Garden Rooms in Ealing, W5 and W13
Bespoke garden rooms across Ealing, from Ealing Common and Mount Park to Pitshanger, Northfields and West Ealing. Garden offices, studios, gyms and annexes from around £35,000.
Ealing has the largest gardens in west London and, on one estate, the most explicit outbuilding restriction we have found anywhere. Which of those applies to you turns entirely on the address. Free quotes, no obligation.
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The Hanger Hill Outbuilding Restriction
Most Article 4 Directions that touch outbuildings are hedged. They restrict what fronts a highway, or what is visible from public space, which usually leaves a rear garden building alone. The Hanger Hill Haymills Estate direction is not hedged. It withdraws the erection of outbuildings, side or rear.
Those three words at the end make it the most explicit outbuilding restriction we have found across any London borough on this project. On a Haymills Estate address in W5, a garden building needs a full planning application wherever it sits in the plot.
Hanger Hill Haymills Estate
Outbuildings withdrawn outright, side or rear. Full application required. The estate sits in the Hanger Hill area of W5, which also happens to have the highest detached-house share in Ealing at roughly one household in nine.
Brentham and Hanger Hill Garden Estate
Narrower. These directions withdraw the erection of a garage, stable, loosebox or coach house within the curtilage. That is a more specific set of structures than the general outbuilding right, so a garden office may sit outside it, but it is close enough to the line that it needs confirming rather than assuming.
Everywhere Else in Ealing
Ealing has more than thirty conservation areas and only six carry Article 4 Directions. Of those, only Hanger Hill Haymills and, on the far side of the borough, Bedford Park reach the general outbuilding right. In the rest of W5 and W13, conservation area status restricts a building between a side elevation and the boundary and protects trees, but leaves rear garden buildings as permitted development.
Ealing planning registerGuidance That Quotes a Rule No Longer in Force
Ealing's published residential extensions guidance states that in conservation areas planning permission is required for any outbuilding over 10 cubic metres. There is no 10 cubic metre threshold anywhere in the current permitted development order. It comes from the version of the rules replaced in 2008, and the guidance document sits on a development plan that predates it.
We flag this rather than quietly ignoring it, for two reasons. The first is that you may read it yourself and reasonably conclude a project is impossible when it is not. The second is more practical: guidance is what a case officer may reach for, so a design that is comfortably lawful can still meet an objection framed around a superseded figure. Knowing that in advance is the difference between a short conversation and a refused application.
The current position is the one in the legislation. Single storey, no more than half the curtilage covered excluding the original house, 4 metres for a dual-pitched roof or 3 metres otherwise, and 2.5 metres overall wherever any part sits within 2 metres of a boundary. On a borderline design we get the council's position in writing for the specific address before anyone builds anything.
The Largest Gardens in West London
Ealing has both the biggest and some of the smallest gardens in this part of London, and the spread is close to threefold. It is the single most useful thing to establish before a design conversation, because it decides what will physically fit inside the fifty per cent curtilage rule.
| Area | Median, square metres | Against London |
|---|---|---|
| Ealing Common and Twyford Avenue | 221.0 | Well above |
| Ealing Broadway East | 210.9 | Well above |
| Hanger Hill East | 192.2 | Above |
| Pitshanger | 144.7 | About the median |
| South Ealing | 90.8 | Below |
| Northfields | 78.9 | Well below |
| West Ealing | 75.0 | Roughly half |
ONS and Ordnance Survey, published April 2020, median private outdoor space for a house. The London median is 139.6 square metres.
The Ealing Common, Ealing Broadway East and Hanger Hill plots are among the few places in London where a genuinely substantial garden building fits without the coverage rule coming into play. West Ealing and Northfields are at roughly half the London median, and there the honest brief is a compact building made well. Whole-house share follows a similar pattern, from around half the households in Walpole and Hanger Hill wards down to about a quarter in Ealing Broadway.
W5 Reaches Into Hounslow
One boundary point worth knowing. W13 falls wholly within Ealing, but the W5 district extends into Hounslow at its southern edge, taking in Brentford and part of Chiswick Gunnersbury. That is a different council with a different register and different published guidance on outbuildings.
It rarely affects central Ealing addresses, but it is worth confirming rather than assuming if you are close to the southern boundary, because the two councils have taken genuinely different positions on this question elsewhere in west London.
Garden Room Costs in Ealing
Budget from around £35,000 for a bespoke build. On the larger northern plots, where the house is unlisted and outside the Haymills Estate, the design usually falls within permitted development and the whole budget goes into the building. On a Haymills address or a smaller West Ealing plot, allow for an application and for a design shaped around the coverage and height limits.
Ealing's new Local Plan has been through examination during 2025 and 2026, with the inspectors issuing guidance on modifications in mid 2026. It does not change permitted development, but the development plan here is in transition, which is worth knowing if you are comparing advice given at different times.
On Property Values
W5 sold prices averaged £764,703 over the last twelve months, down around 4 per cent year on year, and W13 £827,623, up around 7 per cent, with semi-detached houses at £1,116,064 and £1,174,617 respectively. Rightmove figures published 9 July 2026 covering transactions to 30 April 2026. We do not publish a percentage for what a garden room adds, because no independent body measures it.
Ealing Broadway carries the District and Central lines alongside the Elizabeth line, with Ealing Common, Northfields, West Ealing and Hanger Lane all in Zone 3. Pitzhanger Manor, Soane's own villa in Walpole Park, is Grade I, as is the Church of St Mary the Virgin, and Ealing Village is listed in three separate entries. The same installers cover Hanwell to the west and Acton and Chiswick to the east. For the briefs that come up most often on these plots, see the garden office and garden annexe specifications.
Garden Room Quotes in Ealing
Send us your address and we will confirm whether the Haymills direction affects you, then match you with up to three vetted installers who work Ealing. Free, and no obligation to proceed.
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Covering Ealing, W5 and W13.