The permitted development rules for two-storey extensions
A two-storey rear extension is permitted development only within tight limits: no more than 3 m deep, at least 7 m from the rear boundary, no higher than the existing house, eaves matching the existing eaves, materials similar in appearance, and any upper-floor side window obscure-glazed and non-opening below 1.7 m.
Most two-storey extensions exceed one of those limits, most often the 7 m rear boundary rule on London plots, so the usual route is a householder planning application. Flats have no permitted development rights.
What changes in Hillingdon
Extensions of more than one storey are not permitted development in a conservation area, so planning permission is always needed there.
The local constraints that most often decide the route in Hillingdon are listed below, taken from our Hillingdon area page. Each one is a reason to confirm the address on Hillingdon's constraints map before relying on permitted development.
- Green Belt. Large areas of Hillingdon are Green Belt, including Harefield, the Colne Valley, Ruislip Woods and the fringes of Ickenham and Northwood, and the Heathrow villages of Harmondsworth, Sipson and Longford. Extensions to houses in the Green Belt must not be disproportionate to the original dwelling, and outbuildings face a strict test. Source
- Conservation areas. Hillingdon has around 30 conservation areas, including Harefield Village, Ruislip Village, Eastcote Village, Ickenham Village, Old Uxbridge and Windsor Street, Harmondsworth Village, Cowley Church and Northwood Frithwood. Roof extensions are not permitted development inside them and extensions are expected to be subordinate and in matching materials. Source
- Article 4 directions. Several conservation areas have Article 4 directions removing permitted development for front alterations, windows and boundary treatments, and the council has pursued a borough-wide direction on small HMOs. Check the constraints map and the current position before relying on permitted development for a conversion. Source
- River and canal flood risk. The River Colne, Frays River, River Pinn, Yeading Brook and the Grand Union Canal put parts of West Drayton, Yiewsley, Cowley, Harefield, Uxbridge, Ruislip and Hayes in Flood Zones 2 and 3. Ground-floor extensions there may need a flood risk statement. Source
What Hillingdon planning officers look for
Hillingdon officers apply the HDAS Residential Extensions guidance closely and are firm on set-backs, depth and the 45-degree test. Common refusal reasons are two-storey side extensions without a 1 m set-back that create a terracing effect, rear extensions deeper than the guidance allows against a neighbour, front dormers, box dormers that wrap the hip, and outbuildings in the Green Belt. Hip-to-gable lofts and 4–6 m rear extensions on ordinary 1930s semis are usually accepted. The council offers paid pre-application advice and decisions often run beyond 8 weeks, so allow 10–14 weeks.
Fees and timelines
The council fee for a householder application is £528 and for a Lawful Development Certificate £264 (England, from 1 April 2025; verify before applying). Both are decided within 8 weeks of validation.
Our own fee for the drawings and the application is fixed once quoted and depends on the project type, its size and the constraints above. Answer six questions in the quote tool and we email you an indicative figure within minutes, then a written fixed-fee quote within 24 hours.
