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Edgware and Canons Park HA8 · Bathroom renovation

Bathroom renovation in Edgware and Canons Park

Bathrooms over garages, above shops and under old roofs

One bathroom can be the whole job here, on either side of the A5. On roads Barnet’s planning register addresses as Edgware, it shows bathrooms planned over a garage and in a side addition in the early 1970s, in a first-floor flat on Station Road and in converted buildings, and it records loft conversions with new soil and vent pipes. On the Harrow side, the Canons Park and High Street appraisals bear on rooflights, roof structures and listed interiors.

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Bathroom renovation in Edgware and Canons Park at a glance

Barnet’s register shows bathrooms planned in additions to houses on roads it addresses as Edgware, so check the address and council for your own home. It records an application made in 1973 on Penshurst Gardens for a bathroom over an existing garage, and one made in 1971 on Glendale Avenue for a side addition to provide a bathroom, both approved subject to conditions. If your bathroom is in an addition of this kind, survey how that part of the house is built, how its floor is framed and how its waste reaches the soil stack before choosing a layout, a heavier bath or a walk-in shower.

Barnet planning register: public access search (planning, building control and licensing)

For the whole area, including conservation areas, permissions and working hours, read our Edgware and Canons Park renovation guide.

Approved guide prices

What does a bathroom renovation cost in Edgware and Canons Park?

A typical bathroom renovation in Edgware and Canons Park costs £10,000–£30,000 excluding VAT. The final price depends on the scope, the specification and the complexity of the room, and a fixed written price follows the visit and the design.

Scope of workTypical cost
Typical bathroom renovation£10,000–£30,000

The figure excludes VAT. A standalone bathroom gets its own room-specific quotation; try the cost calculator for a first figure.

The buildings

Where Edgware bathrooms are planned

Barnet’s register and Harrow’s appraisals point to three places a bathroom here may be planned: in flats, in the roof of a house, and in the timber-framed buildings of the High Street.

In flats, bathrooms move with the layout. An application made in 2016 at a building on Station Road, to remove an internal staircase, form a new bathroom and reinstate access to the first-floor flat from Station Road, was approved subject to conditions. A non-material amendment applied for in 2020 to a scheme converting residential units on Hale Lane into five flats was approved; among other changes it placed a bathroom in the eaves of one flat, swapped a bathroom and kitchen in another and moved a bathroom in a third.

Barnet planning register: public access search (planning, building control and licensing)

In houses, roof rooms bring new pipework. An application made in 2008 on West Way for a hip-to-gable loft conversion with a rear dormer and a soil vent pipe on the side elevation, and one made in 2021 on Oakwood Drive for a hip-to-gable roof extension that included extending the soil and vent pipe, are both recorded with the status “Lawful”; check the address and council for your own house. In the Canons Park Estate, Harrow’s design guide encourages rooflights on rear slopes, as few as possible, in a “conservation” style set below or flush with the roof.

Barnet planning register: public access search (planning, building control and licensing) · Harrow: Canons Park Estate Conservation Area Appraisal and Management Strategy, December 2013 (PDF)

In the High Street conservation area, Harrow’s appraisal says the roofs are among the buildings’ defining elements, many built internally from lower king strut timber frames. A bathroom in a flat under one of those roofs needs a survey of that frame before any pipe, duct or fan is routed through it, and above a shop the work has to protect the unit below from leaks and noise. Agree access through the shop, and when the water can be turned off, before the programme is fixed.

Harrow: Edgware High Street Conservation Area Appraisal and Management Strategy, December 2013 (PDF)

Permissions and local rules

Checks for an Edgware bathroom

Soil and vent pipes on a house

Can a new pipe go on the outside wall?

