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Bexley, London

Double-storey extension drawings in Bexley

Double-storey extension drawings for a Bexley house start at £1,295 including VAT. What the council will accept depends on your house type: a two-storey rear extension is normally avoided on a terrace, and on a semi-detached house the first floor is set in 2 m from the shared boundary.

From £1,295 (VAT included)

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

    Double-storey extensions in Bexley, by house type

    Bexley's Design and Development Control Guidelines SPD says two-storey rear extensions are normally avoided on terraced houses. On a semi-detached house one is acceptable only if it has no adverse effects, and the first floor is set in by 2 m from the common boundary. Those two sentences set the starting point before any design begins.

    For a side extension the test is about space. Where a plot has enough room between the flank wall and the boundary, a new two-storey side extension is set in from the boundary, the roof respects the original and the front is set back. The plot width and the set-in are summarised as 4 m plot / 1 m set-in.

    In practice that gives three routes. A terrace is steered towards a single-storey rear extension or a loft. A semi-detached house can take a set-in first-floor rear extension. A wide plot, often a corner or an end house, is where a side extension works. We say which applies at the first call, before you commit.

    House extension under construction with scaffolding, new glazed doors and building materials

    Local figures for Bexley

    Figures with their unit, period and source
    MeasureValuePeriodSource
    Two storey rear extensions normally avoided on terraced houses; on semi-detached houses acceptable only with no adverse effects and set in 2 m from the common boundary at first floor.2 m—bexley.gov.uk, Bexley Design and Development Control Guidelines SPD, p.5-6, para 2.3.2(2)
    New two storey side extensions on plots with at least 4 m between flank wall and boundary should be set in at least 1 m; roof should respect the original and the front be set back.4 m plot / 1 m set-in—bexley.gov.uk, Bexley Design and Development Control Guidelines SPD, p.6, para 2.3.3(2)-(3)
    Conservation areas23 named conservation areas published by the council—planning.data.gov.uk
    Listed building entries114 list entries (Historic England, within the LPA boundary)—planning.data.gov.uk
    Green Belt share of the council area17 % of council area covered by green-belt polygons—planning.data.gov.uk
    Households living in a house75.3 % of households living in a house or bungalow (detached, semi-detached or terraced)Census 2021nomisweb.co.uk
    Owner-occupied households68.6 % of households owner-occupied (owned outright or with mortgage/loan)Census 2021nomisweb.co.uk
    Domestic gardens share of land (GLUD 2005)25.1 % of land that is domestic garden (GLUD 2005)2005data.london.gov.uk
    Householder decisions877 decisions1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder applications granted94.6 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder applications decided in time99.4 % 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 Bexley

    Householder applications by street in Bexley

    Streets in Bexley with the most householder applications, and the share approved
    StreetApplicationsApproved
    Rydal Drive3688%
    Danson Road3578%
    Glenhurst Avenue3491%
    Westwood Lane3494%
    Wren Road3389%
    Harland Avenue3297%
    Halfway Street3167%
    Northumberland Avenue3197%
    Okehampton Crescent3090%
    Upton Road2679%
    Bellegrove Road2591%
    Latham Road25100%
    Mayplace Road East2584%
    Walton Road25100%
    Wansunt Road2596%
    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)A

    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)

    Heritage and Green Belt in Bexley

    Bexley has 23 conservation areas and 114 Historic England list entries. In a conservation area the national position is: No rear extension of more than one storey under PD on article 2(3) land.

    Green Belt covers 17 per cent of the borough. Where a house sits within it or beside it, an upper-floor extension is read against openness as well as neighbours, so we check the address first.

    Housing in Bexley and the route to permission

    75.3 per cent of Bexley households live in a house or bungalow, and 68.6 per cent own their home. Householder rights apply to houses, not flats.

    Permitted development is narrow for two storeys: Over one storey: max 3 m beyond the original rear wall and not within 7 m of the rear boundary. Beyond that, the route is a householder application, with a council fee of £548. We prepare it with our planning drawings in Bexley, and house extension drawings in Bexley covers the single-storey alternatives.

    How Bexley decides householder applications

    Bexley decided 877 householder applications in its latest published year and granted 94.6 per cent. It decided 99.4 per cent within eight weeks or an agreed extension.

    These figures cover every household project and are not specific to two-storey work. We use them to plan the timetable and the council's guidance to plan the design.

    Upper-floor rules for the new room

    The roof of a two-storey enlargement has a rule: Roof pitch of a 2+ storey enlargement to match the original house so far as practicable. A side window on the upper floor has another: Upper-floor side windows obscure-glazed and non-opening below 1.7 m above floor.

    The bedroom's way out is set by Approved Document B: 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. We put those details, the stair and the structure into the building regulations drawings in Bexley, so building control sees one consistent set.

    Price, process and nearby boroughs

    Double-storey extension drawings start at £1,295 with VAT included, fixed before you commit. We survey on one datum, draw both floors against the council's tests and freeze the design in writing. A second chartered technologist checks every sheet, and if the council asks for changes we redraw at no charge until approval. The set shows both floors as existing and proposed, the elevations, a section through the new roof and the block plan, with the first-floor set-in dimensioned from the boundary.

    If the roof is a better answer than a new storey, see loft conversion drawings in Bexley. For the borough as a whole, read architectural drawings in Bexley. Compare the same rules in Dartford, Greenwich and Bromley, or start from 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.
    Brick house being extended, with a wide new opening supported over the ground floor
    Every side considered
    Flick across the turntable to spin it.

    Other services in Bexley

    Double-storey extension drawings nearby

    Questions

    Can I build a two-storey rear extension on a terraced house in Bexley?

    Bexley's guidance says two-storey rear extensions are normally avoided on terraced houses. A single-storey extension or a loft conversion is the usual alternative.

    How far must a first-floor extension be set in on a semi-detached house?

    The guidance asks for the first floor to be set in 2 m from the common boundary, and accepts it only where there are no adverse effects.

    What does Bexley expect for a two-storey side extension?

    On a plot with enough space the guidance asks for a set-in at first floor, a roof that respects the original and a set-back front: 4 m plot / 1 m set-in.

    How much do double-storey extension drawings cost in Bexley?

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

    Sources and dates

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