Two-Storey Extension planning permission examples — what gets approved & refused
96,527 real decisions from 311 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: August 2026
80.2%
approval rate across 96,527 decisions
That means roughly 1 in 5 two-storey extension applications are refused — often due to avoidable design issues.
96,527
Decisions
77,375
Approved
19,152
Refused
311
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.
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
First-floor extension to existing single-storey dwelling with a maximum height of 7.23m
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.
Approved
Listed building consent for the installation of a glass roof over the lower ground floor rear lightwell; damp-proofing works and installation of insulation at lower ground floor level; construction of a first-floor extension over the existing rear outrigger; internal alterations to the lower ground,
▸ 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
Lawful Development Certificate for the Proposed Erection of a Single Storey Side Extension, Two Storey Rear Extension, Porch and a Detached Outbuilding Along With Revised Driveway to the Existing Dwellinghouse
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Non material amendment to planning permission 25/00052/FUL for the demolition of existing conservatory, shed and porch, erection of two storey side extension, single storey rear extension, front porch and part garage conversion. [For clarification this is an amendment to the designs of the parapet d
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Erection of pitched roof over existing flat-roof extension to rear, 1 no. new dormer window, 2 storey extension to existing single storey off-shot, external stair and railing to rear ground floor, alterations to front and rear boundary treatments,...
▸ A roof that matches the existing house signals good design to planning officers.
Approved
Two storey rear extension and internal alterations to existing detached barn
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
First floor extension over existing rear flat roof extension. Replace and enlarge rear porch.
Approved
Demolition of the existing single storey rear extensions and the construction of two storey rear extensions including front and rear dormer windows and increasing the roof height of the main building to create 3 flats.
▸ 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
Demolition of existing garage, outbuildings and existing porch structure. Erection of new porch structure, one and two storey rear extension and single storey side extension. Aesthetic changes to all elevations and amendments to existing roof structure. (Revised scheme, already commenced)
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Two-storey extension to existing garage including formation of roof terrace, and installation of solar panels on roof of garage
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
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.
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.
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.
Approved
Non material amendment of planning application P/25/0076 to include a roof light in the front roof slope of the two storey side extension
▸ 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.
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 →
APP/2012/0894
Approved
Non material amendment - Construction of two storey extension and glazed timber lean-to to rear (east) elevation (amendment to application FUL/2008/1094 granting approval for change of use of former industrial unit to dwellinghouse)
▸ 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.
Approved
Partial Demolition of 2 Storey Extension to Rear with Partial Infill and Remedials of Resultant Exposed Facades. In Addition, Demolition Works Associated with Remedial Measures to Resultant Gable of 156 High Street Due to Demolition of Adjacent Shopping Centre.
Approved
Ground Floor rear extension with green roof, First floor rear extension with flat roof, juliet balcony and internal amendments
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
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.
Approved
Application for Listed Building Consent:- Two storey side extension
▸ Listed building applications succeed when design is sensitive to the original character.
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.
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.
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
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.
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.
Refused
Erection of single rear storey, two storey extensions to side and rear and raising the ridge height by 1.6m
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Demolition of existing garage and new two storey side extension, front porch and extended drive
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Non-material amendment to planning permission 2025/0234/FUL - Rendering top and bottom of new 2 storey extension.
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
Application for a Lawful Development Certificate for a Proposed two storey rear extension.
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Two-storey extension to front and side of house with single storey extension to rear.
▸ Single-storey extensions face less scrutiny than two-storey.
Approved
Demolition of an existing garage, construction of a replacement garage, a first-floor extension, a replacement entrance porch and associated site improvements
▸ Replacing an existing structure is generally viewed more favourably than building new.
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.
Refused
Sub division of property to create 2No 3 bed properties, two storey rear extension and creation of off road car parking
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
New pitched garage roof, new roof lights and first floor rear extension/roof conversion
Refused
Full planning application for single and two storey rear extension and retrospective chicken coop and canopy to agricultural building, use of land for garden and parking area and track
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Retrospective amendment to planning consent TP/ED/20/0191 - two storey side extension, single storey rear extension, front porch and addition of rear dormer window
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Variation of Condition No. 2 of DC/22/3282/FUL - Single and two storey extensions - Smaller extension
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Two storey side extension, single storey rear extension, decking and other external alterations
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
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
Proposed single storey rear extension (including part demolition of existing single storey rear extensions) first floor rear extension and Juliet balcony to existing rear elevation.
Refused
Demolish conservatory/sun room and erect two storey extension at
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Refused
Lawful Development Certificate for proposed two storey rear extension, single storey side extension and front porch.
▸ Two-storey extensions face higher scrutiny due to greater neighbour impact.
Approved
Erection of two storey extension to rear with installation of mezzanine floor, new shop front and associated plant and machinery. Reconfiguration of car parking to rear and front to include public realm, landscaping and associated infrastructure works
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Erection of two storey extension to side and rear of dwellinghouse.
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Approved
Two storey rear extension and new front porch
▸ Two-storey approvals often involve setbacks from boundaries and matching materials.
Related guides
Rear extension planning permission guideBefore you spend £2,000+ on drawings — and risk getting refused
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