Single-storey, double-storey, rear and side extension drawings for Reigate & Banstead homes — measured to Reigate & Banstead Borough Council's design guidance, delivered in days and revised free until your decision, with a free approval-odds check before you commit.
Reigate & Banstead Borough Council granted 87% of the householder planning decisions it made in its latest published year — level with the 87% England-wide householder average. A double landscape constraint applies in the south, combining Metropolitan Green Belt with the Surrey Hills Area of Outstanding Natural Beauty, which is where a policy-literate drawing pack earns its keep. Its dominant Victorian (1837–1901), Edwardian (1901–1910), interwar (1918–1939) and postwar (1945–1970) housing stock sets the design brief on most streets.
Class A and Class B set the thresholds — a rear dormer to 40m³ on a terrace or 50m³ on a semi or detached, and a single-storey rear extension to 3m on a terrace or 4m on a detached house — beyond which Reigate & Banstead Borough Council needs a full application. Reigate & Banstead carries at least one Article 4 direction, and conservation areas including Reigate, Redhill and Banstead Village remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Reigate & Banstead is determined against an 8-week statutory target.
Reigate (historic market town with Victorian and Edwardian conservation cores), Redhill (a Victorian railway-junction town with postwar and new-build regeneration), Banstead (low-density 1930s interwar semis around a village core), Horley (a southern town of postwar and ongoing new-build estates), Merstham (Victorian terraces alongside the postwar New Merstham estates) and Nutfield (a rural village in the Green Belt and Surrey Hills setting) — these are the Reigate & Banstead pockets our drawings cover most. Heritage designations here include Reigate, Redhill, Banstead Village, Reigate Heath, Nutfield and Merstham. Reigate & Banstead Borough Council weighs each proposal against the Reigate & Banstead Core Strategy (adopted 2014) and Development Management Plan (adopted 2019), where the 2019 Development Management Plan released nine Green Belt sites as sustainable urban extensions for around 845 homes, a notable managed release. Flats are a meaningful share of stock in the Redhill and Reigate town centres and at Merstham, and converted flats hold no householder permitted-development rights.. On roofs the borough is pitched clay and concrete-tile gabled and hipped roofs on the interwar semis and steeper tiled roofs on the Victorian mansions of Reigate Hill and Wray Common, over Victorian and Edwardian streets in Reigate and around Redhill's railway junction, abundant low-density 1930s interwar semis in Banstead, postwar and modern estate housing in Redhill, Horley and Merstham and village vernacular in the rural Green Belt and Surrey Hills settlements.
Reigate & Banstead homes come in a handful of recurring shapes, and each one points to a different extension. The borough is built largely from Victorian and Edwardian streets in Reigate and around Redhill's railway junction, abundant low-density 1930s interwar semis in Banstead, postwar and modern estate housing in Redhill, Horley and Merstham and village vernacular in the rural Green Belt and Surrey Hills settlements, so a Victorian terrace usually wants a rear or side-return infill, while an interwar semi has room for a wider single-storey wrap or a two-storey side addition. Reigate & Banstead Borough Council judges every one of them against the Reigate & Banstead Core Strategy (adopted 2014) and Development Management Plan (adopted 2019), weighing footprint, height and the impact on the house next door before it looks at the elevations.
That is why the drawings decide the outcome. We set the extension depth against the permitted-development limits precisely, keep the eaves and ridge within the allowances, and plot the 45-degree daylight lines to the neighbours' windows so the case officer can see the amenity test is passed. A double landscape constraint applies in the south, combining Metropolitan Green Belt with the Surrey Hills Area of Outstanding Natural Beauty, so we design around it from the first sketch rather than discover it at validation.
Reigate & Banstead also protects whole streets — Reigate, Redhill, Banstead Village, Reigate Heath, Nutfield and Merstham among them. An Article 4 direction in force from February 2026 removes the permitted right to change ground-floor commercial units to residential across the borough's town and local centres, protecting retail and services frontages. On designated land the larger-home extension route and most side extensions stop being permitted development, so we confirm your address against those layers before drawing a line.
Plenty of Reigate & Banstead extensions are permitted development and need no planning application — a single-storey rear extension within the depth and height limits is the common case. You will normally need to apply to Reigate & Banstead Borough Council if any of these apply:
We draw the footprint, the ridge and eaves heights and the neighbours' daylight on the page — the relationships Reigate & Banstead Borough Council's officers weigh first — and submit a validation-complete pack, whether that is a lawful development certificate, a prior-approval notification or a full householder application.
Below is Reigate & Banstead Borough Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Reigate & Banstead grants a fair share of householder applications broadly at the national norm, higher than the most heavily green-belted Surrey neighbours, with the AONB and Green Belt the main constraints in the south. A complete, policy-literate extension pack anticipates those pressure points before submission, which is why professionally drawn applications are decided faster and refused less often than DIY ones.
Source: MHCLG planning application statistics (householder decisions, England, 1 April 2025 - 31 March 2026). Compare every borough on our London approval-rate league table.
Tell us about your project and get a fixed, no-obligation quote back within one working day. If you don't need planning permission at all, we'll tell you that too — for free.
Across Reigate, Redhill and Banstead, the extension that lands most often is the single-storey rear addition — a glazed kitchen-diner across the back of the house, kept within the permitted-development depth or taken to a full application where the ground floor wants more. On the borough's victorian and edwardian streets in reigate and around redhill's railway junction, a side-return infill frequently pairs with it to square off the plan; on wider village vernacular in the rural green belt and surrey hills settlements, a two-storey side or rear extension can add a bedroom above without swallowing the garden.