A house owner’s permitted development rights include fitting, changing or replacing a soil and vent pipe under Class G, provided, among other limits, that the pipe stops below 1 metre above the highest point of the roof. In a conservation area such as Harrow’s Canons Park Estate, which counts as article 2(3) land, the right is narrower: it does not extend to a pipe on a highway-facing wall or roof slope forming the front or a side of the house. Plan a new stack on the rear wall wherever the layout allows.

legislation.gov.uk: GPDO 2015, Schedule 2 Part 1, Class G: chimneys, flues and soil and vent pipes on a dwellinghouse

Listed buildings on both sides

In the High Street conservation area, Harrow’s appraisal reminds owners that listed building consent covers inside work as well as outside work wherever it affects a listed building’s special character; its examples are altering a window, removing traditional detailing and replacing roof tiles. Ask the council before stripping out a bathroom in any listed building, among them the Railway Hotel and the Convent of St Mary at the Cross on Barnet’s side.

Harrow: Edgware High Street Conservation Area Appraisal and Management Strategy, December 2013 (PDF) · Planning Data: Railway Hotel, listed grade II · Planning Data: Convent of St Mary at the Cross, listed grade II

Electrics and extract fans

Electrical work near the bath or shower may need notifying: Approved Document P makes it notifiable when a new circuit goes in, when the consumer unit is replaced, or when circuits are extended or altered in a special location, the zone around a bath tap or a shower head being one. Approved Document F expects a refurbished bathroom to keep its extract fan or to have it replaced. Decide early who will certify the electrics, whichever council’s building control applies.

GOV.UK: Approved Document P, electrical safety in dwellings (2013 edition) · GOV.UK: Approved Document F, Volume 1: Dwellings (2021 edition), ventilation

If Harrow or Barnet Council is your landlord

The council’s consent comes first. If Barnet Council is your landlord, Barnet Homes may agree, where the lease permits, to a renewed bathroom, a new en suite or a wet room in place of a bathroom; new tiling must keep communal services such as panels, ventilation ducts and service pipes reachable, and the leaseholder must get an asbestos survey before re-tiling begins. If Harrow Council is your landlord, its application form asks what you will alter, in which room, who is doing it, whether planning and building regulations applications have been made, and the start date.

Barnet Homes: guidance on making alterations to leasehold properties, October 2021 (for Barnet Council leaseholders) · Harrow Council: home alterations permission for leaseholders

Working hours, skips, parking and the conservation area maps for the whole area are in our Edgware and Canons Park guide. Local guidance checked ; requirements depend on the address, the building and the complete proposal.

What the work covers

The work on an Edgware or Canons Park bathroom

A bathroom in an addition

A survey of the addition’s floor, walls and roof, then a layout that suits the structure as found. Where the room sits over a garage or in a side extension, the drawings show how the floor is strengthened for a bath or a tiled shower, how the waste falls to the stack, and how the room is insulated against the colder space below or beside it.

A bathroom in the roof

A shower room or en-suite in a loft room, planned with the stack extended to serve it, an extract fan ducted to the outside and a rooflight or dormer window placed for light and ventilation. In the Canons Park Estate we place any rooflight on the rear slope where Harrow’s design guide encourages it, and we check whether a new pipe needs planning permission before it is fixed.

Harrow: Canons Park Estate Conservation Area Appraisal and Management Strategy, December 2013 (PDF)

A bathroom in a flat

A survey of the floor build-up, the route to the shared stack and the ceiling of the home or shop below, then waterproofing, sound and access agreed with the freeholder or managing agent before work starts. Where the flat is in a listed building or above a High Street shop, the consents come first, and the programme keeps the water supply and the stack in use for neighbours.

How we work

How we run a Edgware and Canons Park bathroom renovation

  1. Visit

    We see the room, trace where the stack runs, and check which floor it is on and what lies beneath.

  2. Survey

    The drainage falls, the extract route and the floor build-up at the door are measured before a layout is drawn.

  3. Design

    The layout, waterproofing and storage are drawn; where a floor or wall changes, our own architects and structural engineers design it.

  4. Price

    You receive a fixed written price once the design and fittings are agreed.

  5. Installation

    The dates, and any days without a working bathroom, are agreed before work starts.

  6. Handover

    Testing, then care notes for the finishes and fittings. Completed work carries a 12-month defects-rectification period under the JCT contract terms.

