020 7864 7245Request a fixed quote

Barking and Dagenham, London

Double-storey extension drawings in Barking and Dagenham

Double-storey extension drawings for a Barking and Dagenham house start at £1,295 including VAT. The council tests a first-floor rear extension against a line of 45 degrees from the neighbour's corner, so the depth you can build comes from your neighbour's house as much as your own.

From £1,295 (VAT included)

  • MCIAT chartered
  • £2m PI insured
  • LABC Partnered
  • Fixed fees, VAT included

Request a fixed quote

We use it to check conservation areas and constraints.
Pick the council that decides your application.
A few lines: what you want to build, and anything the council has already said.
Add photos or drawings

Drop files here or choose from your device

PDF, JPG, PNG, DWG · up to 10 files, 90 MB in total

    Finished white-rendered rear house extension with large glazed doors

    Double-storey extension rules in Barking and Dagenham

    The Residential Extensions and Alterations SPD says a first-floor rear extension must not extend beyond a line of 45 degrees taken from the corner of the adjoining property or its extension. It also says flat roofs are unacceptable in most cases. The guidance is the council's own test for a rear extension to the upper floor, and we draw to it from the first sketch.

    The line is measured from the neighbour's building, not yours, so a house next to an extended neighbour may be allowed less than one next to an unextended house. We survey both sides and set the line out on the plan before choosing the depth.

    For a side extension on a semi-detached house the same guidance asks for the first floor to be set back by at least 1 m from the main front wall, and to stay off the side boundary where a gap is characteristic of the street. That set-back gives a side extension a visible step at the front.

    Two-storey rear extension under construction on a semi-detached house

    Local figures for Barking and Dagenham

    Figures with their unit, period and source
    MeasureValuePeriodSource
    A first-floor rear extension must not extend beyond a 45 degree angle taken from the corner of the adjoining property (or its extension); flat roofs unacceptable in most cases; also 50% garden limit.45 degrees—lbbd.gov.uk, Barking and Dagenham Residential Extensions and Alterations SPD 2012, p.12-13, para 5.3.3(b)-(d)
    Semi-detached side extensions set back at least 1 metre at first floor from the main front wall; first floor of side extensions should be set off the side boundary where gaps are characteristic.1 m—lbbd.gov.uk, Barking and Dagenham Residential Extensions and Alterations SPD 2012, p.14-15, paras 5.4.2-5.4.3
    Conservation areas4 named conservation areas published by the council—planning.data.gov.uk
    Article 4 directions3 Article 4 directions published by the council—planning.data.gov.uk
    Listed building entries49 list entries (Historic England, within the LPA boundary)—planning.data.gov.uk
    Green Belt share of the council area14 % of council area covered by green-belt polygons—planning.data.gov.uk
    Domestic gardens share of land (GLUD 2005)22.8 % of land that is domestic garden (GLUD 2005)2005data.london.gov.uk
    Householder decisions388 decisions1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder applications granted66.5 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder applications decided in time100 % decided within 8 weeks or an agreed extended period1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder: alterations/extensions to a single dwellinghouse, from 1 Apr 2026548 GBP—ribblevalley.gov.uk

    A blank value means the figure has not been published, not that there are none. Check your own address with the council.

    Councils bordering Barking and Dagenham

    Householder applications by street in Barking and Dagenham

    Streets in Barking and Dagenham with the most householder applications, and the share approved
    StreetApplicationsApproved
    Westrow Drive5162%
    Upney Lane3579%
    Beccles Drive3467%
    Lyndhurst Gardens2862%
    Blake Avenue2270%
    Western Avenue2250%
    Salisbury Avenue2174%
    Lichfield Road1956%
    Melford Avenue1975%
    Rugby Road1958%
    East Road1861%
    Fanshawe Crescent1871%
    Marston Avenue1872%
    Sandringham Road1871%
    Woodbridge Road1869%
    Counts of householder applications by street; no individual applications are shown. Streets with fewer than five applications are left out.Source: GLA Planning London Datahub, householder applications, all years held. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right 2026.
    The 45-degree test in planTest used in daylight assessments: 45 degrees (plan and elevation). Barking and Dagenham guidance: 3.65 mAB

    The 45-degree test in plan

    A line from the middle of the neighbour's nearest window: the extension should stay behind it.

