Waltham Forest Council has created a brief guide to home extensions and alterations

1. A brief guide to
home extensions
and alterations
Extract from Residential Extensions
and Alterations SPD
Adopted February 2010

2. INTERPRETING AND TRANSLATION ASSISTANCE
This guidance can be made available in other languages, large print, Braille,
audio- tape format or a translation service provided on request. Should you
require access to these services please contact us at the address stated below.
ALBANIAN
GUJARATI
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FRENCH
Ces informations peuvent être mises à disposition
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d’imprimerie, en Braille ou sous forme de cassette
audio, et un service de traduction peut également
être offert sur demande. Si vous avez besoin
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l’adresse indiquée ci-dessous.
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URDU
य़ौ࣯ थेࣕ ोे ीौड़ऩौढ़ईगऩऍ थौग࣋ ࣸऐ࣢ࣇࣕऍ ॊफ़࣋ ࣸढऩग࣐॥फ़࣋ ࣸय़ऩࣰࣇ࣋घगॉौक ोࣹࣇࣰ࣯ॡग ॠौ
ो࣌ेࣔࣇ࣎ ोे दॡऍगࣨ ऐ࣯क࣒ ोे०࣯࣎ग࣌गु०ࣰगे ऐࣔऍऩ࣒गक ࣇौ ०ॡ ो࣌ेࣔࣇ࣎ ोे ࣇौॢ࣯
०ࣔ दॡ ोࣰࣇ࣋गॢ࣯०ࣹऍग࣋ऩ࣌ ࣸय़ौॡ०࣌ॡࣇॄ ࣇࣰगे थࣖࣇ࣐ ोࣹࣇࣔग ॆ࣌ ऐࣇ࣯क࣒ धऍ ीईगॉऍ ३०ॡ
३य़ौगे ॠझ࣋ऍगगु०࣌ु०ࣹॉ०ौࣹक ०ॄौࣰ
Urban Design team, Environment Regeneration
London Borough of Waltham Forest
Room G08, Sycamore House,
Forest Road
Walthamstow E17 4JF
Tel: 020 8496 3000
E-mail: urbandesign@walthamforest.gov.uk
Web site: www.walthamforest.gov.uk

3. A Guide to home extensions and alterations
February 2010
Contents
1.0
Introduction
2
2.0
General design principles
3
2.1
2.2
2.3
2.4
2.5
2.6
2.7
High quality design
Maintain harmony with the original building
Respect the street scene and local character
Neighbourliness
Garden size
Consider climate change
Other issues to consider
3
3
4
4
5
5
6
3.0
Rear extensions
7
3.1
3.2
3.3
3.4
Existing layout
Single storey rear extensions
Two storey rear extensions
The 45 degree rule
7
7
7
8
4.0
Side extensions
8
4.1
4.2
Effect on the street scene
Proposed drainage
8
8
5.0
Front extensions
9
5.1
5.2
Effect on the street scene
Porches
9
10
6.0
Loft conversions and roof extensions
10
6.1
6.2
6.3
6.4
6.5
Roof light conversions
Dormers
Hip to Gable
Mansard
Butterfly or London
10
10
11
11
11
7.0
Alterations for dependent relatives or for those with disabilities
12
8.0
Detached outbuildings
12
9.0
Best practice guidance for minor alterations
13
9.1
9.2
9.3
9.4
9.5
Walls, gates, fences and other boundary treatments
Paving over front gardens
Cladding or rendering
Satellite dishes
Replacement windows
13
13
13
13
14
10.0
List of contacts
15
Urban Design Team, London Borough of Waltham Forest
1

