Two-storey extension drawings for Hammersmith and Fulham homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to Hammersmith & Fulham Council's design guidance, delivered in days and revised free until your decision.
Hammersmith & Fulham Council granted 87% of the householder planning decisions it made in its latest published year — level with the 87% England-wide householder average. Basement schemes require a detailed basement impact assessment covering ground stability, flooding and construction management, 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.
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. Hammersmith and Fulham carries at least one Article 4 direction, and conservation areas including Brackenbury, Bradmore and Peterborough Estate remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Hammersmith and Fulham is determined against an 8-week statutory target.
Hammersmith (Victorian terraces around the Brackenbury village grid), Fulham (the Peterborough Estate 'Lion' houses and Hurlingham mansion flats), Shepherd's Bush (dense Victorian terraces, much of it split into flats), Brook Green (Edwardian terraces interspersed with mansion blocks), Parsons Green (Victorian terraces gathered around the green) and Sands End (former industrial land now mixing terraces with new housing) — these are the Hammersmith and Fulham pockets our drawings cover most. Heritage designations here include Brackenbury, Bradmore, Peterborough Estate, Ravenscourt and Wendell Park. Hammersmith & Fulham Council weighs each proposal against Hammersmith and Fulham Local Plan and the Planning Guidance SPD, where with terraces packed tightly, mansard and side-return proposals turn on protecting a consistent roofline and rear amenity. Converted flats dominate large parts of Shepherd's Bush and Fulham, and none carry householder permitted-development rights.. On roofs the borough is London butterfly roofs concealed behind the terrace parapets and back-addition closet-wing roofs that shape side-return schemes, over Victorian and Edwardian terraces, purpose-built mansion flats and converted period 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. Hammersmith and Fulham is largely Victorian and Edwardian terraces, purpose-built mansion flats and converted period flats, and London butterfly roofs concealed behind the terrace parapets and back-addition closet-wing roofs that shape side-return schemes 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.
Basement schemes require a detailed basement impact assessment covering ground stability, flooding and construction management. Conservation areas blanket much of the borough — Brackenbury, Bradmore and the Fulham Peterborough Estate among them — and Article 4 directions there remove permitted-development rights on frontages and roofs.
Some two-storey rear extensions are permitted development. You will need a full application to Hammersmith & Fulham 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 Hammersmith & Fulham Council checks first — then submit a validation-complete pack.
Below is Hammersmith & Fulham Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Hammersmith and Fulham grants a high share of householder applications, though tight terrace density and basement engineering are the constraints that shape most designs. 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 Hammersmith, Fulham and Shepherd's Bush, 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 victorian and edwardian 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.
With terraces packed tightly, mansard and side-return proposals turn on protecting a consistent roofline and rear amenity. 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 Hammersmith and Fulham. A few of the areas where they come up most often:
Two storey extension drawings for Hammersmith — Victorian terraces around the Brackenbury village grid — dimensioned against the 3m and 7m limits and drawn to Hammersmith & Fulham Council's guidance.
Two storey extension drawings for Fulham — the Peterborough Estate 'Lion' houses and Hurlingham mansion flats — dimensioned against the 3m and 7m limits and drawn to Hammersmith & Fulham Council's guidance.
Two storey extension drawings for Shepherd's Bush — dense Victorian terraces, much of it split into flats — dimensioned against the 3m and 7m limits and drawn to Hammersmith & Fulham Council's guidance.
Two storey extension drawings for Brook Green — Edwardian terraces interspersed with mansion blocks — dimensioned against the 3m and 7m limits and drawn to Hammersmith & Fulham Council's guidance.
Two storey extension drawings for Parsons Green — Victorian terraces gathered around the green — dimensioned against the 3m and 7m limits and drawn to Hammersmith & Fulham Council's guidance.
Two storey extension drawings for Sands End — former industrial land now mixing terraces with new housing — dimensioned against the 3m and 7m limits and drawn to Hammersmith & Fulham 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 Hammersmith & Fulham 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 Hammersmith & Fulham Council validates and decides two-storey applications.
Send us your Hammersmith and Fulham postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live Hammersmith & Fulham 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 Hammersmith & Fulham 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 Hammersmith and Fulham, the 7-metre rule is what most commonly forces a full application to Hammersmith & Fulham 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 Hammersmith and Fulham gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. Hammersmith & Fulham Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to Hammersmith & Fulham 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 Hammersmith and Fulham 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 Hammersmith and Fulham address specifically. Hammersmith & Fulham 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 Hammersmith & Fulham Council's planning decision, so we flag the notice period early and detail the junction on the drawings. This applies to your Hammersmith and Fulham 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 Hammersmith and Fulham address specifically. Hammersmith & Fulham Council is the decision-maker.
We quote each Hammersmith and Fulham 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 Hammersmith & Fulham Council approves. Call 020 7864 7245 to start.
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