Two-storey extensions in Woking depend on the house. Typical homes here: Edwardian and inter-war semi-detached and detached houses in Horsell, Maybury and West Byfleet; Large detached houses on generous, often wooded plots on Hook Heath and in Pyrford. Designations to check first: Green Belt; Thames Basin Heaths Special Protection Area; Conservation areas. Applications are decided by Woking Borough Council and the Woking Core Strategy 2012 and Site Allocations DPD 2021.
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 Woking
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 Woking are listed below, taken from our Woking area page. Each one is a reason to confirm the address on Woking's constraints map before relying on permitted development.
- Green Belt. Green Belt surrounds Woking's urban area, taking in land around Horsell Common, Hook Heath, Pyrford, Byfleet, Brookwood and Mayford. Source
- Thames Basin Heaths Special Protection Area. Horsell Common and the heathland to the north and west of the borough form part of the Thames Basin Heaths Special Protection Area. Source
- Conservation areas. Woking's conservation areas include parts of Horsell, Hook Heath, Byfleet, Pyrford and Brookwood Cemetery. Source
- Article 4 directions. Some areas of the borough have Article 4 directions that remove particular permitted development rights, typically for front alterations, roof works or boundary changes in sensitive residential areas. Source
- Basingstoke Canal, River Wey and Bourne flood risk. The Basingstoke Canal runs through the middle of the borough, the River Wey forms the eastern edge through Byfleet and Pyrford, and the Bourne and Hoe Stream cross the west and south. Source
- Listed buildings. Pyrford, Byfleet, Horsell and Old Woking contain listed houses, churches and farm buildings, and Brookwood Cemetery has many listed structures. Source
What Woking planning officers look for
On the semis in Horsell, Maybury, Knaphill and Byfleet 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 disproportionate additions in the Green Belt. The council offers a paid pre-application service.
Fees and timelines
Woking 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.
- Woking Borough Council: planning: the council's own constraints map, validation checklist and pre-application service.
