Builders & Home Renovations in Dulwich
Building and Renovation in Dulwich
Golbik GBS renovates and extends homes in Dulwich Village, East Dulwich and West Dulwich, across the SE21 and SE22 postcodes.
Dulwich offers two quite different kinds of home. East Dulwich is a grid of Victorian terraces built for growing families, ideal for adding a loft room or opening up the ground floor. Dulwich Village and the surrounding streets are greener and more spacious, with larger houses, a strong conservation character and, in many cases, an extra layer of control from the Dulwich Estate.
We take care of the whole build, from structural work to electrics, plumbing, plastering and decoration, coordinating every trade so the project runs as one.
Dulwich Areas and Their Houses
East Dulwich (SE22)
Around Lordship Lane, Northcross Road and Goose Green, East Dulwich is made up mostly of two-storey Victorian terraces with rear outriggers. The classic project here is the combination of an L-shaped loft dormer and a side-return kitchen extension, turning a three-bedroom house into a four- or five-bedroom family home.
Dulwich Village (SE21)
The village centre, with its Georgian and Victorian houses, sits within a conservation area, and much of the surrounding land belongs to the Dulwich Estate. Extensions, garden-facing kitchens and full refurbishments of larger houses are common, with designs that respect the village character.
West Dulwich and the Herne Hill Borders
West Dulwich and the streets towards Herne Hill mix Victorian villas, Edwardian terraces and inter-war houses. Rear extensions, new kitchens and bathrooms, and rewiring of older homes are typical requests.
Popular Projects in Dulwich
The projects we are asked about most in Dulwich are:
- Loft conversions – rear and L-shaped dormers in East Dulwich terraces, and loft rooms in larger Village houses where permitted. See our loft conversions.
- Side-return and kitchen extensions – wide, light kitchen-diners opening onto the garden. See our extensions service.
- Kitchens and bathrooms – new layouts and complete installations. See our kitchens and bathrooms pages.
- Full refurbishments – renovating period houses throughout. See our full refurbishment service.
- Electrics and plumbing – rewiring, heating and hot water upgrades. See our electrical and plumbing services.
Planning, the Dulwich Estate and Permissions
Most of Dulwich is in the London Borough of Southwark, with parts of West Dulwich in Lambeth. On top of council planning, many homes have a second set of rules to follow:
- The Dulwich Estate Scheme of Management – covers many properties in and around Dulwich Village and requires the Estate’s approval for external changes, including extensions, dormers, windows and boundary treatments, even where planning permission is not needed.
- Conservation areas – Dulwich Village and several surrounding areas are conservation areas, so roof dormers and many external alterations need planning permission.
- Permitted development in East Dulwich – outside conservation areas, many terraced houses can add a rear dormer within the 40 m³ allowance and a single-storey rear extension of up to 3 metres without a planning application, subject to conditions.
- Side-return extensions – a side extension that wraps around the rear of the house usually falls outside permitted development and needs planning permission.
- Party Wall Act – lofts and extensions on terraced and semi-detached houses almost always require notices to the neighbours.
- Trees – Dulwich has many protected trees; those in conservation areas or under Tree Preservation Orders need council consent before works that affect them.
Always confirm the position for your property with the council and, where relevant, the Dulwich Estate before finalising a design.
Frequently Asked Questions
Do you work in East Dulwich as well as Dulwich Village?
Yes. We cover Dulwich Village, East Dulwich, West Dulwich and the streets towards Herne Hill, Peckham Rye and Sydenham Hill, across SE21 and SE22. We work within the M25 and up to an additional 10 miles beyond it.
My house is on the Dulwich Estate. What does that mean for building work?
Many homes in and around Dulwich Village are covered by the Dulwich Estate’s Scheme of Management, which requires the Estate’s consent for external alterations such as extensions, loft dormers and changes to front gardens. This is separate from planning permission, so both may be needed.
Is a loft conversion worthwhile in an East Dulwich terrace?
East Dulwich’s Victorian terraces usually have enough roof space for a rear or L-shaped dormer, which can add a double bedroom and a bathroom. A survey of the roof structure and head height is the first step.
Which council covers Dulwich?
Most of Dulwich and East Dulwich is in the London Borough of Southwark, while parts of West Dulwich fall within Lambeth. You can check your address on the council websites.
Planning a Project in Dulwich?
If you are thinking about a loft, an extension or a full renovation in Dulwich or East Dulwich, contact Golbik GBS to discuss your plans and book a survey.
Other areas we cover: Clapham, Fulham, Chelsea, Hammersmith, Mitcham and Wallington & Carshalton.
Useful guides: planning rules by London borough and Party Wall agreements.