    A · Test used in daylight assessments
    45 degrees (plan and elevation)
    B · Barking and Dagenham guidance
    3.65 m

    The Becontree Estate and other designations

    Homes on the Becontree Estate have their own guidance, the Becontree Estate SPD and Design Code, so we check whether yours is one. The borough has 4 conservation areas, 3 Article 4 directions and 49 Historic England list entries.

    Where a conservation area applies, the national position is blunt: No rear extension of more than one storey under PD on article 2(3) land. We check the address before we suggest a route.

    Green Belt covers 14 per cent of the borough, and domestic gardens cover 22.8 per cent of its land, and the extensions guidance also limits how much of a garden an extension may take.

    Permitted development or planning permission

    Under permitted development the limit for more than one storey is: Over one storey: max 3 m beyond the original rear wall and not within 7 m of the rear boundary. Many plots cannot meet both limits, and then a householder application is the route.

    A householder application costs £548 to the council. We draw it with our planning drawings in Barking and Dagenham. If you are still deciding the shape of the project, house extension drawings in Barking and Dagenham compares the options.

    How the council has decided householder applications

    The council decided 388 householder applications in its latest published year and granted 66.5 per cent. It decided 100 per cent within eight weeks or an agreed extension.

    The refusals show the guidance is applied. These figures cover every household project and not two-storey extensions alone, so we use them as a reason to design to the council's tests, not as a forecast.

    Upper floor details that need to be right

    A bedroom above a new kitchen brings rules for the upstairs: Upper-floor side windows obscure-glazed and non-opening below 1.7 m above floor. The roof has to follow the house too: Roof pitch of a 2+ storey enlargement to match the original house so far as practicable.

    Fire safety adds a point for the new bedroom: Escape window: unobstructed openable area at least 0.33 m², at least 450 mm high and 450 mm wide, bottom of opening no more than 1100 mm above floor. These details are drawn into our building regulations drawings in Barking and Dagenham, together with the structure and insulation.

    Party walls, price and neighbouring boroughs

    A second storey sits against the neighbour's house, so the Party Wall etc. Act usually applies. Cutting into a shared wall needs: Party structure notice at least 2 months before work. We prepare the notices if you want them.

    Double-storey extension drawings start at £1,295 with VAT included, fixed before you commit. A second chartered technologist checks every sheet, and if the council asks for changes we redraw at no charge until approval. For the borough as a whole, see architectural drawings in Barking and Dagenham. Compare the same rules in Redbridge, Havering and Newham, or read the overview of double-storey extension drawings.

    What you receive

    Planning drawing sheet for a rear extension with plans, elevations and sections
    Sample drawing. Planning drawings for a rear extension: plans, elevations and sections on one sheet set.
    House extension under construction with scaffolding, new glazed doors and building materials
    Every side considered
    Flick across the turntable to spin it.

    Other services in Barking and Dagenham

    Double-storey extension drawings nearby

    Questions

    How deep can a first-floor extension be in Barking and Dagenham?

    It must not extend beyond a line of 45 degrees taken from the corner of the adjoining property or its extension, so the answer depends on your neighbour's house. We survey and set the line out before design.

    Does a two-storey side extension have to be set back?

    For a semi-detached house the guidance asks for the first floor to be set back by at least 1 m from the main front wall.

    Can I use permitted development for a double-storey extension here?

    Only within the national limit: Over one storey: max 3 m beyond the original rear wall and not within 7 m of the rear boundary. Beyond that, a householder application is needed.

    How much do double-storey extension drawings cost in Barking and Dagenham?

    From £1,295 including VAT, fixed up front. The council's fee of £548 is paid separately to the council.

    Sources and dates

    City of London skyline glowing at dusk across the Thames under a dramatic orange sky

    Tell us about your property.

    We check the constraints, then send a fixed fee. Messages before 3pm get a reply the same working day.

    Request a fixed quoteCall 020 7864 7245WhatsApp