4. A Guide to home extensions and alterations
February 2010
1.0 Introduction
This document is a shortened version of Waltham Forest's Residential
Extensions and Alterations Supplementary Planning Document
(Adopted February 2010). It is intended to give residents a brief
guide to the design requirements for extensions and alterations,
however it is recommended that applicants read the full document
before submitting an application as Council officers will use the main
document when making a decision on a planning application.
In assessing planning applications for residential extensions or alterations the Council will
consider the impact of the proposal on:
•
The appearance or character of the existing house
•
The appearance or character of neighbouring properties and
the street as a whole
•
The amenity of neighbouring residents.
It is important to note that not all houses can accommodate an extension. In some
instances there may simply be inadequate space. Also development, however small,
may result in harm to the appearance of the street
or to the amenity of neighbours. Where houses
have already been extended, the cumulative effect
of additions will be taken into account.
The following sections set out the key design
principles that apply to extensions generally and
provide further detail on the different forms of
extension, such as rear extensions, side extensions,
or loft extensions.
Residential Extensions and Alterations
Supplementary Planning Document
The full Residential Extensions and Alterations
document can be found on the Council's website
at www.walthamforest.gov.uk/residentialextensionsfeb10.pdf. Alternatively the Duty
Planning Officer can give advice - Tel: (020) 8496
3000, Email: dcmail@walthamforest.gov.uk.
Adopted February 2010
Urban Design Team, London Borough of Waltham Forest
2

5. A Guide to home extensions and alterations
February 2010
2.0 General Design Principles
2.1
High quality design
Extensions or alterations should improve or at least
maintain the character of the house and the street
in which they are situated.

Good design can:
•
•
Avoid adverse impacts on neighbouring
residents,
•
2.2
Add value to a property,
Require less long-term maintenance.
A good quality mansard roof extension
Maintain harmony with the original
building
The Council is predominantly interested in the
external appearance of an extension, both in how
it impacts on the street and how it relates to the
original building. Proposals should:
•
Complement the size, shape and character of
the original house with extensions generally
being subordinate.
•
Complement the roof line of the original
house retaining features such as parapet
walls and chimneys.
•
Reflect the design, position, proportion and
size of windows and doors of the original
house.
•
Use traditional materials for windows
and doors. In some instances modern
alternatives may be appropriate if they are a
suitable design and good quality.
•
Replicate existing house details such as
chimneys, tiles or decorative brickwork in an
extension.
•
Complement or match the materials of the
original house with high quality, natural,
durable products.

The front dormer does not complement the
position, proportion and size of windows of
the original building

The roof of this side extension does not
complement the roof of the original house
Urban Design Team, London Borough of Waltham Forest
3

6. A Guide to home extensions and alterations
February 2010
•
•
2.3
When matching materials it is important they
are as exact as possible.
Local reclamation suppliers can be found
on the internet who could help you find
appropriate materials. Alternatively contact
the Council’s Conservation Officer for
advice (contact details are at the end of this
document).
Respect street and local character

The details of this extension follow those of
the original house
An extension should not have a detrimental
effect on the street. In many of Waltham Forest's
residential streets the character is achieved
through uniformity. Windows, doors, roofs, gaps
between properties and other features often form a
repeating pattern along the street which reinforce
or establish its character.
Proposals should:
•
Respect the size and shape of adjacent and
nearby buildings.
•
Complement the roof arrangement of
neighbouring properties if visible from the
road.
•
Not fill in the gap between properties if they
are a characteristic of the street.
•
Consider the size and position of existing
windows and doors.
•
Retain or replace other features such as
boundary walls or fences common to the
street.
Alterations or extensions to buildings in prominent
locations should be to a high standard of design
and construction.
2.4
Neighbourliness
Extensions should not compromise the amenity of
neighbours in terms of:
Urban Design Team, London Borough of Waltham Forest
4
Gaps between buildings are sometimes
a strong character of a street. In these
instances large side extensions should
generally be avoided
Front garden walls have a great impact
on the street scene and should wherever
possible be retained

7. A Guide to home extensions and alterations
February 2010
•
•
Existing outlook. Developments that are
overbearing to neighbours and limit their
views should be avoided.
•
2.5
Loss of privacy. This can often be avoided
by carefully locating or omitting windows to
prevent overlooking
Loss of light.
Garden size
Extending your home may mean reducing your
garden size. The Council see it as important for a
home to provide appropriate garden space, so will
consider the impact of your extension on the size
of the garden.
•
•
2.6
The Council will generally require 15m² of
usable private garden space per habitable
room.
Habitable rooms include all rooms normally
used for living and sleeping as well as
kitchens of 13 m² or more in size.
Consider climate change
Making the whole house energy efficient will:
•
Save money on bills,
•
Make the property more attractive to buyers
•
Increase the ratings on the Energy
Performance Certificate.
Measures could include:
•
Insulation
•
Using water efficient appliances and energy
efficient boilers
•
Incorporating small-scale renewable energy
systems such as solar panels, or small-scale
wind turbines
•
Installing a green roof to reduce flooding
Urban Design Team, London Borough of Waltham Forest
5