Real projects, clearly located

Examples of our bathroom renovation work elsewhere in London

None of these projects is in Edgware and Canons Park. Each card names where the work was done, so you can judge the finish and the approach before you brief your own.

Your brief

Before you ask for a quotation

  1. Measure and photograph the room

    Measure the room and photograph every wall, the floor and the ceiling, marking the window, the door and any boxed-in pipes. Say whether the room is in the main house, in an addition, in the roof or in a flat, because that sets where the survey starts.

  2. Find where the waste goes

    Look outside for the soil pipe and note which wall it runs down and whether other homes share it. If a basin or shower drains into a rainwater pipe or a gully, tell us, because that connection may need correcting as part of the work.

  3. List the consents you may need

    Say whether you hold the freehold or a lease, who your landlord is, and whether you know of a listing or a conservation area at the address. From that we list the consents and notices the room needs before the layout is fixed.

Ready to take the next step? Send the address and a short outline of the work.

Book a free feasibility visit

Questions before you begin

Bathroom renovation in Edgware and Canons Park: questions

Do you take on standalone bathroom work in Edgware and Canons Park?

Yes. A single bathroom, shower room or en-suite is welcome as a standalone job, surveyed, drawn and priced for that room alone. Say where it is, whether the main house, a later addition, the loft or a flat, since each alters the route of the waste, the vent and the floor build-up. Tell us too if a second bathroom or a WC can stay in use while the work goes on.

Can a basin or shower drain into the rainwater downpipe?

No. Harrow’s misconnections leaflet explains that waste from a WC, shower, bath, sink or appliance must not be connected to a gully or to a downpipe carrying roof water, because surface water drains flow untreated to the local river. Such a connection is illegal, it adds; the owner is responsible for correcting it even where someone else made it, and a qualified plumber should put it right.

Harrow: leaflet, Is your home polluting Harrow’s rivers? (PDF)

Do I need to notify a replacement extractor fan?

Not if the new fan or cooker hood simply replaces the old one on its existing cabling: Approved Document F says that swap need not be notified to a building control body. Running a new circuit to the fan is another matter, since a new circuit is notifiable electrical work. Tell us which you plan, and the duct route to the outside will be shown on the drawings.

GOV.UK: Approved Document F, Volume 1: Dwellings (2021 edition), ventilation · GOV.UK: Approved Document P, electrical safety in dwellings (2013 edition)

Can I get help to adapt a bathroom here?

Each council has its own route. Harrow offers its Disabled Facilities Grant to homeowners and to private and housing association tenants once an Occupational Therapist has assessed the need; its eligibility wording asks, among other things, that someone in the household has a disability and that the applicant intends to make the home their main residence for at least five years. Barnet’s adaptations page suggests the Barnet Care and Repair Agency, which can help with finding a builder and overseeing the works, and the Disabled Facilities Grant to fund the work.

Harrow: home adaptations grants and services (undated page, checked 16 October 2026) · Barnet: adaptations to your home

Who owns the pipes in a Barnet council block?

If Barnet Council is your landlord, Barnet Homes’ lease page divides the pipework in a council block by what each part serves: tanks, cisterns, drains, pipes, wires and ducts used by your flat alone are yours, while a pipe crossing your flat to serve other homes too belongs to the council as freeholder. A bathroom that moves onto a shared pipe therefore needs the council’s agreement, so raise it before the layout is settled.

Barnet Homes: your lease (for Barnet Council leaseholders)

How much does a bathroom renovation cost in Edgware and Canons Park?

A typical bathroom renovation in Edgware and Canons Park costs £10,000–£30,000 excluding VAT. The final price depends on the scope, specification and complexity of the project. We give a fixed written price after the visit and the design.

Book a free feasibility visit

Talk to us about your Edgware and Canons Park bathroom

Tell us the address and what you want to change in your Edgware and Canons Park bathroom. We reply within one working day, Monday to Friday, 8am to 6pm.

Or call 020 7101 3168. We serve Edgware and Canons Park from our studio at Unit 3, Palace Court, 250 Finchley Road, London NW3 6DN.

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