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The rear of a semi-detached house with a white two-storey extension and glazed doors opening onto a paved garden

Double-storey extension drawings in Kingston from £905

Surbiton, New Malden, Tolworth and Chessington: the Royal Borough sets no depth for an upper floor, but names the plots where it is not even worth drawing.

£905 £755 drawings + £150 survey (£905 total), no VAT to add

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The short answer

Kingston’s Residential Design SPD, adopted on 9 July 2013, sets no depth for a two-storey rear extension. Policy Guidance 34 says one may be acceptable on a spacious plot with large distances to boundaries, that one on the boundary of a semi is generally unacceptable, and that on narrow terraced houses it is unlikely to be appropriate. Daylight is tested by the 45 and 25 degree principles. Our fee is £755 drawings + £150 survey (£905 total), no VAT to add; the council’s fee is separate.

Double-storey extension drawings

from £905

Drawings
£755
Measured survey
£150
Total you pay
£905
VAT
None to add
  • A measured survey of both floors at the back, the plot widths and the distances to each boundary
  • The 45 and 25 degree tests drawn from the neighbours’ windows, in plan and elevation
  • A roof that stays below your existing ridge and clear of second-floor window sills
  • A check of your address against the borough’s 26 conservation areas
  • Plans to the householder list, A3 at most, and the route that fits submitted for you

£755 drawings + £150 survey (£905 total). A starting fee: we confirm one fixed figure after checking your address. The council’s own fee, where there is one, is paid to the council.

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How a Kingston double-storey extension runs

  1. Plot check

    We measure the plot and the gaps to the boundaries and to the next houses.

  2. Survey

    We measure both floors, the ridge and the neighbours’ windows.

  3. Design

    You choose the layout, with the daylight tests and the route written down.

  4. Draw and submit

    We prepare the pack to the householder list and submit it.

Who Policy Guidance 34 says yes to

Paragraphs 4.17 and 4.18 say two-storey extensions have a wider impact than the immediate garden, and may be acceptable on end-of-terrace, semi-detached and detached houses if they do not look over dominant from next door, keep daylight and sunlight, and avoid overlooking. Policy Guidance 34 then narrows it: a spacious plot with substantial distances to boundaries, adequate separation between houses, and no extension on the boundary of a semi, which will normally be resisted.

On narrow terraced houses the guidance says two-storey rear extensions are unlikely to be appropriate. The roof should relate to the host roof, sit no higher than the existing ridge and never encroach on the sill of second-floor windows, and a flat roof as a terrace or balcony at two-storey height will generally not be acceptable. For example, a wide detached house in Surbiton with generous side gaps has a case; a terraced house in Tolworth does not.

Permitted development and conservation areas

Permitted development allows more than one storey only up to 3 metres and not within 7 metres of the rear boundary, so most of these are householder applications. Kingston has 26 conservation areas, covering about 9.4% of the borough, and lists three Article 4 directions, so we check your address first.

The householder list asks for a 25 degree elevation plan and statement where an extension rises above two storeys, which a loft above an upper-floor extension can trigger.

Rear extension drawings in Kingston

Validation and CIL

For validation, Kingston’s February 2024 householder list accepts drawings up to A3 only, wants photographs from the last three months, and gives 10 working days to make an invalid application valid before an administration fee applies.

Kingston CIL runs from £323.07 a square metre in zone 1 to £76.92 in zone 4 in 2026, on 100 square metres or more of new floor space, so most double-storey extensions on a house are outside it. Mayoral CIL is in band 2.

Double-storey extensions in Kingston in numbers

Questions about double-storey extensions in Kingston

Can I build above my back extension in Kingston?

Possibly on a spacious plot with good distances to the boundaries. On the boundary of a semi it is generally unacceptable, and on narrow terraces unlikely.

How deep can the first floor go?

The SPD gives no figure. The 45 and 25 degree principles from the neighbours’ windows decide it.

Can I put a terrace on the flat roof?

A roof terrace or balcony at two-storey height will generally not be acceptable, because of overlooking.

Do I pay CIL on a double-storey extension?

Not normally. It applies from 100 square metres of new floor space or a new dwelling.

See what your Kingston house can take upstairs

Send the address and a photo of the back. We reply with the route and a fixed fee, from £755 drawings + £150 survey (£905 total).

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