Two-storey extension drawings for Hackney homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to Hackney Council's design guidance, delivered in days and revised free until your decision.
Hackney Council granted 89% of the householder planning decisions it made in its latest published year — 2 points above the 87% England-wide householder average. Parapet-fronted terraces mean rear roof extensions are scrutinised harder than the concealed front slope suggests, which is where a policy-literate drawing pack earns its keep. Its dominant Georgian (1714–1837) and Victorian (1837–1901) housing stock sets the design brief on most streets.
The permitted-development ceilings are fixed: 40m³ of new roof volume for a terraced loft and 50m³ for a semi or detached house under Class B, plus a 3m single-storey rear extension on a terrace or 4m on a detached house under Class A. Hackney carries at least one Article 4 direction, and conservation areas including De Beauvoir Town, Clapton Square and Stoke Newington Church Street remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Hackney is determined against an 8-week statutory target.
De Beauvoir Town (grid of early-Victorian villas inside a tightly protected conservation area), Stoke Newington (Georgian and Victorian frontages along Church Street with heavy heritage control), Clapton (Victorian terraces and squares around Clapton Square), London Fields (dense Victorian terraces framing the park), Dalston (mixed Victorian stock with warehouse conversions off the high street) and Shoreditch (former industrial and warehouse buildings turned residential) — these are the Hackney pockets our drawings cover most. Heritage designations here include De Beauvoir Town, Clapton Square, Stoke Newington Church Street, London Fields and Well Street Common. Hackney Council weighs each proposal against Hackney Local Plan 2033 (LP33) and the Development Management supplementary guidance, where warehouse conversions are read against the borough's employment-floorspace and character policies before residential gains are weighed. A large share of Hackney's terraces and warehouses are split into flats and maisonettes, none of which carry householder permitted-development rights.. On roofs the borough is London butterfly / valley roofs behind parapets and pitched slate roofs on the villas, over Georgian and early-Victorian terraces, later Victorian terraces and villas and warehouse and industrial conversions.
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. Hackney is largely Georgian and early-Victorian terraces, later Victorian terraces and villas and warehouse and industrial conversions, and London butterfly / valley roofs behind parapets and pitched slate roofs on the villas 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.
Parapet-fronted terraces mean rear roof extensions are scrutinised harder than the concealed front slope suggests. Hackney is one of London's most conservation-dense boroughs, and directions such as the one covering Stoke Newington strip out permitted-development rights for shopfronts, roof alterations and frontages, so nothing on those streets is automatic.
Some two-storey rear extensions are permitted development. You will need a full application to Hackney 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 Hackney Council checks first — then submit a validation-complete pack.
Below is Hackney Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Hackney approves the large majority of householder applications, but the borough's dense web of conservation areas is the single biggest factor shaping what design will pass. 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, rolling year). 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 De Beauvoir Town, Stoke Newington and Clapton, 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 georgian and early-victorian 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.
Warehouse conversions are read against the borough's employment-floorspace and character policies before residential gains are weighed. 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 Hackney. A few of the areas where they come up most often:
Two storey extension drawings for De Beauvoir Town — grid of early-Victorian villas inside a tightly protected conservation area — dimensioned against the 3m and 7m limits and drawn to Hackney Council's guidance.
Two storey extension drawings for Stoke Newington — Georgian and Victorian frontages along Church Street with heavy heritage control — dimensioned against the 3m and 7m limits and drawn to Hackney Council's guidance.
Two storey extension drawings for Clapton — Victorian terraces and squares around Clapton Square — dimensioned against the 3m and 7m limits and drawn to Hackney Council's guidance.
Two storey extension drawings for London Fields — dense Victorian terraces framing the park — dimensioned against the 3m and 7m limits and drawn to Hackney Council's guidance.
Two storey extension drawings for Dalston — mixed Victorian stock with warehouse conversions off the high street — dimensioned against the 3m and 7m limits and drawn to Hackney Council's guidance.
Two storey extension drawings for Shoreditch — former industrial and warehouse buildings turned residential — dimensioned against the 3m and 7m limits and drawn to Hackney 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 Hackney 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 Hackney Council validates and decides two-storey applications.
Send us your Hackney postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live Hackney 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 Hackney 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 Hackney, the 7-metre rule is what most commonly forces a full application to Hackney 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 Hackney gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. Hackney Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to Hackney 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.
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 Hackney address specifically. Hackney 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 Hackney Council's planning decision, so we flag the notice period early and detail the junction on the drawings.
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 Hackney address specifically. Hackney Council is the decision-maker.
We quote each Hackney 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 Hackney Council approves. Call 020 7864 7245 to start.
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