Builders in Hammersmith & Fulham: Basement & Riverside Specialists in SW6, W6, W12 & W14
Soraiz Builders carries out extensions, renovations and full-trade building work across Hammersmith and Fulham, from the uniform Victorian terraces of Fulham and Brackenbury Village to the mansion flats of Barons Court and the riverside blocks at Sands End. Close to 60 percent of the borough's householder decisions run on an agreed extension of time, so a realistic timeline sits nearer 10 to 14 weeks from validation to decision, and a real flood history along the tidal Thames and the lost Counters Creek still shapes drainage requirements on lower-ground work. Call Shamraiz Hussain's team today for a written quote within 2 hours.
Soraiz Builders provides extensions, renovations, plumbing, electrics and full building work across Hammersmith and Fulham, including Fulham, Hammersmith, Shepherd's Bush, Parsons Green, Sands End and Barons Court. The borough has around 45 conservation areas covering roughly half its streets, and a borough-wide Article 4 Direction means every basement extension needs full planning permission regardless of size. Soraiz Builders offers a written quote within 2 hours of enquiry.
The mature street trees that line most Fulham roads, many of them London planes, are the most common trigger for subsidence-related movement in the borough's London Clay and Thames river-terrace gravel ground.
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Housing Stock by Area
What kind of houses does Hammersmith and Fulham have?
The borough runs from Wormwood Scrubs and White City in the north, through Shepherd's Bush and Hammersmith, down through West Kensington and Barons Court into Fulham and the Thames loop at Sands End. Its housing stock is dominated by late-Victorian and Edwardian terraces built in one long boom, with mansion flats on the main roads and newer apartment blocks along the river.
- Fulham (SW6): the District Line reached Fulham in 1880 and most of SW6 was built in the 35 years to about 1915, so the terraces are unusually uniform, from the red-brick Peterborough Estate Lion Houses with their terracotta lions to Munster Village, Moore Park and the Bishops Park grid.
- Hammersmith (W6): Brackenbury Village in the Bradmore Conservation Area, largely complete by 1890, plus Hammersmith Grove, the Ravenscourt Park terraces and the riverside stretch at Fulham Reach and Crabtree.
- Shepherd's Bush and White City (W12): Victorian terraces around Askew Road and Wells House Road, the former BBC Television Centre now converted to flats, and Wormwood Scrubs common to the north.
- West Kensington and Barons Court (W14): red-brick mansion flats and the Queen's Club Gardens estate, where alterations run through a freeholder and a flat-ownership consent route.
- Sands End and Imperial Wharf (SW6): former gasworks and wharves rebuilt as high-density apartment blocks, sitting next to older Peterborough Estate terraces inside a tight loop of the Thames.
Common problems we see in Hammersmith and Fulham properties
The planning regime, the flood history and the ground all vary enough across the borough that we treat each address on its own terms.
- The borough-wide basement Article 4: since 25 April 2017, Hammersmith and Fulham has removed permitted development rights for basements across the whole borough, apart from the Old Oak and Park Royal area, so every basement of any size needs full planning permission. Each application needs a Subterranean Construction Method Statement by a qualified structural or civil engineer, made available to neighbouring owners, plus active drainage devices such as a pump and a non-return valve. Any lower-ground work here is a planning project from the start.
- Flood risk along the river and Counters Creek: the riverside strip from Fulham Reach through Bishops Park, Hurlingham and Sands End sits in the Environment Agency's tidal Thames flood-warning area, and the lost Counters Creek along the Kensington and Chelsea boundary caused widespread basement flooding across the borough in 2004 and 2007. Ground-floor and lower-ground work here needs flood-resilient detailing, not a standard build-up.
- London Clay and street trees: the borough sits on London Clay with Thames river-terrace gravels near the water. London Clay shrinks and swells as it dries and rewets, and the mature street trees that line most Fulham roads, many of them London planes, extend that movement deeper. It is the most common trigger for subsidence, and foundations near trees are designed for it.
- Conservation coverage and lime: with around 45 conservation areas covering half the borough, most Fulham and Hammersmith terraces need breathable lime plaster and matched render or brickwork rather than modern cement, which traps damp behind a period front.
- Dense terracing and party walls: the SW6 and W6 terraces are close enough together that nearly every rear extension, loft conversion or basement falls within 3 metres of a neighbouring property, triggering the Party Wall etc. Act 1996.
