Single Storey Extensions — Bracknell RG12
Single Storey Rear Extension in Bracknell — 1970s Semi to Open-Plan Living
Location
Bracknell, RG12
Project Type
Single Storey Extensions
Duration
11 weeks on site
Scope
Rear extension, structural opening, flat GRP roof, first fix
The Brief
A classic Bracknell new-town semi-detached from the early 1970s — three bedrooms, a small rear kitchen, and a separate dining room that nobody used. The clients wanted to remove the dining room wall, push the kitchen back into the garden by 4 metres, and create a single open-plan family space where the children could play while dinner was being made. Budget was important — the brief was quality but not luxury specification.
Our Approach
The 4m rear projection on a semi-detached house fell comfortably within standard permitted development limits. No planning application was required. Bracknell Forest Building Control were notified, drawings produced, and a structural engineer calculated the RSJ specification for the wall removal. The existing rear wall was found to be loadbearing during inspection — propping design was confirmed before any cuts were made.
The Build
Strip foundations at 900mm depth into firm sub-soil. Cavity brick and block superstructure — Ibstock facing brick to outer leaf, 100mm medium-density block to inner. Full-fill Knauf Dritherm 37 cavity insulation. Flat roof framed in 175mm C24 joists at 400mm centres, 150mm PIR insulation (Recticel Eurothane), GRP single-ply deck in grey. Two Velux GGL CK04 double-glazed rooflights installed centrally above the extension. The loadbearing wall between dining room and original kitchen was removed under temporary Acrow props — a 150x75 UC section RSJ dropped in on galvanised padstones. First-fix electrics run to kitchen position, two double sockets each side, LED downlighter circuits.
Materials & Specification
Facing brick: Ibstock Anglian Mixture. Inner block: Thermalite Turbo 7N. Cavity insulation: Knauf Dritherm 37. Roof insulation: Recticel Eurothane GP 150mm. Membrane: Owens Corning GRP. Rooflights: Velux GGL CK04 double-glazed. Steel: 150x75 UC section.
The Result
The extension added 18 square metres on the ground floor, the dining room wall came down, and the combined space became a 34 square metre open-plan kitchen/dining/family room. Two Velux rooflights bring natural light into the centre of the plan. The project finished on programme and within the agreed fixed price.
Project Photos
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Photos from this project will be added shortly. View our project gallery for completed work examples.
Project FAQs
Did this need planning permission?
No. A 4m rear extension on a semi-detached property falls within standard permitted development. We confirmed this at the initial site visit and the project proceeded without a planning application.
How much did a project like this cost?
This project was quoted and completed at £38,500 including all groundworks, brickwork, roofing, rooflights, structural steel, plastering, and first-fix electrics. Kitchen units were supplied separately by the client.
How long did it take?
11 weeks on site. Pre-build stages (building regs, structural engineer, materials) added 7 weeks before we started on the ground.
Why Choose Berkshire Bespoke Builders
- ✓Owner-managed — Pind Sahota is on site and managing your job personally
- ✓32 years on the tools — time-served builder, 25 years fitting bespoke kitchens
- ✓Fully insured — public liability and employer's liability on every project
- ✓Fixed-price written quotes — itemised by material and labour, no hidden extras
- ✓Building regs managed — we submit applications and attend all inspection stages
- ✓Based in Berkshire — Binfield, Bracknell RG42. No travel surcharges or delays
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