Do I Need Planning Permission for a Double Storey Extension in the North East?

When homeowners across the North East start dreaming about adding significant space with a double storey extension, one of the first questions they ask is whether they need planning permission. It's a fair question – getting it wrong could mean months of delays, thousands in wasted fees, or worse, having to tear down unauthorised work.

The answer isn't as straightforward as many people hope. While some double storey extensions can proceed under permitted development rights, the rules are much more restrictive than for single storey extensions. Understanding these limitations – and how they vary between local authorities in the North East – could save you significant time, money, and stress.

Here's what makes double storey extensions tricky from a planning perspective: you're not just adding floor space, you're adding height and bulk that affects neighbours, street scenes, and sometimes conservation areas. The planning system takes a much closer look at two-storey additions because they have greater potential to cause problems.

Let's break down exactly what you need to know about planning permission for double storey extensions in our region, including the specific rules that apply and how Newcastle City Council and Durham County Council, for example, might approach your project differently.

Understanding Permitted Development for Double Storey Extension Planning in the North East

Permitted development rights do allow some double storey extensions without planning permission, but the rules are significantly more restrictive than single storey equivalents. The double-storey extension can be a maximum of 3m deep – on both floors – which immediately rules out many common extension designs.

This 3-metre limit is measured from the original rear wall of your house and applies to both ground and first floor levels. It's a hard limit – not 3.1 metres, not 3.5 metres if you think it looks better – exactly 3 metres. Many homeowners find this restriction too limiting for their space requirements, particularly when trying to create meaningful additional living space across two floors.

The permitted development route also comes with significant boundary restrictions for double storey extensions. Any two-storey or first-floor extensions with eaves that are more than 3 metres in height should be at least 2 metres away from any boundary of the property, otherwise planning permission is required. On tighter urban plots in North Tyneside or Sunderland, this boundary/eaves interaction often pushes designs towards full planning rather than PD.

Height restrictions add another layer of complexity. The maximum height allowed under permitted development for double storey rear extensions is typically tied to the existing roof height of your house, and the extension cannot exceed the height of the original dwelling. This prevents double storey extensions from dominating the original house or creating overly bulky additions.

The 50% rule also applies to double storey extensions under permitted development. The extension must not exceed 50% of the total area of land around the original house (as it stood on 1 July 1948 or when it was first built, if later). This cumulative restriction includes all extensions and outbuildings, so if you've already extended your property previously, you might have limited permitted development rights remaining — a common surprise in older properties in places like Gateshead and South Tyneside.

Side and Front Extensions: When Planning Permission Is Always Required

Here's something that catches many homeowners off guard: two-storey side or front extensions are not permitted development. Unlike single storey side returns or modest front additions, any double storey side or front extension requires full planning permission, regardless of size.

This rule exists because side and front extensions have much greater impact on street scenes and neighbouring properties. A double storey side extension completely changes the character of a house from the street and often affects the spacing between properties that planning authorities want to preserve.

Side extensions also raise more complex issues about overlooking and privacy. While a single storey side extension might not create significant privacy issues, adding a first-floor level with windows can overlook neighbouring gardens and properties in ways that weren't possible before. Planning authorities need to assess these impacts properly, particularly along denser terraces in areas like Sunderland.

Front extensions face even stricter scrutiny because they affect the public realm and street character. A double storey front extension changes how your house relates to the street and neighbouring properties in ways that can't be addressed through permitted development restrictions alone.

The impact on parking and access is also more significant with double storey side and front extensions. These additions often affect driveway access, turning spaces, and the overall functionality of your property's frontage in ways that require planning assessment.

Double Storey Side Extensions like this require Planning Permission

Height, Bulk, and Boundary Restrictions

Height restrictions for double storey extensions under permitted development are more complex than they initially appear. The extension cannot exceed the height of the existing roof, but this measurement point isn't always obvious on houses with complex roof forms or different roof levels.

The bulk of double storey extensions are assessed differently from single storey equivalents because the impact is much greater. A modest single storey extension might barely be visible from neighbouring properties, while the same footprint at two storeys creates a substantial visual presence that affects outlook and amenity.

Boundary restrictions become critical with double storey extensions because of overlooking potential. Even if your extension complies with the 2-metre boundary rule for permitted development, you need to consider window positions and potential privacy issues that might arise during construction — something Newcastle planners and others scrutinise closely.

The relationship between your double storey extension and neighbouring buildings becomes much more important than with single storey additions. Planning authorities will consider how the extension affects the space between buildings, potential loss of light, and the overall character of the area.

Roof design plays a bigger role in determining whether double storey extensions are acceptable under permitted development or planning permission. The roof shape and pitch of the extension should match the existing house, but achieving this while staying within permitted development limits can be challenging.