Local Area
Local landmarks and transport links relevant to building work in this area.
- Fulham Palace and Bishop's Park, SW6 (Grade I listed former home of the Bishops of London and a Scheduled Monument, beside the Thames)
- Hammersmith Bridge, W6 (Grade II* listed 1887 suspension bridge, open to pedestrians and cyclists, closed to motor traffic)
- Craven Cottage, SW6 (Fulham FC's Thames-side ground, with the Grade II listed Archibald Leitch stand on Stevenage Road)
- The Hurlingham Club, SW6 (Georgian mansion and private riverside grounds at the south end of Fulham)
- Olympia London, W14 (Grade II listed exhibition centre in West Kensington)
Hammersmith (Piccadilly, District, Circle, Hammersmith & City lines), Fulham Broadway (District line), Parsons Green (District line), Putney Bridge (District line), Barons Court (District, Piccadilly lines), West Kensington (District line), Shepherd's Bush (Central line, London Overground), Wood Lane and Shepherd's Bush Market (Circle, Hammersmith & City lines), White City (Central line), Imperial Wharf (London Overground), Ravenscourt Park and Stamford Brook (District line)
Where We Work in Hammersmith & Fulham
Areas we cover across Hammersmith and Fulham
We work across the full London Borough of Hammersmith and Fulham, including:
- Fulham (SW6): the Peterborough Estate Lion Houses, Munster Village, Moore Park, Parsons Green and Walham Green
- Hammersmith (W6): Brackenbury Village, Hammersmith Grove, Ravenscourt Park and the Fulham Reach riverside
- Shepherd's Bush and White City (W12): the Askew Road terraces, Wells House Road and the former Television Centre
- West Kensington and Barons Court (W14): red-brick mansion flats and Queen's Club Gardens
- Sands End and Imperial Wharf (SW6): the riverside apartment blocks and older terraces in the Thames loop
If you are unsure whether we cover your street, ask us as part of a free quote.
Working around Hammersmith & Fulham's parking and access
Hammersmith and Fulham has some of the widest Controlled Parking Zone coverage of any borough we work in, split into zones B, D, F, G, I, J, S, U, V, X and Y. Hammersmith Bridge has also been closed to all motor vehicles since 2019 due to structural cracks, reopened only to pedestrians and cyclists, which affects any crossing between the north and south of the borough. We arrange builder's parking permits and skip licences in advance so materials and access aren't caught out on day one.
Check If We Cover Your Hammersmith & Fulham Street
Get a Free QuotePlanning & Conservation
What to check before starting building work in this borough.
London Borough of Hammersmith & Fulham (Hammersmith & Fulham Council)
Planning portal: View planning permission information
Planning permission and conservation areas in Hammersmith and Fulham
Hammersmith and Fulham has around 45 conservation areas covering roughly half the borough, including Bradmore in Brackenbury Village, Hammersmith Grove, Fulham Palace Road, Parsons Green, Walham Green, the Peterborough Estate, Moore Park and Queen's Club Gardens among many others. On top of that, a borough-wide Article 4 Direction made on 25 April 2017 removes permitted development rights for basements across the whole borough, apart from the Old Oak and Park Royal area, so every basement scheme of any size needs full planning permission. Many individual properties inside conservation areas carry further Article 4 Directions that remove smaller permitted development rights, in some cases down to window replacement, and separate borough-wide directions cover conversion to a small HMO and changes to shopfronts.
Standard single-storey rear extensions and loft conversions outside a conservation area can still keep permitted development rights, provided they meet national size and height limits, but with conservation coverage across half the borough that route is not available at many Hammersmith and Fulham addresses. Before planning any external or lower-ground work, check your address on Hammersmith and Fulham Council's planning pages.
Basements, drainage and flood risk
Every basement application in the borough needs a Subterranean Construction Method Statement prepared by a qualified structural or civil engineer, submitted with the application and made available to neighbouring owners, along with active drainage devices such as a pump and a non-return valve to reduce the risk of sewer flooding. This is stricter than most London boroughs, and it reflects a real flood history. The lost Counters Creek along the Kensington and Chelsea boundary caused widespread basement flooding across Hammersmith and Fulham in 2004 and 2007, and Thames Water fitted around 1,300 anti-flood devices to at-risk properties after its proposed Counters Creek relief sewer was dropped in 2018. The riverside strip from Fulham Reach through Bishops Park and Hurlingham to Sands End also sits in the Environment Agency's tidal Thames flood-warning area.
