House Extension Drawings in Hayes BR2
Fixed-fee, MCIAT-chartered house extension drawings for Hayes (BR2) homeowners — London Borough of Bromley validation and local constraints handled from the start.
Hayes (BR2) is a green, low-density corner of the borough with roomy interwar detached and semi-detached homes, plus older village-core properties near Hayes station. The space on these plots lends itself to large rear extensions, two-storey side additions, garden rooms and loft conversions, most handled through Bromley's standard householder route.
The historic Hayes Village conservation area and the surrounding commons give the neighbourhood its identity and bring tighter control on materials, roofscape and anything affecting the open green setting. We design extensions that keep the generous plot gaps and building line intact and check tree protection near the commons, so schemes meet Bromley Council's conservation and amenity standards.
Planning in Hayes (BR2): what to know before you apply
No published householder Article 4 direction in Hayes, so most work runs under permitted development or a standard Bromley householder application. Properties within the Hayes Village conservation area have reduced permitted-development rights, and plots near the commons face added scrutiny on trees, footprint and the protected green outlook.
Typical Hayes housing stock
Hayes (BR2) is a leafy outer south-east suburb of generous interwar detached and semi-detached houses on wide plots, with older Victorian and cottage-style properties clustered around the historic village. Large gardens backing onto or near Hayes and Keston Commons make substantial rear and two-storey side extensions common.
Streets we regularly draw for in Hayes
Pickhurst Rise · Warren Road · Hawes Lane · The Knoll
What BR2 is actually built of
Measured from 264 classified residential buildings in BR2, not from a description of the area.
Hayes BR2 housing mix
Residential building form across the BR2 postcode district, from 264 classified buildings.
| Attached on more than one side | 27% |
|---|---|
| Attached on one side | 48% |
| Detached | 25% |
| Median building footprint | 76 m² |
| Addresses per buildingAbove about 2 means flats and maisonettes dominate | 1.37 |
| Buildings classified | 264 |
Source: Ordnance Survey National Geographic Database (derived statistics). Contains OS data © Crown copyright and database right 2026. Contains Royal Mail data © Royal Mail copyright and database right 2026. Extracted 2026-08-17.
House Extension Drawings for Hayes (BR2) homes: the package and the process
Extension drawings are read for their dimensions. The proposed plan needs depth measured from the original rear wall — not from a previous extension — eaves and ridge heights taken from existing ground level, and the distance to each boundary marked. A site plan showing how much garden remains is what an officer reaches for when the amenity question comes up.
We draw the existing building accurately first, because everything else is measured from it. Where the original footprint has already been added to, that history goes on the drawing: it decides which allowances are still available and it is the first thing an officer checks against the council's own records.
The plot decides the extension type long before taste does. A mid-terrace has depth to work with and an alley if it is lucky; a semi has one clear flank; a detached house can go wide. Reading the building form first is what stops a design being drawn that the plot cannot take.
Which extension types do you draw?
Every London extension is shaped by the plot, the neighbours and the borough's design guidance. We draw them all.
Rear extension
A single-storey rear extension is often permitted development within depth limits — ideal for an open-plan kitchen-diner.
Side-return
Fills the alley beside a Victorian terrace, widening the ground floor without losing garden.
Wraparound
Combines a rear and side-return extension for a transformative ground floor, usually needing planning permission.
Double-storey
Adds space above and below, subject to tighter scale and neighbour-impact scrutiny.
Basement
Creates space downward where footprint is limited, with structural and party-wall care.
Do I need planning permission for a house extension in London?
Single-storey rear extensions within permitted development limits (up to 6m for terraced/semi-detached homes under the larger-home scheme, subject to neighbour consultation) may not need a full application. Wraparounds, double-storeys and anything in a conservation area usually do. We assess your plot and recommend the right route before drawing. The current depth, height and eaves limits are set out in full in the guide to planning permission for a rear extension, and where you would rather one practice ran the design, the application and the building-regulations stage together, Architectural Drawings covers that full scope.
How do you maximise the footprint the council will approve?
We know each borough's depth, height and daylight standards, so we design to the edge of what will be approved rather than guessing — and we check the 45-degree neighbour daylight rule and any rear building line before submission. Where a plot is tight we test a permitted-development scheme against a slightly larger householder application and show you the trade-off in space, cost and timescale, so the drawn scheme is the one that actually maximises value rather than just floor area.
| Extension | Typical route | Package | Fee from |
|---|---|---|---|
| Single-storey rear | Permitted development / householder | Planning + building regs | £1,100 |
| Side-return | Householder planning | Planning + building regs + structural | £1,600 |
| Wraparound | Householder planning | Full package + structural | £2,200 |
| Double-storey | Householder planning | Full package + structural | £2,400 |
House Extension Drawings in Hayes BR2 — FAQs
How far can I extend without planning permission in London?+
Do extension drawings include structural calculations?+
How long do extension drawings take?+
Will my rear extension need a party wall agreement?+
Can I extend a house in a conservation area?+
Do I need planning permission for an extension in Bromley?+
Can I build a bigger extension because Bromley plots are larger?+
How does green-belt designation affect my Bromley project?+
How long does Bromley Council take to decide?+
How much do planning drawings cost in Bromley?+
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