8. A Guide to home extensions and alterations
February 2010
•
Using paving that allows water to soak
through to reduce flooding
•
Collecting and reusing rain water.
(For further information please see the full
Residential Extensions and Alterations
Supplementary Planning Document on
www.walthamforest.gov.uk/residentialextensionsfeb10.pdf).
2.7
Other issues to consider
Natural light
•
Will there be enough natural light inside the
house after the extension?
Drainage
•
Has existing drainage been considered?
•
A frequent problem faced by homeowners
extending their home is that of existing
drainage. Many properties, particularly those
built around 1920 or 1930, have drainage
pipes that run along the back or side of the
house.
•
The planning approval process does not
check the feasibility of drainage. You may
therefore be granted planning permission
for an extension, but find out later that it
cannot be achieved without changes.
•
If this is the case, it is important you
submit an amended planning application
showing any changes. If changes are made
without permission the Council may require
you to remove the extension (for further
information on enforcement please see the
full Residential Extensions and Alterations
Supplementary Planning Document on
www.walthamforest.gov.uk/residentialextensionsfeb10.pdf).
•
The best way to avoid this would be to
contact the Council’s Building Control
department (contact details are at the end of
this document) at an early stage to discuss
this and any other potential problems that
you may face.
Urban Design Team, London Borough of Waltham Forest
6
Drains frequently run along the side or back
of houses which can sometimes affect the
extent of an extension

9. A Guide to home extensions and alterations
February 2010
3.0 Rear extensions
3.1

Existing layout
There are generally two arrangements for the
backs of properties (see sketches).
•
•
3.2
'L-shape’ - such as the Victorian terraced
houses in Leyton and Leytonstone, and
which are often on narrow plots. It is
generally inappropriate to square the
property off by infilling the ‘L-shape’ as this
can create a ‘tunnel effect’ for your neighbour
and therefore be too overbearing.
‘Square-backed’ - such as some of the
borough’s Edwardian or interwar houses
in Chingford or Highams Park. Extension
of the square-backed layout is usually less
overbearing for neighbours and therefore
generally acceptable providing detailed
design principles are followed.
proposed
extension
It is often inappropriate to infill an
‘L-shaped’ plot as this can create a tunnel
effect for neighbours
original building
proposed
extension
An extension of a square rear profile
building is usually less overbearing on
neighbours
Single storey rear extensions
Proposed
rear
extension
As a general rule, single storey rear extensions are
more acceptable than higher extensions because
they have less of an impact on neighbours.
Home owners can generally extend the back of the
house by up to 3 metres. Anything over this is
likely to be too overbearing for neighbours in terms
of loss of light, overshadowing and compromising
outlook.

max 3m
original property
The 3 metre rule
Flat roofs of single storey rear extensions cannot
usually be used as balconies to the upper levels,
as in most cases would result in direct overlooking
into neighbouring properties.
3.3 Two storey rear extensions
Two-storey extensions are not always appropriate.
The acceptability of balconies on single
storey rear extensions will depend on the
impact on overlooking of neighbours
Urban Design Team, London Borough of Waltham Forest
7

10. A Guide to home extensions and alterations
February 2010
Particular care needs to be taken to ensure they
do not cause an unacceptable loss of daylight or
sunlight to neighbours and are not out of character.
3.4
The 45 degree rule
The Council use the ‘45 degree rule’ as a guide
in determining whether an extension has an
acceptable impact on neighbours.
An extension should not exceed a line taken at
45 degrees from the centre of the nearest ground
floor window of a habitable room in an adjoining
property if the proposed extension is single storey.
For extensions greater than one storey, the 45
degree line is taken from the edge of the nearest
window of an adjoining property.
4.0 Side extensions
4.1
n gh
io hi
ns or
te n
ex sio
ey ten
or x
st e
l e re y
ng o
si st
2
er
proposed
rear
extension
neighbours
rear window to
habitable room
neighbours
property
your
property

Effect on the street
If the gaps between properties are a characteristic
feature of the street a side extension may not be
appropriate (see section 2.3 above).
A side extension should generally be sub-ordinate
to the main part of the house and set back from the
building line fronting the street by 1 metre.
The design of the roof, windows and doors
should be in keeping with the original house and
neighbouring properties, and materials should
complement or match those of the original house.
4.2

