've helped dozens of Brighton homeowners transform their period properties, from Grade II listed Regency townhouses to Victorian terraces in conservation areas. Our approach balances heritage preservation with contemporary living requirements, ensuring your extension enhances both your home and your quality of life.
Book Your Design Consultation
Every project begins with understanding your vision, your property's constraints, and the opportunities available. Our initial consultations cover:
• Site visit and building assessment
• Discussion of your spatial needs and aspirations
• Heritage constraints and conservation requirements
• Design approach options (sympathetic vs contemporary)
• Planning strategy and approval likelihood
• Timeline and budget framework
Contact ALTER Architects today to arrange your consultation. Let's create an extension that respects Brighton's architectural heritage while transforming how you live.
