Two-storey extension drawings for Wandsworth homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to Wandsworth Council's design guidance, delivered in days and revised free until your decision.
Wandsworth Council granted 88% of the householder planning decisions it made in its latest published year — 1 point above the 87% England-wide householder average. Side returns, mansards and dormers are judged in centimetres against the party wall and shared roofline, 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.
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. Wandsworth carries at least one Article 4 direction, and conservation areas including Wandsworth Common, Nightingale Triangle and Tonsleys remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Wandsworth is determined against an 8-week statutory target.
Battersea (Victorian terraces and mansion flats near the park), Balham (Edwardian terraces around the Nightingale Triangle), Tooting (long Victorian terraces off the high road), Putney (Edwardian villas and riverside streets), Earlsfield (compact Victorian terraces between the commons) and Southfields (the Magdalen Park grid of Edwardian houses) — these are the Wandsworth pockets our drawings cover most. Heritage designations here include Wandsworth Common, Nightingale Triangle, Tonsleys, Magdalen Park and Battersea Park. Wandsworth Council weighs each proposal against Wandsworth Local Plan and the borough's Housing and Basements SPDs, where the borough applies detailed basement-development policies on top of the usual tests. Much of Battersea and Balham is converted flats and maisonettes, which carry no householder permitted-development rights.. On roofs the borough is butterfly / valley roofs on the terraces and pitched roofs on the villas, over Victorian terraces, Edwardian mansion flats and Putney and Wandsworth villas.
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. Wandsworth is largely Victorian terraces, Edwardian mansion flats and Putney and Wandsworth villas, and butterfly / valley roofs on the terraces and pitched 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.
Side returns, mansards and dormers are judged in centimetres against the party wall and shared roofline. Several Wandsworth conservation areas carry Article 4 directions, and the borough's dense conservation coverage means many terraced streets need a full application for works that would be PD elsewhere.
Some two-storey rear extensions are permitted development. You will need a full application to Wandsworth 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 Wandsworth Council checks first — then submit a validation-complete pack.
Below is Wandsworth Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Wandsworth grants a healthy share of householder applications, but its uniform Victorian terraces mean side returns and roof alterations are assessed in centimetres against the neighbours. 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 Battersea, Balham and Tooting, 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 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.
The borough applies detailed basement-development policies on top of the usual tests. 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 Wandsworth. A few of the areas where they come up most often:
Two storey extension drawings for Battersea — Victorian terraces and mansion flats near the park — dimensioned against the 3m and 7m limits and drawn to Wandsworth Council's guidance.
Two storey extension drawings for Balham — Edwardian terraces around the Nightingale Triangle — dimensioned against the 3m and 7m limits and drawn to Wandsworth Council's guidance.
Two storey extension drawings for Tooting — long Victorian terraces off the high road — dimensioned against the 3m and 7m limits and drawn to Wandsworth Council's guidance.
Two storey extension drawings for Putney — Edwardian villas and riverside streets — dimensioned against the 3m and 7m limits and drawn to Wandsworth Council's guidance.
Two storey extension drawings for Earlsfield — compact Victorian terraces between the commons — dimensioned against the 3m and 7m limits and drawn to Wandsworth Council's guidance.
Two storey extension drawings for Southfields — the Magdalen Park grid of Edwardian houses — dimensioned against the 3m and 7m limits and drawn to Wandsworth 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 Wandsworth 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 Wandsworth Council validates and decides two-storey applications.
Send us your Wandsworth postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live Wandsworth 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 Wandsworth 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 Wandsworth, the 7-metre rule is what most commonly forces a full application to Wandsworth 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 Wandsworth gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. Wandsworth Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to Wandsworth 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 Wandsworth address specifically. Wandsworth 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 Wandsworth 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 Wandsworth address specifically. Wandsworth Council is the decision-maker.
We quote each Wandsworth 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 Wandsworth Council approves. Call 020 7864 7245 to start.
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