Newcastle City Council's Approach

Newcastle City Council takes a particularly detailed approach to assessing double storey extensions, with specific design guidance that goes beyond basic permitted development rules. Two storey side extensions should normally be designed to match the proportion and balance of the original house and, where appropriate, to appear visually subordinate to the main dwelling.

The council's design expectations often mean that even extensions which technically comply with permitted development rules might benefit from planning permission to achieve better design solutions. Newcastle planners encourage extensions that enhance rather than simply add to existing properties.

Conservation areas are particularly common in Newcastle, and these designations remove most permitted development rights for extensions. If your property is in a conservation area – and many residential areas in the city are – you'll need planning permission for any double storey extension, regardless of size.

Article 4 directions in certain areas can also remove permitted development rights, even outside conservation areas. These directions are used to protect the character of specific streets or neighbourhoods where even small changes could cumulatively damage the area's character.

Newcastle offers the option of pre-application discussions before making a full planning application, which can be particularly valuable for double storey extensions. These discussions help establish whether your proposal is likely to be acceptable before you invest in detailed plans and formal applications.

The council's householder design guide provides specific advice about double storey extensions, including expectations about materials, proportions, and relationship to neighbouring properties. Understanding these expectations early can save time and money in the design process.

Durham County Council Variations

Durham County Council covers a vast area with significantly different planning challenges from urban Newcastle. Rural properties often have more flexibility for double storey extensions due to larger plots and fewer immediate neighbours, but other restrictions may apply.

Conservation areas and listed buildings are particularly common throughout County Durham, especially in historic market towns and villages. These designations often require planning permission for any double storey extension, and the design standards expected are typically higher than basic permitted development would allow.

The rural character of much of County Durham means that double storey extensions are often assessed against countryside policy as well as standard residential extension criteria. Extensions that might be acceptable in urban areas could be refused in rural locations if they're considered inappropriate to the countryside setting.

Durham's approach to design often emphasises traditional materials and forms that reflect local character. Double storey extensions using modern materials or contemporary designs may face more scrutiny in historic villages than they would in newer housing areas.

Green Belt restrictions apply to many areas within Durham County Council's area, and these severely limit extension opportunities. Double storey extensions in Green Belt locations require very special circumstances to justify planning permission, making most proposals unviable.

The council's approach to heritage assets is particularly rigorous, and many properties throughout County Durham are either listed or within conservation areas where double storey extensions require careful heritage assessment and often specialist design approaches.

When Prior Approval Might Apply

Prior approval is a middle ground between full planning permission and permitted development that can apply to some double storey extension scenarios. This process requires you to submit details of your proposed extension for council assessment without going through full planning permission.

Prior approval typically applies to larger single storey rear extensions under permitted development, but changes to planning regulations have introduced prior approval routes for some upward extensions and other scenarios that might be relevant to double storey projects.

The prior approval process requires submission of specific information about design, materials, and impact on neighbours. While it's simpler than full planning permission, it still requires professional input and isn't automatically granted.

Council assessment under prior approval focuses on specific technical matters rather than the principle of development. This can make it a useful route for extensions that comply with permitted development rules but need assessment of particular impacts. On constrained plots in North Tyneside, this can be a useful early conversation.

The timeframe for prior approval decisions is shorter than full planning permission, typically 6–8 weeks compared to 8–12 weeks for householder planning applications. This can make it an attractive option where it applies to your project.

However, prior approval isn't available for all double storey extension scenarios, and the rules about when it applies are complex and changing. Professional advice is essential to determine whether prior approval is an option for your specific project.

Design Considerations That Affect Planning Success

Even when planning permission is required for double storey extensions, good design significantly improves the chances of approval. Planning authorities want to see extensions that enhance properties rather than simply maximizing floor space.

Proportionality is crucial for double storey extensions. Extensions that dominate the original house or appear poorly proportioned are likely to be refused permission. Successful designs typically appear subordinate to the main dwelling while providing meaningful additional space.

Materials and architectural details matter enormously in planning decisions. Extensions that use sympathetic materials and pick up on the design cues from the original house are much more likely to be approved than those that ignore the existing character.

The impact on neighbouring properties is thoroughly assessed for double storey extensions. Extensions that cause significant loss of light, privacy, or outlook are likely to face objections from neighbours and potentially refusal from planning committees.

Street scene impact becomes particularly important for side and front extensions. Planning authorities want to maintain the rhythm and character of streetscapes, so extensions that disrupt these patterns face additional scrutiny.

Garden space retention is often a consideration, particularly in urban areas. Double storey extensions that leave insufficient private garden space may be refused permission based on over-development concerns — a common issue in tighter streets across South Tyneside.

The Application Process and Timeline

Householder planning applications for double storey extensions require detailed drawings, site plans, and design statements that explain how the extension relates to the existing property and surrounding area. The quality of these submissions significantly affects success rates.

The statutory consultation period for householder planning applications is 21 days, during which neighbours can comment on proposals. Double storey extensions often generate more neighbour interest than single storey equivalents, so managing this process carefully is important.

