Two-storey extensions in Richmond upon Thames depend on the house. Typical homes here: Georgian and Regency houses on Richmond Hill, in Petersham and around Richmond Green; Victorian terraces in Twickenham, St Margarets, Mortlake and East Sheen. Designations to check first: Conservation areas; Article 4 directions; Thames flood zones. Applications are decided by London Borough of Richmond upon Thames and the Richmond upon Thames Local Plan.
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 Richmond upon Thames
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 Richmond upon Thames are listed below, taken from our Richmond upon Thames area page. Each one is a reason to confirm the address on Richmond upon Thames' constraints map before relying on permitted development.
- Conservation areas. Richmond has 85 conservation areas, covering a large share of the borough's housing. Source
- Article 4 directions. Many Richmond conservation areas carry Article 4 directions removing permitted development for front elevations, windows, porches, boundary walls and hardstandings. Source
- Thames flood zones. Low-lying land at Barnes, Mortlake, Kew, Twickenham riverside, Teddington and Hampton falls within Flood Zones 2 and 3. Source
- Metropolitan Open Land and Royal Parks. Richmond Park, Bushy Park, Kew Gardens (a World Heritage Site) and Ham Lands are Metropolitan Open Land or protected landscapes.
- Listed buildings. The borough has a high number of listed buildings, particularly around Richmond Green, Richmond Hill, Petersham, Twickenham riverside and Hampton.
What Richmond upon Thames planning officers look for
Rear extensions deeper than neighbouring precedent, roof extensions that are not clearly subordinate, and front dormers are common refusal reasons. Side extensions on suburban semis are expected to be set back and lower than the main roof so the gap between houses reads. In conservation areas expect detailed comments on windows, brick and rainwater goods. Pre-application advice is available for a fee and, in our experience, is worth it for anything in a conservation area or on the river.
Fees and timelines
Richmond upon Thames 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 Richmond upon Thames: planning: the council's own constraints map, validation checklist and pre-application service.
