House Extensions · BR2 Hayes
Bromley protects the Hayes Village and Keston conservation areas and the surrounding metropolitan green belt and commons, alongside standard householder control across BR2.
The borough-level guide to house extensions in Bromley sets out how the same work is handled across the rest of the authority.
House extensions in Hayes are dominated by single-storey rear and side-return additions on BR2's inter-war and edwardian semis and detached houses, with double-storey and wrap-around schemes where the plot allows. Bromley Council weighs depth, height and neighbour daylight; many extensions across Hayes, Bromley Common, Keston, Bickley fringe are Permitted Development, which we confirm with a Lawful Development Certificate before you build.
The whole spectrum — rear extensions, side returns, wraparounds, double-storey, basement digs. Planning-led design with detailed technical phase, ideal for inter-war and edwardian semis and detached houses typical of Hayes.
Across Hayes, Bromley Common, Keston, Bickley fringe in BR2, the dominant property is inter-war and edwardian semis and detached houses around hayes and bromley common, with larger plots toward keston and the green belt. That stock shapes what house extension drawings looks like here: the right approach for a period terrace differs from a mansion-block flat or a new-build, and Bromley Council judges each on design quality and neighbour impact. We survey the specific Hayes property, confirm the planning route — Permitted Development, a Lawful Development Certificate, or full planning — and draw a council-ready set tailored to the BR2 streetscape.
Housing stock in BR2: Inter-war and Edwardian semis and detached houses around Hayes and Bromley Common, with larger plots toward Keston and the green belt.
Within the district: Hayes, Bromley Common, Keston, Bickley fringe.
Streets we know in BR2: the Hayes village streets, the roads around Hayes Common and the larger plots toward Keston. Each road has its own building line, boundary treatment and precedent that Bromley Council weighs when assessing a house extension drawings scheme.
Conservation areas: Hayes Village, Keston. Inside these, most external work needs full planning and a Heritage Statement.
Getting around BR2: Hayes (the Hayes line terminus) into Charing Cross and Cannon Street.
Property values: around £325,000 for a flat and £600,000-£1.1m for a house — a useful gauge of the build value an extension or loft adds in BR2.
Borough character: Largest London borough by area; substantial Green Belt; conservation areas in most town centres; generally permissive elsewhere.
Measured existing survey, photographic record, Article 4 and conservation check specific to Hayes before we quote.
2–3 design options at concept stage — alternative layouts, glazing, roof forms.
Site location plan, existing and proposed plans, elevations, sections, D&AS where required.
Part L thermal, Part B fire, Part M accessibility, structural strategy.
Steel beam, foundation, lintel design. Chartered engineer sign-off.
Party Wall notices where needed; Thames Water Build Over Agreement where within 3m of a public sewer.
Single planning or building-regs submission.
Planning + building regs + structural.
Listed, conservation or complex sites.
Because BR2 is a leafy family market of inter-war and Edwardian semis and detached houses on generous plots around Hayes and Keston — ideal for substantial rear, side and wrap-around extensions and loft conversions. Outside the conservation areas and green belt, much runs on the Permitted Development route, confirmed with a Lawful Development Certificate.
Properties on the edge of Hayes Common, Keston Common or the metropolitan green belt face tighter limits on extending the footprint, so we check whether your plot is washed over by green belt before designing. Within the built-up area, normal householder and PD rules apply, which we confirm at survey.
Usually yes on the semis and detached houses outside the conservation areas — a hip-to-gable plus rear dormer within the volume allowance, confirmed by a Lawful Development Certificate. The generous BR2 roofs often give good head height. We draw the scheme for Building Control too.
With BR2 houses around £600,000-£1.1m and a direct line to Charing Cross, a rear or loft extension adds family space worth above the build and drawing cost. BR2's green, village-edge setting is highly sought after.
With Hayes property at around £325,000 for a flat and £600,000-£1.1m for a house, the professional drawing fee is a small fraction of the value the work adds to BR2's inter-war and edwardian semis and detached houses. Bromley Council charges its own statutory application fee on top (currently £548 for a householder planning application, £610 for a full application). We quote the drawings as one fixed price and the free site survey covers every BR2 address.
