Two-storey extension drawings for Kingston upon Thames homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to Kingston Council's design guidance, delivered in days and revised free until your decision.
Kingston Council granted 87% of the householder planning decisions it made in its latest published year — level with the 87% England-wide householder average. Surbiton's Victorian villas are assessed on how side and roof extensions read against the pair and the street, 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.
Before permission is required, Class B allows 40m³ of added loft volume on a terrace and 50m³ on a semi or detached house, and Class A allows a 3m single-storey rear extension on a terrace or 4m on a detached house. Kingston upon Thames carries at least one Article 4 direction, and conservation areas including Kingston Old Town (Town Centre), Surbiton and Coombe remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Kingston upon Thames is determined against an 8-week statutory target.
Kingston (the Old Town conservation area and riverside streets), Surbiton (Victorian and Edwardian villas and terraces), New Malden (interwar semi-detached estates), Norbiton (Victorian terraces near the hospital), Coombe (large detached houses on wooded plots) and Chessington (postwar and interwar suburban houses) — these are the Kingston upon Thames pockets our drawings cover most. Heritage designations here include Kingston Old Town (Town Centre), Surbiton, Coombe, Kingston Hill and Berrylands. Kingston Council weighs each proposal against Kingston Local Plan and the Residential Design SPD, where Coombe's low-density, wooded character strongly limits bulk and tree loss. On roofs the borough is pitched and butterfly roofs on the terraces and hipped roofs on the interwar semis, over Victorian and Edwardian terraces in Surbiton, interwar semi-detached houses and large detached homes in Coombe.
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. Kingston upon Thames is largely Victorian and Edwardian terraces in Surbiton, interwar semi-detached houses and large detached homes in Coombe, and pitched and butterfly roofs on the terraces and hipped roofs on the interwar semis 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.
Surbiton's Victorian villas are assessed on how side and roof extensions read against the pair and the street. Surbiton, Coombe and the Old Town conservation areas apply design controls, and Article 4 directions on some streets remove permitted-development rights.
Some two-storey rear extensions are permitted development. You will need a full application to Kingston 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 Kingston Council checks first — then submit a validation-complete pack.
Below is Kingston Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Kingston grants a strong share of householder applications, with the symmetry of Surbiton's villa pairs and the wooded character of Coombe shaping many decisions. 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 Kingston, Surbiton and New Malden, 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 in surbiton, 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.
Coombe's low-density, wooded character strongly limits bulk and tree loss. 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 Kingston upon Thames. A few of the areas where they come up most often:
Two storey extension drawings for Kingston — the Old Town conservation area and riverside streets — dimensioned against the 3m and 7m limits and drawn to Kingston Council's guidance.
Two storey extension drawings for Surbiton — Victorian and Edwardian villas and terraces — dimensioned against the 3m and 7m limits and drawn to Kingston Council's guidance.
Two storey extension drawings for New Malden — interwar semi-detached estates — dimensioned against the 3m and 7m limits and drawn to Kingston Council's guidance.
Two storey extension drawings for Norbiton — Victorian terraces near the hospital — dimensioned against the 3m and 7m limits and drawn to Kingston Council's guidance.
Two storey extension drawings for Coombe — large detached houses on wooded plots — dimensioned against the 3m and 7m limits and drawn to Kingston Council's guidance.
Two storey extension drawings for Chessington — postwar and interwar suburban houses — dimensioned against the 3m and 7m limits and drawn to Kingston 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 Kingston 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 Kingston Council validates and decides two-storey applications.
Send us your Kingston upon Thames postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live Kingston 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 Kingston 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 Kingston upon Thames, the 7-metre rule is what most commonly forces a full application to Kingston 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 Kingston upon Thames gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. Kingston Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to Kingston 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 Kingston upon Thames 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 Kingston upon Thames address specifically. Kingston 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 Kingston Council's planning decision, so we flag the notice period early and detail the junction on the drawings. This applies to your Kingston upon Thames 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 Kingston upon Thames address specifically. Kingston Council is the decision-maker.
We quote each Kingston upon Thames 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 Kingston Council approves. Call 020 7864 7245 to start.
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