Wraparound extensions in Newham depend on the house. Typical homes here: Victorian and Edwardian terraces in Forest Gate, Manor Park, East Ham, Upton Park, Plaistow and Stratford; Larger Victorian houses on the Woodgrange Estate in Forest Gate and around West Ham Park. Designations to check first: Borough-wide Article 4 direction on HMOs; Conservation areas and the Woodgrange Estate; Thames and Lee flood risk. Applications are decided by London Borough of Newham and the Newham Local Plan 2018.
The permitted development rules for wraparound extensions
A wraparound combines a side-return infill with a rear extension. Permitted development assesses each part separately, so the side element must stay within half the width of the original house and the rear element within 3 m or 4 m, and the two together must not exceed 50 per cent of the land around the original house.
Because the combined footprint is treated as an extension wrapping the corner, most wraparounds on London terraces fall outside permitted development and need a householder planning application. A Lawful Development Certificate is worth pursuing only where each element clearly meets its own limits.
What changes in Newham
The side element is not permitted development in a conservation area, so a wraparound there always needs planning permission, designed to the area's appraisal.
The local constraints that most often decide the route in Newham are listed below, taken from our Newham area page. Each one is a reason to confirm the address on Newham's constraints map before relying on permitted development.
- Borough-wide Article 4 direction on HMOs. Newham has had a borough-wide Article 4 direction since 2013 removing permitted development for changing a house (Class C3) into a small house in multiple occupation (Class C4). Source
- Conservation areas and the Woodgrange Estate. Newham has relatively few conservation areas, including the Woodgrange Estate in Forest Gate, Stratford St John's, Three Mills, Sugar House Lane and Durham Road. Source
- Thames and Lee flood risk. Much of southern Newham, including Canning Town, Custom House, Beckton, Silvertown and North Woolwich, and land along the River Lee, Channelsea River and Bow Creek in Stratford and West Ham, sits in Flood Zone 3 behind the Thames defences. Source
- Listed buildings. Three Mills, Abbey Mills Pumping Station, East Ham Town Hall, St Mary Magdalene in East Ham and All Saints West Ham are among Newham's listed buildings. Source
What Newham planning officers look for
Newham officers are firm on the pattern of terrace rear elevations and on HMO standards. Common refusal reasons are rear extensions that fail the 45-degree test or exceed the neighbour's depth, full-width box dormers, front dormers, roof extensions in conservation areas and HMOs with undersized rooms or too many in one street. Outside conservation areas a rear dormer within 40 m³ and a 3 m or 6 m rear extension are routinely lawful. The council offers paid pre-application advice and decisions frequently run beyond 8 weeks; allow 10–14 weeks.
Fees and timelines
Newham 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.
- London Borough of Newham: planning: the council's own constraints map, validation checklist and pre-application service.