Planning officer site visits are standard for double storey extension applications. Officers need to understand the existing property, its relationship to neighbours, and assess the likely impact of the proposed extension. Being available for these visits and able to explain your proposals clearly can be valuable.

The decision timeline for householder planning applications is typically 8 weeks, but complex cases or those requiring additional information can take longer. Double storey extensions involving heritage assets or complex neighbour relationships often require extended consideration; in North Tyneside, this can add time where plots are tight or overlooking is a concern.

Committee referral can occur for controversial applications or those that planning officers recommend for refusal but warrant member consideration. Understanding your council's delegation arrangements helps predict whether your application will be decided by officers or require committee determination.

Appeals are available if planning permission is refused, but the appeal process typically takes 6–8 months for householder applications. Getting the application right first time is much preferable to relying on the appeal process to overturn refusal decisions.

Common Pitfalls and How to Avoid Them

One of the most common mistakes is assuming that double storey extensions follow the same rules as single storey equivalents. The restrictions are much tighter, and many homeowners discover too late that their preferred design requires planning permission rather than proceeding under permitted development.

Boundary measurements are frequently wrong in initial assessments. The 2-metre boundary rule for double storey extensions under permitted development must be measured accurately, and even small errors can invalidate permitted development claims.

Height calculations can be complex, particularly on sloping sites or with houses that have multiple roof levels. Professional surveys are often necessary to establish existing and proposed heights accurately for planning purposes.

Cumulative development is often overlooked when assessing permitted development rights. Previous extensions, outbuildings, and other additions all count towards the 50% rule, and homeowners sometimes discover they have fewer rights remaining than expected.

Conservation area and listed building constraints are sometimes not identified until after design work is complete. Early checking of planning constraints can prevent wasted time and money on designs that aren't permissible — particularly in Gateshead, where multiple Conservation Areas exist.

Neighbour consultation is sometimes handled poorly, leading to objections that could have been avoided. Early discussion with immediate neighbours about your proposals can identify concerns and sometimes allow design modifications that prevent formal objections.

Getting Professional Help

Planning law is complex and constantly evolving, particularly around permitted development rights. Professional advice from qualified planners or architects can prevent expensive mistakes and ensure you take the most appropriate route for your specific project.

Design professionals understand not just what's technically permissible but what's likely to be successful in planning terms. Their experience with local councils and understanding of design expectations can significantly improve your chances of success.

Project coordination becomes more important with double storey extensions due to their complexity. Professional management can ensure planning, building regulation, and construction phases integrate smoothly for successful project delivery.

Cost management includes understanding all the professional fees, application costs, and potential additional requirements that arise during the planning process. Professional advisors can provide realistic budgeting advice that prevents financial surprises.

Risk assessment is crucial for double storey extensions due to their complexity and potential for neighbour disputes. Professional advisors can identify potential problems early and develop strategies to address them effectively. If you prefer one point of contact, our Design & Build service coordinates drawings, structural engineering, pre-application or planning submission, building-control liaison and technical compliance end-to-end.

The Bottom Line

Planning permission requirements for double storey extensions are more restrictive than many homeowners expect, but understanding the rules helps you make informed decisions about your project approach. Whether you proceed under permitted development rights or full planning permission, professional advice early in the process typically saves time, money, and stress.

The key is matching your extension aspirations with the planning constraints that apply to your specific property and location. Sometimes this means accepting permitted development restrictions to achieve speed and certainty. Other times it means embracing the planning permission process to achieve a better design solution.

Remember that planning permission isn't necessarily a negative – it can provide the framework for creating extensions that truly enhance your property and work well with their surroundings. Many of the best double storey extensions go through the planning process because it allows better design solutions than permitted development restrictions permit.

Whatever route you choose, early professional advice and clear understanding of your local council's expectations significantly improves your chances of success. The investment in professional guidance typically pays for itself through smoother project delivery and better final outcomes.

Final Thoughts

At Rushmore Developments, we help homeowners navigate the planning side of double storey extensions across the North East.

Ready to get clear on your route? Book a Discovery Call. We’ll test your aims against local policy, confirm PD vs planning, and — if you’d like one point of contact — run everything through our Design & Build service (drawings, structural design, pre-app/planning and building-control liaison).

Before construction , we lock choices in a Finishes Schedule; during the build you get weekly PM visits with concise written updates and straightforward weekly billing; and any tweaks are handled via clear Change Orders — all backed by our Trusted Trader Guarantee and after-sales checks at 3, 6, 9 and 12 months.

Resources

• Planning Portal - provides comprehensive information about permitted development rights and the planing application process

• Your Local Planning Department - can be accessed through the planning portal website.

• Newcastle Council’s Householder Design Guilde - offers detailed advice specifically for Newcastle residents. The current document is under review so we have also included the consultation draft of the new document here.