Realistic planning timescales
Hammersmith and Fulham Council targets an 8-week determination period for householder applications, and on paper it decides most of them inside that window. In practice close to 60 percent of householder decisions run on an agreed extension of time, so a realistic Hammersmith and Fulham extension takes around 10 to 14 weeks from validation to decision. We build that genuine timeline into every quote rather than promising the statutory minimum.
What normally needs planning permission in Hammersmith and Fulham
- Any basement or lower-ground excavation, of any size, anywhere in the borough except Old Oak and Park Royal, under the 2017 Article 4 Direction
- External alterations affecting the appearance of a house inside one of the borough's conservation areas, which cover roughly half its streets
- Any work affecting a Listed Building, including Fulham Palace and many terraces and mansion blocks in the conservation areas
- Change of use from a single home to a small HMO, anywhere in the borough
- Works to a tree protected by a Tree Preservation Order, or any tree inside a conservation area
What usually does not
- Internal, non-structural work: a new kitchen or bathroom in the same footprint, redecoration
- Standard single-storey rear extensions on an address outside every conservation area, within permitted development limits
- Like-for-like repairs outside conservation areas: matching roof materials, identical window replacements, repointing in like mortar
What Building Work Costs in Hammersmith & Fulham
| Item | Typical Cost | Note |
|---|---|---|
| Single-storey rear extension, per m² (mid specification) | £4,000 - £5,500+ | Among the higher rates of any London borough, reflecting central London land values. |
| Dormer loft conversion (typical build cost) | £45,000 - £65,000 | Construction only; VAT and professional fees are additional. |
| Basement extension, per m² | £6,000 - £12,000+ | Requires full planning permission under the 2017 borough-wide Article 4 Direction, a Subterranean Construction Method Statement and active drainage devices. |
| Householder planning application fee | £548 | From April 2026. Applies inside any of the borough's roughly 45 conservation areas, on a Listed Building, or for any basement scheme. |
Services We Provide Across Hammersmith & Fulham
Fulham's Lion Houses and Munster Village terraces went up in one 1880s boom, so whole-house work follows a predictable structure.
Queen's Club Gardens and Barons Court mansion flats need refurbishment planned around the freeholder and the shared structure.
Conservation cover across half the borough means lime plaster and matched render, not modern cement that traps damp in a period wall.
Near Counters Creek and the tidal Thames we fit non-return valves and lift services so a ground floor is not the weak point.
Repainting a stucco front or sash windows in a Hammersmith conservation area calls for matched colours and heritage-grade prep.
Why Hammersmith & Fulham Homeowners Choose Soraiz Builders
Soraiz Builders & Services Ltd was founded in 2019 by Shamraiz Hussain and has completed 250+ projects across all 32 London boroughs. On a Hammersmith and Fulham job, that means treating any basement as a full planning application from day one under the borough-wide Article 4 Direction, checking conservation area status across the roughly 45 designated areas that cover half the borough, and detailing ground floors and drainage for flood resilience near the tidal Thames and the line of the lost Counters Creek. On the Victorian terraces of Fulham and Brackenbury Village we use breathable, lime-based plaster and render rather than modern cement, which traps damp behind a period front.
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Frequently Asked Questions
Answers to the questions homeowners in this area ask most.
Do I need planning permission for a basement in Hammersmith and Fulham?
Yes, always. A borough-wide Article 4 Direction made on 25 April 2017 removed permitted development rights for basements across the whole borough, apart from Old Oak and Park Royal, so every basement scheme of any size needs full planning permission. Each application also needs a Subterranean Construction Method Statement by a qualified engineer and active drainage devices against sewer flooding. We treat any lower-ground work here as a planning project from the start.
Do I need planning permission for an extension in Hammersmith and Fulham?
Often, yes. Conservation areas cover roughly half the borough, and inside them most external changes need full planning permission rather than a permitted development route. Outside every conservation area, a standard single-storey rear extension can still fall under permitted development within national size limits. We check your exact address before recommending a route.
Is my street in a Hammersmith and Fulham conservation area?
Quite possibly. The borough has around 45 conservation areas covering roughly half its streets, including Bradmore in Brackenbury Village, Parsons Green, Walham Green, the Peterborough Estate and Queen's Club Gardens among many others. Check your exact address on Hammersmith and Fulham Council's planning pages, or ask us to check it as part of a free quote.