Proposed drainage
Proposed drainage should be considered early
when planning a side extension. There is often
Urban Design Team, London Borough of Waltham Forest
8
Side extensions should generally be
subordinate to the original house
This side extension has a detrimental impact
on the street scene. The design of the roof
does not complement the original house

11. A Guide to home extensions and alterations
February 2010
a temptation to build right up to the property
boundary and leave insufficient space for gutters.
The Council will require you to deal with the
drainage of your house within the boundary of your
property.
The visual impact of gutters should also be
considered when installing drainage.
Gutters should be located within the
property boundary
5.0 Front extensions
Front extensions generally have a greater impact
on the character of the original house and street,
therefore there are limited circumstances when
they would be considered appropriate.
Front additions would only be considered
acceptable where:
•
•
5.1
They do not interfere with the established
building patterns and lines of the street
frontages.
They appear as if they are a part of the
original building, incorporating sensitive
design and using materials that match those
of the original house.
Effect on the street
There may be limited circumstances where a front
extension is appropriate, for example where the
street has an irregular building line or pattern.
In these cases it must be sensitively designed
to the highest quality and the materials should
complement or match those of the original house.
It would need to appear as if it were designed with
the original building and not look out of place in the
street.
Urban Design Team, London Borough of Waltham Forest
9

12. A Guide to home extensions and alterations
February 2010
5.2
Porches

The Council will closely scrutinise any applications
for porches to ensure that the proposal does not
detrimentally affect the character of the original
building, and where appropriate, traditional
materials should be used. In many cases, for
example with Victorian or Edwardian houses, a
porch may not be appropriate.
If not designed well, porches can have a
detrimental impact on the street scene
6.0 Loft conversions and roof
extensions
Bat roosts are sometimes present in lofts or roofs
and if found home owners should contact Natural
England.
It is an offence to damage, destroy or obstruct
access to a bat roost.
6.1
Roof light conversions
The best conversions of this type are those where
the roof lights are of a size and location that relate
to the existing windows of the house, and where
low profile roof lights are used.
A roof light conversion
6.2
Dormers
Dormers should be located within the profile of the
existing roof and be of an appropriate scale and
bulk to avoid a top heavy appearance.
Dormers should:
•
Normally be to the rear.
•
Not have a width exceeding their height. A
width no greater than 1.2m is preferred. Two
smaller dormers with sufficient spacing may
be an acceptable alternative to one large
Urban Design Team, London Borough of Waltham Forest
10
A dormer extension

13. A Guide to home extensions and alterations
February 2010
dormer.
•
•
Incorporate size and position of windows,
which relate to windows on the main house.
Where there is an L-shaped footprint to the
building, permission will not normally be granted
for dormer extensions that turn the corner of the
L-shape to create one large extension.
6.3
A large dormer following the l'shaped
footprint
Hip to Gable
The Council will take into account the impact of the
roof change on the original building and the overall
character of the street. If the extension affects a
building in a prominent location (such as one at the
end of a long view) and if carried out in isolation
would imbalance a pair of houses, the Council may
consider the impact on the street scene to be too
adverse.
All hip to gable extensions must have roof tiles or
slates on the extension that exactly match those of
the original roof
6.4

Not exceed the height of the ridge of the
main roof.

‘Box’ type roof extensions often vary in
form and size resulting in an imbalance
with adjoining properties and a detrimental
impact on the street scene
Mansard
Mansard roofs are not a typical roof profile in the
borough so it is unlikely that this type of extension
will be appropriate
6.5
A mansard loft extension
Butterfly or London
These are present in some of the Victorian terraces
in the south of the Borough.

