Two-storey extension drawings for Havering homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to Havering Council's design guidance, delivered in days and revised free until your decision.
Havering Council granted 85% of the householder planning decisions it made in its latest published year — 2 points below the 87% England-wide householder average. Green Belt coverage across the east restricts the scale of extensions and any new outbuildings on affected plots, which is where a policy-literate drawing pack earns its keep. Its dominant interwar (1918–1939) and postwar (1945–1970) housing stock sets the design brief on most streets.
Under Class B, a rear dormer stays permitted development up to 40m³ of added roof volume on a terrace or 50m³ on a semi-detached or detached house, while Class A allows a single-storey rear extension of 3m beyond the original rear wall on a terrace and 4m on a detached house before a full application is needed. Havering carries at least one Article 4 direction, and conservation areas including Langtons (Hornchurch), Upminster (Tithe Barn) and Rainham Village remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Havering is determined against an 8-week statutory target.
Romford (denser interwar and postwar housing around the town centre and Marshalls Park), Hornchurch (interwar semis and the Langtons conservation area), Upminster (larger suburban homes near the Tithe Barn conservation area), Emerson Park (low-density detached houses on generous plots under Article 4), Rainham (historic village core alongside newer housing near the Thames marshes) and Elm Park (planned interwar semi-detached suburb) — these are the Havering pockets our drawings cover most. Heritage designations here include Langtons (Hornchurch), Upminster (Tithe Barn), Rainham Village, Emerson Park and Corbets Tey. Havering Council weighs each proposal against Havering Local Plan 2016–2031 and the borough's residential extensions and alterations guidance, where generous plot sizes make front-of-house impact and the gaps between detached homes a key design test. On roofs the borough is hipped roofs on the suburban semis and gabled roofs on the detached and older stock, over interwar and postwar semi-detached houses, detached houses on larger plots and village-core cottages and period frontages.
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. Havering is largely interwar and postwar semi-detached houses, detached houses on larger plots and village-core cottages and period frontages, and hipped roofs on the suburban semis and gabled roofs on the detached and older stock 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.
Green Belt coverage across the east restricts the scale of extensions and any new outbuildings on affected plots. Prized low-density enclaves such as Emerson Park sit under Article 4 controls, and with much of eastern Havering falling inside Metropolitan Green Belt, extension potential is tightly held on the borough's fringes.
Some two-storey rear extensions are permitted development. You will need a full application to Havering 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 Havering Council checks first — then submit a validation-complete pack.
Below is Havering Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Havering grants a fair majority of householder applications, with extensive Green Belt on its eastern side the main brake on what larger schemes can achieve. 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.
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Across Romford, Hornchurch and Upminster, 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 interwar and postwar semi-detached houses, 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.
Generous plot sizes make front-of-house impact and the gaps between detached homes a key design test. 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 Havering. A few of the areas where they come up most often:
Two storey extension drawings for Romford — denser interwar and postwar housing around the town centre and Marshalls Park — dimensioned against the 3m and 7m limits and drawn to Havering Council's guidance.
Two storey extension drawings for Hornchurch — interwar semis and the Langtons conservation area — dimensioned against the 3m and 7m limits and drawn to Havering Council's guidance.
Two storey extension drawings for Upminster — larger suburban homes near the Tithe Barn conservation area — dimensioned against the 3m and 7m limits and drawn to Havering Council's guidance.
Two storey extension drawings for Emerson Park — low-density detached houses on generous plots under Article 4 — dimensioned against the 3m and 7m limits and drawn to Havering Council's guidance.
Two storey extension drawings for Rainham — historic village core alongside newer housing near the Thames marshes — dimensioned against the 3m and 7m limits and drawn to Havering Council's guidance.
Two storey extension drawings for Elm Park — planned interwar semi-detached suburb — dimensioned against the 3m and 7m limits and drawn to Havering 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 Havering 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 Havering Council validates and decides two-storey applications.
Send us your Havering postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live Havering 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 Havering 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 Havering, the 7-metre rule is what most commonly forces a full application to Havering 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 Havering gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. Havering Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to Havering 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 Havering address specifically. Havering 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 Havering 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 Havering address specifically. Havering Council is the decision-maker.
We quote each Havering 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 Havering Council approves. Call 020 7864 7245 to start.
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