Rear extension drawings in Hackney from £625
Stoke Newington, Clapton, Hackney Central and De Beauvoir: Hackney’s new extensions SPD, in effect since January 2026, gives depths by house type.
£625 £475 drawings + £150 survey (£625 total), no VAT to add
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The short answer
Hackney’s Residential extensions and alterations SPD, adopted in December 2025 and in effect from January 2026, replaces the 2009 guide. Single-storey rear extensions should be no deeper than 3 metres on a terrace, 3.5 on a semi and 4 on a detached house, and must keep at least 50% of the original garden. In conservation areas an outrigger can usually be infilled but not wrapped around. Our fee is £475 drawings + £150 survey (£625 total), no VAT to add; the council’s fee is separate.
Rear extension drawings
from £625
- Drawings
- £475
- Measured survey
- £150
- Total you pay
- £625
- VAT
- None to add
- A measured survey of the back of the house, any original outrigger and the garden area
- A depth and 50% garden check against the new SPD, and the roof set two or three brick courses below the first-floor sill
- The 45 degree test in plan and elevation from the nearest ground-floor habitable window next door
- A check of your address against Hackney’s 35 conservation areas and Article 4 directions
- Plans to the validation checklist, and the route that fits submitted for you
£475 drawings + £150 survey (£625 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.
Get my fixed feeHow a Hackney rear extension runs
House and area check
We establish the house type, any original outrigger and whether you are in a conservation area.
Survey
We measure the back, the garden and the neighbours’ windows.
Design
You choose depth, infill or wrap-around, with the route and risk of each written down.
Draw and submit
We prepare the pack to the checklist and submit it, then answer the case officer.
What the December 2025 SPD sets
Paragraph 3.5 of the SPD says rear extensions to terraced houses should be no deeper than 3 metres from the rear elevation of the original dwelling, semi-detached houses no deeper than 3.5 metres and detached houses no deeper than 4 metres. Any extension will need to retain at least 50% of the original rear garden. Full-width extensions will normally be acceptable subject to context, but extensions that project past the side wall of the original house will not normally be acceptable.
The roof should be visibly lower than the sill of the first-floor windows, for example at least two to three brick courses, and the acceptable height on the boundary depends on the length of the extension, the context and neighbour impact. The 45 degree rule is assessed in plan and elevation from the centre of the nearest ground-floor habitable window next door.
Outriggers, wrap-arounds and conservation areas
Many Hackney houses are Victorian terraces with an original outrigger. Outside conservation areas wrap-around extensions are generally acceptable subject to their depth, scale and form; inside them it will usually only be possible to infill beside the outrigger, not extend beyond or wrap around it, where this is not the established character of the terrace. For example, a De Beauvoir owner can fill the side space but should not expect to wrap round the end of the outrigger.
Two storeys and above are only approved where they are part of the dominant character, no wider than half the dwelling and a storey below the eaves. Under Class A permitted development gives 3 or 4 metres, or 6 and 8 with prior approval, outside conservation areas; Hackney has 35 of them and recent Article 4 directions in Brownswood and Well Street.
Validation and CIL
Hackney’s validation checklist asks for elevations, floor plans, site sections and roof plans at 1:50 or 1:100, a scale bar from 0 to 10 metres, and a fire safety reasonable exception statement. The council aims to decide a householder application within 8 weeks of it being valid.
Hackney CIL generally applies from 100 square metres of new floor area, and a liability under £50 is treated as zero, so a typical extension is outside it. Mayoral CIL is in band 2.
Rear extensions in Hackney in numbers
223 of 247
Householder decisions by the London Borough of Hackney between July 2025 and June 2026 (prior approvals left out) that were made inside 8 weeks.
Source: MHCLG live table PS2, district planning application statistics, July 2025 to June 2026 (GOV.UK)
3 / 3.5 / 4 m
Maximum depth of a single-storey rear extension from the original rear elevation: terraced, semi-detached, detached.
50%
Share of the original rear garden any extension must leave.
2 to 3 courses
Brick courses by which the extension roof should sit below the first-floor window sill.
Half width
Widest an extension at first floor and above should be, relative to the existing dwelling.
Dec 2025
Date Hackney adopted the SPD, replacing the 2009 guide, in effect from January 2026.
35
Conservation areas across Hackney.
9 May 2025
Date the Brownswood and Well Street Article 4 directions, made in May 2024, took effect.
0 to 10 m
Minimum scale bar Hackney asks for on every plan and drawing.
Source: Planning Application Validation Checklist (Hackney Planning Service)
8 weeks
Time Hackney aims to take to decide a householder application, from the day it is made valid.
Source: Submit your planning application (London Borough of Hackney)
Questions about rear extensions in Hackney
How deep can I go in Hackney?
The new SPD says 3 metres for a terrace, 3.5 for a semi and 4 for a detached house, keeping at least 50% of the garden. Permitted development with prior approval can allow more outside conservation areas.
Can I wrap my extension round the outrigger?
Outside conservation areas, generally yes if depth, scale and form suit. Inside them it will usually only be possible to infill beside the outrigger.
How high can the roof be?
The roof should be visibly lower than the first-floor window sill, at least two to three brick courses. The boundary height depends on the length and context.
Do I pay CIL on a kitchen extension?
Not normally. It applies generally from 100 square metres of new floor area, and a liability under £50 is zero.
See how far your Hackney house can go
Send the address and a photo of the back. We reply with the route and a fixed fee, from £475 drawings + £150 survey (£625 total).