Two-storey rear extension in Hackney

Where in Hackney does a two storey rear actually get determined?

Every Hackney postcode district we draw in, the stock that dominates it and the authority that validates a two storey rear there. Hackney fees below are the statutory England rates for 2026, not two storey rear estimates.

How does a two storey rear differ street by street across Hackney?

Roof pitch, wall build-up and plot depth change every few Hackney streets, and each one changes what a two storey rear can achieve at that address.

• Hackney Wick (E9) — a two storey rear in Hackney Wick starts from warehouse conversions, new-build, and Hackney Wick reads as industrial conversions, Olympic fringe. Modern housing here is frequently covered by a planning condition removing permitted development rights in E9. Hackney Council assesses Hackney Wick two storey rears against its own Hackney Wick character guidance, and the location plan we draw for Hackney Wick references Hackney Wick Overground.
• De Beauvoir Town (N1) — two storey rear work in De Beauvoir Town means georgian villas and terraces. De Beauvoir Town is Georgian and early Victorian conservation area. Georgian rear elevations here are usually the listed or locally listed face of the building throughout N1. Hackney Council decides the De Beauvoir Town application, and De Beauvoir Square anchors the De Beauvoir Town location plan.
• Stamford Hill (N16) — Victorian villas, Edwardian terraces defines Stamford Hill, where victorian villas, edwardian terraces set what a two storey rear can do. The side-return infill is the classic move on these Victorian terraces — 3 m of permitted development depth plus the width of the original side passage across N16. Any Stamford Hill two storey rear is validated by Hackney Council, with Stamford Hill the usual Stamford Hill reference point on the site plan.
• Dalston (E8) — a two storey rear in Dalston starts from victorian terraces, post-war flats, and Dalston reads as Victorian terraces, vibrant high street. The side-return infill is the classic move on these Victorian terraces — 3 m of permitted development depth plus the width of the original side passage in E8. Hackney Council assesses Dalston two storey rears against its own Dalston character guidance, and the location plan we draw for Dalston references Ridley Road Market.
• Stoke Newington (N16) — two storey rear work in Stoke Newington means victorian terraces, georgian fragments. Stoke Newington is Victorian terraces, village character. Georgian rear elevations here are usually the listed or locally listed face of the building throughout N16. Hackney Council decides the Stoke Newington application, and Clissold Park anchors the Stoke Newington location plan.
• Shoreditch (E1, E2, EC2A) — two storey rear work in Shoreditch means warehouse conversions, modern infill. Shoreditch is Victorian warehouse conversions, creative industries. Modern housing here is frequently covered by a planning condition removing permitted development rights throughout E1. Hackney Council decides the Shoreditch application, and Boxpark anchors the Shoreditch location plan.
• Hackney Central (E8) — two storey rear work in Hackney Central means victorian terraces, post-war estates, new-build. Hackney Central is regenerated centre, Victorian terraces around. The side-return infill is the classic move on these Victorian terraces — 3 m of permitted development depth plus the width of the original side passage throughout E8. Hackney Council decides the Hackney Central application, and Hackney Empire anchors the Hackney Central location plan.

Does Hackney planning policy restrict a two storey rear?

Conservation areas covering Hackney: Hackney Council runs 29, and De Beauvoir Town, Stoke Newington, Dalston Lane are the ones Hackney owners meet most. A two storey rear inside a Hackney conservation area loses permitted development, so the Hackney submission is a householder application at £548 decided in 8 weeks — not a £249 prior approval decided in 6 weeks. In Stoke Newington a two storey rear is judged on the street elevation first.

Hackney and Article 4: Article 4 Direction covers HMO conversions borough-wide and office-to-residential in specific commercial zones. A two storey rear planned at a N16 address is checked against that direction first; Hackney Council publishes the Hackney extent, and the N16 line rarely follows the Hackney boundary you would expect.

What Hackney is built from: Victorian terraces dominate; large post-war estates around Hackney Wick; Georgian fragments in De Beauvoir and Stoke Newington; new-build around the Olympic Park. Young demographic; high design-quality bar in planning; mansards routinely approved in rear-of-terrace positions within conservation areas following the Hackney design guide. That mix decides the two storey rear route in Hackney more than the postcode does.

Which neighbouring authorities border Hackney?

• Haringey — adjoining Hackney, with 29 conservation areas centred on N4. A two storey rear on the far side of the Hackney line is determined by Haringey Council, so the Hackney quote for two storey rears is checked against Haringey guidance before it is issued.
• Waltham Forest — adjoining Hackney, with 17 conservation areas centred on E4. A two storey rear on the far side of the Hackney line is determined by Waltham Forest Council, so the Hackney quote for two storey rears is checked against Waltham Forest guidance before it is issued.
• Newham — adjoining Hackney, with 10 conservation areas centred on E6. A two storey rear on the far side of the Hackney line is determined by Newham Council, so the Hackney quote for two storey rears is checked against Newham guidance before it is issued.
• Tower Hamlets — cross the Hackney boundary and Tower Hamlets Council takes the two storey rear instead, applying 58 conservation areas of its own around E1. We re-price two storey rears at the Hackney edge because Tower Hamlets policy and Hackney policy rarely align on two storey rear depth.

Sources for this Hackney two storey rear page: borough policies maps and conservation-area registers (2025–26), Royal Mail postcode district boundaries, the Town and Country Planning (Fees for Applications) (England) Regulations, the Town and Country Planning (General Permitted Development) (England) Order 2015 as amended, and the Party Wall etc. Act 1996.