Why does Counters Creek matter for building work in Fulham?
Counters Creek is a lost river that ran from Kensal Green south along what is now the Kensington and Chelsea boundary to the Thames. Intense rainfall in 2004 and 2007 caused widespread basement flooding across Hammersmith and Fulham, and Thames Water later fitted around 1,300 anti-flood devices to affected homes. Any basement or ground-floor work near its line needs flood-resilient drainage, not a standard build-up.
Is riverside Hammersmith and Fulham in a flood zone?
Parts of it. The strip along the river from Fulham Reach through Bishops Park and Hurlingham to Sands End and Imperial Wharf sits in the Environment Agency's tidal Thames flood-warning area, where the yearly flood chance is greater than 1 percent. Ground-floor and lower-ground work there needs flood-resilient materials and detailing, and often a Flood Risk Assessment with the planning application.
Why do Fulham's Victorian terraces need lime plaster and render?
Most of SW6 was built between 1880 and 1915 with lime plaster and, on many fronts, stucco or soft brick. Modern cement render and gypsum plaster trap moisture behind a period facade and cause damp and spalling over time. We use breathable, lime-based methods on this stock as standard, matched to the original where it is a conservation area or listed building.
Do I need a Party Wall Agreement for building work in Hammersmith and Fulham?
Almost certainly. The terraces in Fulham, Hammersmith and Shepherd's Bush are close enough together that nearly every rear extension, loft conversion or basement falls within 3 metres of a neighbouring property, which triggers the Party Wall etc. Act 1996. Notices need serving at least two months before work starts, and we handle this as part of the project.
Which parts of Hammersmith and Fulham do you cover?
We cover the full borough, including Fulham, Parsons Green, Sands End, Hammersmith, Brackenbury Village, Shepherd's Bush, White City, West Kensington and Barons Court, across postcodes SW6, W6, W12 and W14.
When exactly did the basement Article 4 Direction come into force in Hammersmith and Fulham?
The Article 4 Direction was made on 25 April 2017, confirmed by the council on 16 April 2018, and came fully into force on 26 April 2018. It removes permitted development rights for basements across the whole borough except the Old Oak and Park Royal area, so every basement scheme needs full planning permission regardless of which date is cited.
What are the Peterborough Estate 'Lion Houses'?
The Peterborough Estate in Fulham was built in the 35 years to about 1915, once the District Line reached the area in 1880, and includes the red-brick Lion Houses with their distinctive terracotta lions. The estate's terraces are unusually uniform in age and style, which shapes what the council expects for period-appropriate repairs and extensions.
What is Fulham Palace?
Fulham Palace is a Grade I listed former residence of the Bishops of London, sitting within its own Scheduled Monument grounds beside the Thames at Bishops Park. It's one of the borough's most significant heritage sites, and any work nearby needs particular care around its protected status.
Has Counters Creek caused real flooding in the past?
Yes. The lost Counters Creek, along the Kensington and Chelsea boundary, caused widespread basement flooding across Hammersmith and Fulham in 2004 and 2007, and Thames Water fitted around 1,300 anti-flood devices to at-risk properties after its proposed relief sewer was dropped in 2018. Any lower-ground work near the creek's historic route needs flood-resilient detailing as a result.
How long does planning permission really take in Hammersmith and Fulham?
The council targets an 8-week determination period, and on paper decides most householder applications inside that window, but close to 60 percent of decisions run on an agreed extension of time in practice. A realistic timeline for an extension here runs closer to 10 to 14 weeks from validation to decision.
Other London Boroughs We Also Cover
Borders Hammersmith and Fulham to the east, towards Kensington and Earls Court.
Borders Hammersmith and Fulham across the Thames, towards Putney and Wandsworth Town.
Borders Hammersmith and Fulham to the west, towards Acton.
Borders Hammersmith and Fulham to the south west, towards Chiswick's western edge.
Get a Free Quote in Hammersmith & Fulham
Whether you're near Fulham Palace and Bishop's Park, SW6 (Grade I listed former home of the Bishops of London and a Scheduled Monument, beside the Thames) or elsewhere in Hammersmith & Fulham, Soraiz Builders provides building and renovation services throughout Greater London. A written quote follows within 2 hours.