The 2019 Development Management Plan released nine Green Belt sites as sustainable urban extensions for around 845 homes, a notable managed release. We size the extension to the amenity and daylight tests, match the roof and materials to the host house, and keep enough garden to satisfy Reigate & Banstead Borough Council's space standards — so the scheme answers the borough's questions before an objection can raise them. Where permitted-development rights are used up or removed, we prepare the householder application to the council's extension design guidance instead.
We draw extensions on every street in the borough. A few of the neighbourhoods where Reigate & Banstead projects come up most often:
Extension drawings for Reigate's historic market town with Victorian and Edwardian conservation cores — footprint-checked, daylight-tested and drawn to Reigate & Banstead Borough Council's guidance.
Extension drawings for Redhill's a Victorian railway-junction town with postwar and new-build regeneration — footprint-checked, daylight-tested and drawn to Reigate & Banstead Borough Council's guidance.
Extension drawings for Banstead's low-density 1930s interwar semis around a village core — footprint-checked, daylight-tested and drawn to Reigate & Banstead Borough Council's guidance.
Extension drawings for Horley's a southern town of postwar and ongoing new-build estates — footprint-checked, daylight-tested and drawn to Reigate & Banstead Borough Council's guidance.
Extension drawings for Merstham's Victorian terraces alongside the postwar New Merstham estates — footprint-checked, daylight-tested and drawn to Reigate & Banstead Borough Council's guidance.
Extension drawings for Nutfield's a rural village in the Green Belt and Surrey Hills setting — footprint-checked, daylight-tested and drawn to Reigate & Banstead Borough Council's guidance.
The right extension in Reigate & Banstead depends on your house type and how much garden you can give up. This is how the main options compare on planning route and what they add.
| Extension type | Permitted development? | What it adds | What Reigate & Banstead Borough Council checks |
|---|---|---|---|
| Single-storey rear | Often, within 3m/4m depth (6m/8m via prior approval) | Bigger kitchen-diner across the back | Depth, height, neighbour daylight (45°) |
| Side-return infill | Sometimes, if within width and height limits | Squares off an L-shaped ground floor | Width vs the original house, glazing to boundary |
| Two-storey rear/side | No — full application | Extra bedroom or bathroom above | Bulk, overlooking, 7m rear-boundary gap |
| Wraparound (rear + side) | No — full application | Whole-width open-plan ground floor | Combined footprint and garden retained |
Route depends on your street — conservation areas such as Reigate and Redhill and Article 4 directions can remove permitted-development rights.
A fixed process built around how Reigate & Banstead Borough Council validates and decides householder extension applications — most drawings are submission-ready within seven days of survey.
Tell us your Reigate & Banstead postcode and house type. We confirm your conservation and Article 4 status, how much permitted-development depth you have left, and score your odds against live Reigate & Banstead Borough Council decisions.
We measure the existing footprint, floor and eaves levels, boundary distances and the neighbours' window positions — the numbers the depth limits and daylight tests depend on.
Chartered designers develop the single-storey, two-storey or side extension to your brief, drawn inside the permitted-development limits or to Reigate & Banstead Borough Council's extension design guidance.
We submit the certificate, prior-approval notice or application, manage validation and case-officer queries, and revise the drawings free until Reigate & Banstead Borough Council issues its decision.
Not always. A single-storey rear extension up to 3 metres deep on a terrace or semi, or 4 metres on a detached house, and no higher than 4 metres, is usually permitted development. In Reigate & Banstead you will need to apply to Reigate & Banstead Borough Council for two-storey extensions, side extensions wider than half the house, anything forward of the front wall, deeper rear extensions under the larger-home prior-approval route, and any extension in a conservation area such as Reigate and Redhill.
Standard permitted development allows 3 metres on a terraced or semi-detached house and 4 metres on a detached one. The larger-home extension scheme can double that to 6 or 8 metres, but it needs a prior-approval notification to Reigate & Banstead Borough Council and a neighbour-consultation period, and it does not apply on designated land such as Reigate & Banstead's conservation areas. We confirm which route your property qualifies for before drawing.
Two-storey and double-storey extensions almost always need a full householder application to Reigate & Banstead Borough Council, because they fall outside permitted development on most homes. The council looks closely at bulk, overlooking of neighbours and the 7-metre gap a two-storey rear extension must keep from the rear boundary. We design to those tests and show the daylight and privacy angles on the drawings.
A householder planning application in Reigate & Banstead runs to a statutory eight-week target, a larger-home prior-approval notification to around six weeks including the neighbour-consultation period, and a lawful development certificate to eight weeks. Incomplete submissions stall at validation, so we submit a complete pack and manage officer queries to keep the decision on schedule. Reigate & Banstead Borough Council is the decision-maker.
Yes — planning permission and building regulations are separate consents, and almost every extension needs both. Planning governs whether you can build it; building control governs how it is built, covering structure, insulation, drainage and fire safety. We prepare the building-regulations drawings alongside the planning set so Reigate & Banstead Borough Council's building control or an approved inspector can sign the work off.
Every house and brief is different, so we price each Reigate & Banstead extension individually and send a fixed, no-obligation quote back within one working day. It covers the full drawing pack with free revisions until Reigate & Banstead Borough Council approves, and we tell you upfront whether your extension qualifies as permitted development. Call 020 7864 7245 to get started.
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Same fixed quotes, same fast drawings — wherever your project is.