Two-Storey Extension planning permission examples — what gets approved & refused
82,665 real decisions from 253 UK councils. See what actually gets approved, what gets refused, and why — so you don’t waste thousands on drawings for something your council will reject.
Last updated: March 2026
79.6%
approval rate across 82,665 decisions
That means roughly 1 in 5 two-storey extension applications are refused — often due to avoidable design issues.
82,665
Decisions
65,804
Approved
16,861
Refused
253
Councils
Two-storey extensions face more scrutiny than single-storey ones — they are taller, more visible, and have greater impact on neighbouring properties. Approval rates are slightly lower as a result.
What these results show
• Two-storey extensions are never permitted development — they always require a planning application.
• The most common refusal reason is overbearing impact on neighbours, particularly rear-facing windows and gardens.
• Setting the first floor back from the boundary (typically 1–2m) significantly improves approval chances.
• Councils in urban areas tend to be stricter on two-storey than rural councils — local precedent is key.
⚠️ These are national examples. Your council could be stricter — or more lenient. See what actually gets approved on your street →
Real two-storey extension decisions
Real examples showing what works — and what gets refused. Use the filters to compare approved and refused applications.
Approved
Two storey side extension and the addition of a pitched roof to the existing rear flat roof extension.
▸ A roof that matches the existing house signals good design to planning officers.
22/01051/NMA
Approved
Non material amendment sought to approved two storey side extension under planning permission ref 21/01590/FUL for 2 additional windows and changing pitched roof to flat roof
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Listed building consent for a change of use from offices to 8 dwellings; demolition of outbuilding to rear of no.9 to be replaced with 2 storey extension; demolition of single storey flat roof extension to rear of no.6
▸ Listed building applications succeed when design is sensitive to the original character.
09/199/LB
Refused
Expose stone gable and frontage with lime mortar repairs; wet harl outbuildings and extensions; re-roof with slate and stone; internal alterations including new toilets; convert outhouse to kitchen/dining area; add scullery and two storey rear extension; and demolish part of outbuilding to form cour
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Approved
Non-material Amendment of 24/00751/FUL: Changing the external first floor finish of the proposed two-storey extension at the side and front elevations from facing brick / render to composite cladding
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Erection of a single storey side extension including connection to existing detached garage, part single/part two storey rear extension together with amendments to roof of existing garage
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Housholder Application - Erection of a two storey side extension infill, proposed bay window to front elevation, proposed single storey extension to existing porch, demolition of existing single storey rear extension and replace with proposed single storey rear extension.
▸ Single-storey extensions face less scrutiny than two-storey.
2021/1599
Approved
Upward extension to convert existing bungalow into two storey dwellinghouse with two storey rear extension and changes to external facing materials and fenestration details (Application for prior approval of a proposed enlargement of a dwellinghouse by constructing additional storeys)
▸ Prior approval applications that meet the criteria are rarely refused.
Approved
Full: Erection of a two-storey side extension, part two storey rear extension and part single storey rear extension, single storey front extension, front and rear first floor outdoor terrace, widening of existing driveway, and regrading of front garden with associated retaining walls
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Erection of a two storey side extension and single storey rear extension with pitched roof over front bay window.
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Demolition of existing conservatory. Erection of a two storey side extension and single storey front and rear extension including 2no. rooflights.
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Demolition of existing conservatory. Erection of a two storey side extension and single storey front and rear extension including 2no. rooflights.
▸ Single-storey extensions face less scrutiny than two-storey.
Refused
Single and two storey rear extensions to the dwellinghouse and construction of a garden room using the existing detached garage footprint.
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
10/02229/LBC
Refused
Demolition of existing single storey kitchen extension, two chimneys and erection of new two storey extension to house
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Householder: Proposed two storey side extension, three storey rear extension and flat roof dormer to front, including internal alterations.
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Approved
Erect single storey front extension, erect balcony to first floor front, erect first floor rear extension, form hipped to gable roof with dormers to front and rear elevations with Juliet balcony to rear
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Consultation from Mole Valley District Council for the Erection of two storey rear extension with balcony and insertion of 1 No. dormer window and 1 No. roof light to front elevation.
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
24/01121FULL
Approved
One & two storey extensions; bay window; external alterations; outbuilding for i
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Article 16 consultation from Manchester City Council in relation of application 128908/FO/2020 for Erection of a two storey side extension to form additional living accommodation and formation of driveway at front of property.
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Demolition of single storey rear extension and erect single storey rear extension and first floor extension over kitchen
▸ Single-storey extensions face less scrutiny than two-storey.
Still scrolling?
You’re looking at national data. 20% of two-storey extension applications get refused — but that number could be higher or lower in your area.
