Two-storey extension drawings for East Southsea homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to Portsmouth City Council's design guidance, delivered in days and revised free until your decision.
Portsmouth City Council granted 88% of the householder planning decisions it made in its latest published year — 1 point above the 87% England-wide householder average. The tightly repeating terrace rhythm means roof and rear additions are read against a long, uniform street frontage, which is where a policy-literate drawing pack earns its keep. Its dominant Victorian (1837–1901) and Edwardian (1901–1910) 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 Portsmouth City Council needs a full application. East Southsea carries at least one Article 4 direction, and conservation areas including East Southsea, The Terraces and Rochester Road remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in East Southsea is determined against an 8-week statutory target.
Rochester Road (late-Victorian and Edwardian brick terraces with many original features), Highland Terrace (nineteen mid-Victorian terraced houses with long front gardens), Festing Road (Edwardian terraces running down toward the seafront), Devonshire Avenue (grid of bay-fronted Victorian terraces), Waverley Road (wider Victorian houses near Canoe Lake) and Albert Road (east) (Victorian terraces behind the eastern shopping parade) — these are the East Southsea pockets our drawings cover most. Heritage designations here include East Southsea, The Terraces, Rochester Road and Highland Terrace. Portsmouth City Council weighs each proposal against the Portsmouth Local Plan and the council's Houses in Multiple Occupation SPD, where original brick detailing, sash windows and front-garden walls are the character that alterations must respect in the conservation areas. Many East Southsea terraces have been converted to flats and bedsits, which sit outside householder permitted-development rights.. On roofs the borough is pitched slate roofs on the brick terraces and valley and butterfly roofs behind parapet frontages, over late-Victorian and Edwardian brick terraces, mid-Victorian terraces with long front gardens and converted flats.
Adding at first floor changes the question the case officer asks. A single-storey extension is judged mostly on daylight and garden loss; a two-storey extension is judged on overlooking, bulk against the neighbouring roofline, and whether it reads as part of the house or bolted onto it. East Southsea is largely late-Victorian and Edwardian brick terraces, mid-Victorian terraces with long front gardens and converted flats, and pitched slate roofs on the brick terraces and valley and butterfly roofs behind parapet frontages set what a matching roof actually means here.
The permitted-development route exists but is narrow: 3 metres of rear projection, a 7-metre stand-off from the rear boundary, eaves and ridge no higher than the original, and side-facing upper windows obscure-glazed and non-opening below 1.7 metres above floor level. Most two-storey schemes fail one of those, usually the 7-metre boundary rule on a shorter garden, and go in as a full application instead. We establish which route applies before designing, because it changes the drawing set.
The tightly repeating terrace rhythm means roof and rear additions are read against a long, uniform street frontage. The city-wide Article 4 direction applies here too, removing permitted-development rights for small HMO conversions, so the late-Victorian brick terraces of Rochester Road and its neighbours need a planning application before a family house becomes a shared house.
Some two-storey rear extensions are permitted development. You will need a full application to Portsmouth City Council if any of these apply:
We set the projection and boundary distance on the site plan, prove the roof-pitch match on the elevations, and specify obscure glazing on the side windows — the three things Portsmouth City Council checks first — then submit a validation-complete pack.
Below is Portsmouth City Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Portsmouth approves the large majority of householder applications in East Southsea, with refusals turning on uniform terrace character, front-garden loss and the concentration of shared houses. Two-storey schemes attract more neighbour comment than any other householder work, so the overlooking and daylight case has to be made on the drawings.
Source: MHCLG planning application statistics (householder decisions, England, 1 April 2025 - 31 March 2026). Compare every borough on our London approval-rate league table.
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Across Rochester Road, Highland Terrace and Festing Road, the schemes that succeed set the first floor back from the ground floor, keep the ridge below the original, and treat the flank wall as blank or obscure-glazed. On late-victorian and edwardian brick terraces, matching the eaves line matters more than matching the brick: an extension that carries the existing eaves through reads as original even in a different material.
Original brick detailing, sash windows and front-garden walls are the character that alterations must respect in the conservation areas. We draw the 45-degree daylight test from the neighbour's nearest habitable window, show the window positions in section, and set out the steel and foundation implications early — a two-storey extension changes the load path, so the structural design and the planning design have to be developed together rather than in sequence.
We draw two-storey extensions across East Southsea. A few of the areas where they come up most often:
Two storey extension drawings for Rochester Road — late-Victorian and Edwardian brick terraces with many original features — dimensioned against the 3m and 7m limits and drawn to Portsmouth City Council's guidance.
