Two-storey extensions in Epsom and Ewell depend on the house. Typical homes here: 1930s semi-detached houses in Stoneleigh, West Ewell, Ewell and the Epsom and Ewell part of Worcester Park; Edwardian and inter-war detached houses in Woodcote and around Epsom Downs. Designations to check first: Green Belt; Conservation areas; Hogsmill River flood risk. Applications are decided by Epsom and Ewell Borough Council and the Epsom and Ewell Core Strategy 2007 (new Local Plan emerging).
The permitted development rules for two-storey extensions
A two-storey rear extension is permitted development only within tight limits: no more than 3 m deep, at least 7 m from the rear boundary, no higher than the existing house, eaves matching the existing eaves, materials similar in appearance, and any upper-floor side window obscure-glazed and non-opening below 1.7 m.
Most two-storey extensions exceed one of those limits, most often the 7 m rear boundary rule on London plots, so the usual route is a householder planning application. Flats have no permitted development rights.
What changes in Epsom and Ewell
Extensions of more than one storey are not permitted development in a conservation area, so planning permission is always needed there.
The local constraints that most often decide the route in Epsom and Ewell are listed below, taken from our Epsom and Ewell area page. Each one is a reason to confirm the address on Epsom and Ewell's constraints map before relying on permitted development.
- Green Belt. A large share of the borough is Green Belt, including Epsom Common, Epsom Downs, the Hogsmill open space and land around Horton and Langley Vale. Source
- Conservation areas. Epsom town centre, Ewell Village, Stamford Green and Woodcote are among the borough's conservation areas. Source
- Hogsmill River flood risk. The Hogsmill River rises at Ewell and runs through Ewell Village, West Ewell and on towards Kingston, and land alongside it and its tributaries sits in Flood Zones 2 and 3. Source
- Article 4 directions. The council has used, or has consulted on using, Article 4 directions to remove particular permitted development rights, including for converting houses into small houses in multiple occupation and for works in some conservation areas. Source
- Listed buildings. Ewell Village, Epsom town centre and the old hospital estate at Horton contain listed houses, cottages, churches and institutional buildings. Source
What Epsom and Ewell planning officers look for
On the 1930s semis that dominate Stoneleigh, West Ewell and Ewell they tend to look for two-storey side extensions set back from the front wall and below the main ridge, a gap kept to the side boundary so the pair does not read as a terrace, and rear extensions that pass the 45-degree test to the neighbour's nearest habitable window. In the Green Belt officers usually measure the extension against the original dwelling by floorspace or volume and treat outbuildings more strictly. Common refusal reasons are full-width box dormers, side extensions that create a terracing effect, and roof extensions on front slopes in conservation areas. The council offers a paid pre-application service.
Fees and timelines
Epsom and Ewell decides a householder application or a Lawful Development Certificate within 8 weeks of validation. The council fee is £528 for a householder application and £264 for a Lawful Development Certificate (England, from 1 April 2025; verify before applying).
Our own fee is fixed once quoted. The quote tool gives an indicative figure in minutes and a written quote follows within 24 hours.
Primary sources
- The Town and Country Planning (General Permitted Development) (England) Order 2015, Schedule 2: the permitted development limits quoted above.
- Planning Portal: do you need permission: the national guidance and the application service every council accepts.
- Epsom and Ewell Borough Council: planning: the council's own constraints map, validation checklist and pre-application service.