They usually require a mansard type extension to
achieve the required floor to ceiling heights.
Where they are part of a terrace they will generally
be unacceptable unless carried out in conjunction
with neighbours to achieve a meaningful grouping
of roof alterations.
Three home owners have carried out a
successful mansard loft extension together
Urban Design Team, London Borough of Waltham Forest
11

14. A Guide to home extensions and alterations
February 2010
7.0 Alterations for dependant
relatives or for those with
disabilities
When adapting a home for a person with a disability
the general and detailed design principles above will
be applied when the application is considered. In
some instances, the Council may require a ramp or
platform lift to be provided at the front of the house
to allow a disabled resident easy access from the
house. This will, however, depend on the needs of
the person being catered for and the existing layout
at the entrance to the house.
For an extension or annexe to be deemed for use
by a dependant relative it is should share the same
entrance, be accessed from the main house, and
be on one level. It should not have its own kitchen
facilities, but share those of the main house.
8.0 Detached outbuildings
Outbuildings are often permitted development
and do not require planning permission, subject to
conditions.
Where planning permission is required the Council
will consider the size of the proposed outbuilding
compared to the size of the original garden (see
general design principles section above), its design
and its impact on neighbours.
Urban Design Team, London Borough of Waltham Forest
12

15. A Guide to home extensions and alterations
February 2010
9.0 Best practice guidance for
minor alterations
9.1
Walls, gates, fences and other
boundaries
If the proposed garden fence gate or wall is no
higher than 1 metre next to a road, or less than 2
metres on any other boundary, you will generally
not require planning permission, unless the house
is in a Conservation Area or is a Listed Building.
Front garden walls have a great impact on the
street, and should wherever possible be retained
or reinstated.
9.2
Front garden walls generally have a positive
impact on the street scene and should
wherever possible be retained
Paving over front gardens
Planning permission is now required to lay
traditionally paved driveways at the front of the
house that do not self drain.
For further information please see The Department
for Communities and Local Governments
‘Guidance on the permeable surfacing of front
gardens’ which can be obtained at
www.communities.gov.uk/documents/
planningandbuilding/pdf/pavingfrontgardens.pdf.
9.3
Cladding or rendering

Cladding or rendering should be avoided as it often
has a detrimental impact on the uniformity of the
street, particularly if you are adding a finish that is
significantly different to neighbouring houses.
Clad buildings can be susceptible to damp as the
building can no longer ‘breathe’.
9.4
Satellite dishes
Cladding can have a detrimental impact on
the street scene and should be avoided
In certain circumstances you will need to apply for
Urban Design Team, London Borough of Waltham Forest
13

16. A Guide to home extensions and alterations
February 2010
planning permission to install a satellite dish.
For further detail please contact the planning portal
web site on
www.planningportal.gov.uk/wps/wcm/connect/
Portal2/portal2Site/permission/commonprojects/
antenna/guidance#GoodpracticeThingstoconsider
or alternatively speak to the Duty Planning Officer
whose contact details are at the end of this
document. They should:
•
Be the smallest possible size and coloured to
blend with surroundings.
•
Be sited inconspicuously, and should not
normally be installed on building frontages or
roofs.
•
Have discreetly located feed cables.
Redundant equipment should be removed before
new equipment is installed.
8.5
Replacement windows
Windows are strong visual elements in the street
and can have a significant impact on character.
In many cases it may be possible to repair existing
windows rather than replace them, and improve
the thermal efficiency of original windows by draft
proofing or adding secondary glazing.
Try to replicate the original windows as far as
possible in terms of detailing and materials,
opening arrangements and the pattern of glazing
bars.
If you are considering replacing windows and
would like advice on the most appropriate
replacements, please contact the Council's
Conservation Officer.
Urban Design Team, London Borough of Waltham Forest
14

Poorly sited satellite dishes can have a
detrimental impact on the street scene

17. A Guide to home extensions and alterations
February 2010
9.0 List of Contacts
Duty Planning Officer
For general planning advice between 10 am and 4 pm Monday to Friday.
Sycamore House, Waltham Forest Town Hall, Forest Rd, London E17 4JF
Tel: (020) 8496 3000
Email:
dcmail@walthamforest.gov.uk
Conservation Officer
For queries related to Conservation Areas or Listed Buildings
Guy Osborne
Sycamore House, Waltham Forest Town Hall, Forest Rd, London E17 4JF
Tel: (020) 8496 6737
Email:
guy.osborne@walthamforest.gov.uk
Building Control Department
For advice on Building Regulations
Sycamore House, Forest Road, London E17 4JF
Tel: (020) 8496 3000
Email:
building.control@walthamforest.gov.uk
Urban Design Team, London Borough of Waltham Forest
15

18. London Borough of Waltham Forest
Urban Design Team
Sycamore House
Waltham Forest Town Hall
Forest Road
Walthamstow
London
E17 4JF
Tel: 020 8496 3000