Two storey extension drawings for Highland Terrace — nineteen mid-Victorian terraced houses with long front gardens — dimensioned against the 3m and 7m limits and drawn to Portsmouth City Council's guidance.
Two storey extension drawings for Festing Road — Edwardian terraces running down toward the seafront — dimensioned against the 3m and 7m limits and drawn to Portsmouth City Council's guidance.
Two storey extension drawings for Devonshire Avenue — grid of bay-fronted Victorian terraces — dimensioned against the 3m and 7m limits and drawn to Portsmouth City Council's guidance.
Two storey extension drawings for Waverley Road — wider Victorian houses near Canoe Lake — dimensioned against the 3m and 7m limits and drawn to Portsmouth City Council's guidance.
Two storey extension drawings for Albert Road (east) — Victorian terraces behind the eastern shopping parade — dimensioned against the 3m and 7m limits and drawn to Portsmouth City Council's guidance.
The first-floor limits are tighter than the ground-floor ones. This is how the common cases compare.
| Scheme | Permitted development? | Deciding limit | What Portsmouth City Council checks |
|---|---|---|---|
| Two-storey rear, 3m projection, 7m+ to boundary | Often yes | 3m projection / 7m boundary | Roof match, side-window glazing |
| Two-storey rear, under 7m to boundary | No — full application | Rear-boundary distance | Overlooking, daylight, garden loss |
| Two-storey side extension | No — full application | Side elevation | Gap to boundary, street rhythm |
| Two-storey wraparound | No — full application | Combined footprint | Bulk, massing, neighbour amenity |
| Any two-storey on designated land | No — full application | Designation | Character and appearance |
Limits from the GPDO 2015, Schedule 2, Part 1, Class A — two-storey rear extension conditions.
A fixed process built around how Portsmouth City Council validates and decides two-storey applications.
Send us your East Southsea postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live Portsmouth City Council decisions.
We measure the original rear wall, eaves and ridge heights, garden depth and every neighbouring window that faces the site — the inputs the daylight and overlooking case is built from.
Chartered designers develop the two-storey addition to your brief with the roof and eaves resolved, and we coordinate the load path so the structural scheme and the planning scheme are the same building.
We submit the application, manage validation and case-officer queries, and revise the drawings free until Portsmouth City Council issues its decision.
Often, but not always. A two-storey rear extension can be permitted development if it projects no more than 3 metres, sits at least 7 metres from the rear boundary, does not exceed the existing eaves and ridge, and has obscure-glazed non-opening side windows below 1.7 metres. In East Southsea, the 7-metre rule is what most commonly forces a full application to Portsmouth City Council.
No part of a permitted-development two-storey rear extension may come within 7 metres of the boundary opposite the rear wall of the house. It exists to protect the neighbour behind you from being overlooked at first floor. On shorter East Southsea gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. Portsmouth City Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to Portsmouth City Council. They are assessed on the gap to the boundary, whether the street's rhythm of spaces between houses survives, and whether the extension is subordinate to the original. Setting the first floor back from the front building line and down from the ridge is what usually makes the difference. This applies to your East Southsea address specifically.
Overlooking is the most common objection, and it is answerable on the drawings. We position habitable-room windows away from neighbouring gardens, obscure-glaze and fix shut anything on the flank below 1.7 metres, and show the sight lines in section. Where the geometry is tight, a rooflight or a high-level window gives the same daylight without the mutual overlooking that draws objections. This applies to your East Southsea address specifically. Portsmouth City Council is the decision-maker.
Almost certainly. Excavating within 3 metres of a neighbouring structure and building on or up to the boundary both trigger the Party Wall etc. Act 1996, and a two-storey extension usually does both. It is entirely separate from Portsmouth City Council's planning decision, so we flag the notice period early and detail the junction on the drawings. This applies to your East Southsea address specifically.
Yes. Adding a floor changes the load path from roof to foundation, so beams, padstones and foundation depths all need designing and calculating for building control. Planning and building regulations are separate consents, and the structural set is what building control assesses — we prepare both so the approved scheme is the buildable one. This applies to your East Southsea address specifically. Portsmouth City Council is the decision-maker.
We quote each East Southsea two-storey extension individually, because plot depth, roof form and structural complexity vary house to house, and send a fixed, no-obligation quote within one working day. It covers the drawing pack with free revisions until Portsmouth City Council approves. Call 020 7864 7245 to start.
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