Annexe / outbuilding in Tooting
Tooting is London Borough of Wandsworth's edwardian (1900-1914) red-brick bay-fronted terraces submarket. The Edwardian bay-fronted terraces here were typically built with timber-cradled bay structures rather than full masonry, so any kitchen-extension scheme that opens up the bay face needs a structural engineer's calc to confirm the bay can be retained in cantilever rather than rebuilt as a load-bearing element.
What a annexe / outbuilding project looks like here
The Edwardian bay-fronted terraces here were typically built with timber-cradled bay structures rather than full masonry, so any kitchen-extension scheme that opens up the bay face needs a structural engineer's calc to confirm the bay can be retained in cantilever rather than rebuilt as a load-bearing element.
Wandsworth's Tooting wards are part of the borough's Additional HMO Licensing scheme, so any rear extension on a property currently let to 3+ unrelated occupants triggers a parallel HMO licence variation alongside the Building Regs application.
Because of the 1960s Garratt Lane sewer realignment under London County Council, several Selkirk Road and Garratt Park terraces have a Thames Water build-over agreement obligation on their rear gardens; basement and rear extension schemes need the build-over consent (typically 8-12 weeks) before LBC or Building Regs can be issued.
Garden annexes, ancillary outbuildings and granny annexes — Permitted Development under Class E where the borough hasn't issued an Article 4 Direction; planning consent otherwise. In Tooting specifically, edwardian (1900-1914) red-brick bay-fronted terraces stock means annexe / outbuilding scope is shaped by the neighborhood's dominant construction typology. Baily's London scoping flow factors tooting bec common conservation area covers the eastern terraces and wandsworth article 4 direction removes pd on flat-front rear extensions in ca into the estimate before a contractor is involved.
Start your Tooting scope — Baily asks the right questions.
Pre-seeded for annexe / outbuilding in Tooting. Mention your 100-185 m2 (1,075-1,990 sqft), your timeline, and any known constraints — Baily factors the wandsworth building control + wandsworth planning service review queue into the scope.
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Who is Baily?
Baily is named after Francis Baily — an English stockbroker who retired at 51, became an astronomer, and in 1836 described something on the edge of a solar eclipse that nobody had properly articulated before: a string of bright beads of sunlight breaking through the valleys along the moon’s rim.
He wasn’t the first to see them. Edmond Halley saw them in 1715 and barely noticed. Baily’s contribution was clarity — describing exactly what was happening, in plain language, so vividly that the whole field of astronomy paid attention. The phenomenon is still called Baily’s beads.
That’s what we wanted our AI to do. Every inbound call and text has signal in it — a homeowner’s real question, a timeline, a budget, a hesitation that means “yes but.” Baily listens to every one, 24/7, and finds the beads of light.
Baily was a businessman before he was a scientist. That’s our vibe too.
Questions LA homeowners actually ask
Tooting annexe / outbuilding projects typically run $95K–$285K. Tooting's edwardian (1900-1914) red-brick bay-fronted terraces stock, combined with tooting bec common conservation area covers the eastern terraces, puts most mid-complexity projects in the $190K range. Baily scopes the exact band once you describe the work.
Nearest neighborhoods
Same service, adjacent London submarkets.