For a BR2 project across Hayes, Bromley Common, Keston, Bickley fringe, expect roughly 3–4 weeks from instruction to submission: week 1 the measured survey, weeks 2–3 the drawings and your revisions, then validation and the statutory determination by Bromley Council (8 weeks for a householder application). We carry the Hayes application through every officer query to the decision.
Hayes (BR2) sits primarily in Bromley, so applications are decided by Bromley Council. Conservation areas within BR2 include Hayes Village, Keston, where full planning and a Heritage Statement are required. We confirm the planning route for your exact address before quoting.
Almost always. Any structural work behind house extension drawings in Hayes — new openings, steel beams, loft floors, foundations — needs Building Regulations approval covering structure (Part A), fire escape (Part B) and insulation (Part L), submitted to Bromley Council Building Control or an approved inspector. On BR2's typically terraced and semi-detached stock, a Party Wall notice to adjoining neighbours is normally required before the steelwork. We coordinate both as part of the Complete package.
In value terms, yes. With Hayes (BR2) property at around £325,000 for a flat and £600,000-£1.1m for a house, a well-designed extension or loft typically returns more than it costs in added floor area and sale value. The bigger risk is an unapproved or non-compliant scheme — which is why council-ready drawings and a clean Building Control sign-off matter on BR2 homes.
Planning history and precedent stop at the borough line, so the comparable approvals nearby may sit elsewhere. See all services in SE9, SE12, SE20, SE26, BR1, BR3, BR6 and BR7.
Pick a slot that suits you. No obligation and no sales pressure, just straight answers on your planning route.
Every BR2 postcode district we draw in, the stock that dominates it and the authority that validates a house extension there. BR2 fees below are the statutory England rates for 2026, not house extension estimates.
| Postcode | Area | Dominant stock | What it means for a house extension |
|---|---|---|---|
| BR2 | Hayes / Keston | Victorian terraces, Edwardian villas, post-war flats | BR2 covers Hayes / Keston only; Bromley Council handles the house extension. |
| BR2 | Bromley | Victorian terraces, Edwardian villas, post-war flats | Bromley sits inside BR2; house extension proposals here are determined by Bromley Council. |
| BR2 | Keston | Edwardian villas, 1930s semi-detached | Keston sits inside BR2; house extension proposals here are determined by Bromley Council. |
| SE20 | Anerley / Penge | Victorian and Edwardian terraces | Adjoining district to BR2, also inside Bromley for house extension purposes. |
| BR1 | Bromley / Bickley | Victorian terraces, Edwardian villas, post-war flats | Adjoining district to BR2, also inside Bromley for house extension purposes. |
| BR3 | Beckenham | Edwardian villas, 1930s semi-detached | Adjoining district to BR2, also inside Bromley for house extension purposes. |
Roof pitch, wall build-up and plot depth change every few BR2 streets, and each one changes what a house extension can achieve at that address.
Conservation areas covering BR2 (Hayes / Keston): Bromley Council runs 48, and Chislehurst, Beckenham, Keston are the ones BR2 (Hayes / Keston) owners meet most. A house extension inside a BR2 (Hayes / Keston) conservation area loses permitted development, so the BR2 (Hayes / Keston) submission is a householder application at £548 decided in 8 weeks — not a £249 prior approval decided in 6 weeks. In Bickley a house extension is judged on the street elevation first.
No blanket Article 4 over BR2 (Hayes / Keston): Bromley Council has not withdrawn permitted development across BR2 (Hayes / Keston), so a house extension outside a BR2 (Hayes / Keston) conservation area usually keeps it. The £274 Lawful Development Certificate is still the document a BR2 owner wants on file.
BR2 (Hayes / Keston) housing stock: Large 1930s detached and semi-detached in Chislehurst and Bickley; Edwardian in Beckenham; Victorian in Bromley town; Metropolitan Green Belt covers significant rural-fringe land. Largest London borough by area; substantial Green Belt; conservation areas in most town centres; generally permissive elsewhere. Read that before choosing a house extension route in BR2 (Hayes / Keston) — construction, not postcode, sets what is achievable. Bromley Council charges £548 for a householder application and has 8 weeks to determine it.
Sources for this BR2 house extension page: borough policies maps and conservation-area registers (2025–26), Royal Mail postcode district boundaries, the Town and Country Planning (Fees for Applications) (England) Regulations, the Town and Country Planning (General Permitted Development) (England) Order 2015 as amended, and the Party Wall etc. Act 1996.
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