See what gets approved near your home →
Approved
Discharge of condtion 6 (security shutters) of planning consent 14/P/00258 for Erection of a single storey extension to existing garage, erection of two-storey extension to existing dwelling, widening of existing asphalt driveway and alterations to ground levels & new treatment to boundary adjacent
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Refurbishment and alterations to the existing building including relocation of the southern offices entrance, new partial facade treatment at ground floor level, a part single storey extension at level 5, a part single storey extension at level 6 and a part two storey extension at levels 6 and 7, pr
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Application for the variation of condition 2 attached to planning permission reference number 20240043 for the erection of a single storey rear extension and first floor extension over existing garage. Conversion of garage into habitable rooms, erection of an outbuilding to the rear and detached dou
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Application to vary conditions 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 26, 27, 29 and 32 of the approved planning permission 20/P/1673/FUL (reconfiguration and two storey extension to the existing retail unit to include a gym (use class E) and additional ground floor reta
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
09/00420/FULCA
Approved
To erect a two storey extension to the front of the existing two storey property.
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Removal of existing rear extension and garage and erection of 1 1/2 storey extension to side and rear of dwelling
22/00529/FUL
Approved
Demolition of existing extension and outbuildings. Construction of replacement, part one and part two storey extension, and a roof terrace above the single storey component to provide ancillary accommodation. Associated works to the elevation of the house. Landscape works, including replacement of e
▸ Replacing an existing structure is generally viewed more favourably than building new.
Approved
Two storey extension to school, additional car parking, relocation of existing bin store and new bike store, rearrangement of hard and soft play areas and support infrastructure.
Details to satisfy condition 8 - External Lighting Strategy for Bats
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Two storey extension to side and rear of dwellinghouse (Non Material Variation to alter lower rear roof ridge and details (including removal of tile cope and removal of soffit extension) and door note adjusted to 17/03760/FULL)
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Two storey side extension including front porch extension and single storey rear extensions with garage conversion
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Removal of existing vestibule and wooden garage and erection of two storey side extension to dwellinghouse
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
10/00240/FULL
Refused
Two Storey Extension to the Side of Existing Dwellinghouse and Change of Use to Guest House
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Demolition of Existing Single Garage and Erection of Two Storey Side Extension
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Two Storey Side Extension To Provide Garage, WC & Dining Room On Ground Floor With 2No. Bedrooms Above
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Non material variation to planning permission 22/00640/FULL - two storey extension to east and upper floor extension to existing house
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
23/00363/FUL
Refused
Full Planning Application for the construction of a two storey extension to the single-family dwelling bungalow; to create 2 self-contained flats, with associated bicycle parking and refuse storage.
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Approved
Demolition of garage and erection of two storey side extension
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
CERTIFICATE OF LAWFULNESS (SECTION 192) FOR THE PROPOSED ERECTION OF A PART SINGLE/PART TWO STOREY EXTENSION AT REAR.
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Request for comments by Bristol City Council on an application that crosses the boundary into an adjoining authority: - Demolition of garage. Erection of two storey rear extension to facilitate subdivision of 1no. dwelling into 3no. dwellings with associated works.
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Erection of two storey side extension, alterations to existing garage
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
NON MATERIAL VARIATION TO PLANNING PERMISSION 23/1263/FUL TO REDUCE TWO STOREY EXTENSION TO SINGLE STOREY
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Application for a Lawful Development Certificate for a Proposed two storey rear extension.
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
181442/DPP
Approved
Change of use from class 7 (hotels and hostels) to form 10 no. residential flats (sui generis) including alteration to existing rear extension and erection of 2 storey extension to rear; installation of replacement windows to front; dormers replacement to rear and formation of new entrance at lower
▸ Replacing an existing structure is generally viewed more favourably than building new.
Approved
Proposed first floor rear extension above existing single storey rear & single storey front porch extension.
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Erection of two storey rear extension to enlarge both flats including a first floor rear balcony and insertion of new windows to existing side gable
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
P2019/3783/FUL
Approved
Proposed mansard roof extension over No.55, 2 storey extension above No.56 inclu
Approved
Certificate of lawfulness (proposed): erection of two storey rear extension
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Proposed two storey extension and dormer extension to existing house
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Two storey extension to house (renewal of permission 0780/H/19)
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Refused
Single and two storey extension to dwellinghouse; and formation of dormer windows
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Demolish conservatory/sun room and erect two storey extension at
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Two storey extension to rear and side of dwellinghouse and erection of decking
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Householder Planning Application - Single and two storey rear extension and rear facing dormer.
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Proposed erection of two storey side extension, single storey side and rear extension to replace existing conservatory
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
CH/22/0160
Approved
Proposed two storey rear extension, first floor extension. Resubmission of CH/2
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Refused
Proposed two storey extension to side elevation and single storey to rear.
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Erection of a part two storey rear extension and part single storey side extension.
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Erection of a part two storey rear extension and part single storey side extension.
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Approved
Two storey rear extension and new front porch
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Refused
Two storey Side Extension and rear single storey extension
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Related guides
Rear extension planning permission guideBefore you spend £2,000+ on drawings — and risk getting refused
Your council may refuse the exact thing that got approved two boroughs away. See what actually gets approved near your property first.
See real decisions near your home →Don’t rely on national averages — see what happens on your street.
✓ Free postcode check
✓ Quick Insight £19
✓ Pro Report £79