Double-storey extension in Leeds
Do you need planning permission for a double-storey extension in Leeds? In many cases, yes. A rear extension of more than one storey is only permitted development if it stays at least 7 metres from the boundary opposite the rear wall and no part rises above the highest part of the existing roof, so many double-storey schemes need planning permission.[1] Leeds assesses these schemes against its Householder Design Guide, including a 45° code for the windows of neighbours,[2] and in the 12 months to 30 June 2026 it granted 83.2% of the householder applications it decided.[3]
Local rules for a double-storey extension in Leeds
- Leeds's Householder Design Guide (a supplementary planning document dated April 2012) gives a rule of thumb that a first-floor extension on a shared boundary should not project more than 1.0m beyond the neighbouring rear elevation, so that it complies with the council's 45° code.[2]
- Leeds uses a 45° code to judge the effect of an extension on the main living-room windows of neighbouring homes.[2] It usually applies to two-storey extensions, and meeting it does not guarantee approval.[2]
- The guide also says that 12 metres should be kept between main windows and a blank side elevation, with a further 3m for each additional floor above two storeys.[2]
- On garden space, the guide says that normally no more than half of the existing garden should end up covered by extensions.[2]
- To be accepted as valid, a householder application in Leeds needs existing and proposed block plans at 1:100 or 1:200.[4]
How Leeds handles these applications
In the 12 months to 30 June 2026, Leeds decided 1,960 householder applications and granted 1,631 of them, a grant rate of 83.2%.[3] These figures cover householder applications of every kind, not just this type of work. Using the same table, we calculate that 95.1% were decided within 8 weeks, excluding those on an agreed timescale; this is our calculation, not a published figure.[3]
A new Local Plan is being prepared for Leeds and, once adopted, will replace the current one; the timetable shows adoption planned for 1 March 2029 (updated 19 October 2026).[5] The adopted plan, made up of the Aire Valley Leeds Area Action Plan, the Core Strategy and the Site Allocations Plan, is what decides applications today.[6]
Average prices in August 2026 were £449,768 for a detached home and £269,544 for a semi-detached one.[7] Extending is one option to weigh against moving.
What it costs
Plandome's fixed fee for a double-storey extension is £3,000 (VAT_WORDING_TBC). The council's own application fee is separate.
You see a free proposal first and pay nothing until you choose to order.
Charges and fees that come from the council or from national rules:
- Leeds's pre-application enquiry service costs £156 (£130 plus VAT) for a householder enquiry, with a target response within 30 working days.[8]
- The national planning application fee for enlarging, improving or altering an existing single dwelling is £548 (from 1 April 2026).[9]
What the work looks like
Questions people ask
How often does Leeds grant householder applications?
The government's PS2 table shows 1,631 grants from 1,960 householder decisions in the year to 30 June 2026.[3] That is a figure for householder work in general, not a forecast for yours.
What is Leeds's 45° code?
It is the test the council uses to judge the effect of an extension on the main living-room windows of neighbouring homes. It usually applies to two-storey extensions, and meeting it does not guarantee approval.[2]
Can Plandome guarantee that a double-storey extension will be approved?
No. The decision belongs to Leeds, and nobody outside the council can promise a result.
Can I rely on this page for my own address?
No. It is general information, drawn from the sources listed below and last checked on 14 November 2026. Rules can depend on your address, so check it before you rely on it.