Two-storey rear extension in Westminster

Which postcode districts around Westminster do we cover for two storey rear work?

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

What changes about a two storey rear in each part of Westminster?

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

• Pimlico (SW1V) — two storey rear work in Pimlico means regency terraces, post-war estates. Pimlico is Regency stucco terraces, grid plan. Post-war houses on these estates often sit under an estate management scheme throughout SW1V. Westminster City Council decides the Pimlico application, and Tate Britain anchors the Pimlico location plan.
• Soho (W1D, W1F) — Georgian fragments, mixed-use defines Soho, where georgian terraces, mixed-use set what a two storey rear can do. Georgian rear elevations here are usually the listed or locally listed face of the building across W1D. Any Soho two storey rear is validated by Westminster City Council, with Soho Square the usual Soho reference point on the site plan.
• Covent Garden (WC2E, WC2H) — Georgian piazza, listed buildings defines Covent Garden, where georgian terraces, conversions set what a two storey rear can do. Georgian rear elevations here are usually the listed or locally listed face of the building across WC2E. Any Covent Garden two storey rear is validated by Westminster City Council, with Royal Opera House the usual Covent Garden reference point on the site plan.
• St John's Wood (NW8) — Victorian villas, mansion blocks defines St John's Wood, where victorian villas, mansion blocks 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 NW8. Any St John's Wood two storey rear is validated by Westminster City Council, with Lord's Cricket Ground the usual St John's Wood reference point on the site plan.
• Bayswater (W2) — two storey rear work in Bayswater means victorian stucco terraces. Bayswater is Victorian stucco terraces. 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 W2. Westminster City Council decides the Bayswater application, and Hyde Park anchors the Bayswater location plan.
• Paddington (W2) — a two storey rear in Paddington starts from regency terraces, modern apartments, and Paddington reads as Regency and Victorian terraces, canal-side regen. Modern housing here is frequently covered by a planning condition removing permitted development rights in W2. Westminster City Council assesses Paddington two storey rears against its own Paddington character guidance, and the location plan we draw for Paddington references Paddington Basin.
• Victoria (SW1E, SW1W) — Regency terraces, mixed-use defines Victoria, where regency terraces, post-war flats set what a two storey rear can do. Post-war houses on these estates often sit under an estate management scheme across SW1E. Any Victoria two storey rear is validated by Westminster City Council, with Victoria Station the usual Victoria reference point on the site plan.

Does Westminster planning policy restrict a two storey rear?

Conservation areas covering Westminster: Westminster City Council runs 56, and Mayfair, Belgravia, Marylebone are the ones Westminster owners meet most. A two storey rear inside a Westminster conservation area loses permitted development, so the Westminster submission is a householder application at £548 decided in 8 weeks — not a £249 prior approval decided in 6 weeks. In Marylebone a two storey rear is judged on the street elevation first.

Westminster and Article 4: Multiple Article 4 Directions — office-to-residential restrictions, HMO conversions, retail to residential in shopping zones. A two storey rear planned at a NW8 address is checked against that direction first; Westminster City Council publishes the Westminster extent, and the NW8 line rarely follows the Westminster boundary you would expect.

Westminster below-ground policy: Westminster basement policy restricts to single-storey, typically under 50% of rear garden footprint; lightwells and rooflights strictly controlled in conservation areas. Any two storey rear in Westminster that goes below existing foundations triggers two months notice under section 6 of the Party Wall etc. Act 1996, and Westminster City Council will want the NW8 ground and groundwater position set out.

The building fabric around Westminster: Grand Georgian and Regency terraces in Belgravia and Pimlico; Victorian and Edwardian mansion blocks; heritage-rich townhouses throughout; very high listed building density. Heritage-first planning approach; listed buildings on almost every street; basement and rear extension policies particularly strict. A two storey rear in Westminster is scoped against that stock first.

What happens if a Westminster property sits on a boundary?

• Wandsworth — cross the Westminster boundary and Wandsworth Council takes the two storey rear instead, applying 45 conservation areas of its own around SW8. We re-price two storey rears at the Westminster edge because Wandsworth policy and Westminster policy rarely align on two storey rear depth.
• Lambeth — the Lambeth boundary runs against Westminster, so a two storey rear a street from Westminster is decided by Lambeth Council instead. Lambeth runs 64 conservation areas across SE1 and its neighbours, which is why two storey rears priced for Westminster are re-checked against Lambeth policy whenever the Westminster address sits on that edge.
• City of London — cross the Westminster boundary and City of London Corporation takes the two storey rear instead, applying 27 conservation areas of its own around EC1. We re-price two storey rears at the Westminster edge because City of London policy and Westminster policy rarely align on two storey rear depth.
• Camden — adjoining Westminster, with 40 conservation areas centred on NW1. A two storey rear on the far side of the Westminster line is determined by Camden Council, so the Westminster quote for two storey rears is checked against Camden guidance before it is issued.

Sources for this Westminster 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.