40 out of 42 conservation areas restrict permitted development. Side return extensions £50k-110k, rear extensions £60k-90k. Victorian terraced housing dominates. What you need to know.
Conservation Areas: 40/42 areas have Article 4 directions removing PD rights
Housing Stock: Predominantly Victorian terraced houses (80%+ of residential)
Side Return Cost: £50,000-110,000 including kitchen refurbishment
Rear Extension Cost: £60,000-90,000 for typical single-storey
Planning Fee: £206 householder application + £96 prior approval if eligible
Key Challenge: Design must respect Victorian character in conservation areas
Islington is one of London's most restrictive boroughs for extensions, primarily due to extensive conservation area coverage and the dominance of Victorian terraced housing stock that the council is keen to protect.
| Factor | Islington | London Average |
|---|---|---|
| Conservation Areas | 42 areas (covers ~60% of borough) | ~30% average coverage |
| Article 4 Directions | 40/42 conservation areas | 50-60% of conservation areas |
| Victorian Terraced Housing | ~80% of residential stock | ~40% London-wide |
| Average Planning Decision Time | 10-13 weeks | 8-13 weeks |
Check if your property is in a conservation area: Islington Council Conservation Areas Map
According to Architecture for London cost analysis, Islington extension costs sit at the high end of London averages due to conservation area requirements and premium contractor rates in N1/N5 postcodes.
| Extension Type | Typical Size | Build Cost | Total Inc. Fees |
|---|---|---|---|
| Side return (extension only) | 10-11m² | £45,000-55,000 | £50,000-65,000 |
| Side return + kitchen refurb | 10m² extension + 20m² refurb | £90,000-105,000 | £100,000-120,000 |
| Single storey rear (3m depth) | 18-20m² | £54,000-65,000 | £60,000-75,000 |
| Single storey rear (6m depth) | 36-40m² | £72,000-90,000 | £80,000-105,000 |
| Wrap-around (side + rear) | 40-45m² | £108,000-135,000 | £120,000-155,000 |
| Two storey rear | 40-45m² | £126,000-155,000 | £140,000-175,000 |
Extensions in Islington conservation areas cost 10-15% more than non-conservation equivalents due to:
According to Islington Council's PD guidance, standard permitted development rules apply outside conservation areas, but with important local caveats.
| Extension Type | Without Prior Approval | With Prior Approval |
|---|---|---|
| Single storey rear (terraced) | Up to 3m depth Max 3m height at boundary | Up to 6m depth Max 3m height at boundary |
| Single storey rear (detached) | Up to 4m depth Max 3m height at boundary | Up to 8m depth Max 3m height at boundary |
| Side extension (single storey) | Max 50% width of original house Max 4m height | N/A - no prior approval route |
| Two storey side extension | Not permitted development | Full planning permission required |
In Islington's 40 conservation areas with Article 4 directions, the following restrictions apply:
Important: Always check with Islington Planning before assuming PD applies in conservation areas. Phone: 020 7527 2000
| Application Type | Fee | Decision Time | When Needed |
|---|---|---|---|
| Householder (full planning) | £206 | 8 weeks | Most extensions in conservation areas |
| Prior approval (larger PD) | £96 | 6 weeks (or deemed approved) | 4-6m/8m rear extensions outside conservation areas |
| Pre-application advice | £180-380 (size dependent) | 4 weeks | Optional but recommended for conservation areas |
| Lawful development certificate | £103 | 8 weeks | To confirm PD applies (optional but provides certainty) |
Cost: £180-380
Timeline: 4 weeks
Strongly advised for conservation area applications. Islington planners will indicate if design acceptable before you pay for full drawings.
Required Documents:
Timeline: 1-2 weeks validation, then 21 days neighbour consultation
Islington sends letters to immediate neighbors. Expect objections in conservation areas - common for Victorian terraces with side returns.
Timeline: Weeks 4-7 typically
Officer may request amendments to materials, glazing, or roof design. Be prepared to compromise in conservation areas.
Target: 8 weeks (56 days)
Straightforward cases: officer decision. Contentious cases: planning committee (adds 4-6 weeks).
Issue: Proposing render, UPVC, or modern materials in Victorian conservation area
Solution: Match existing: London stock brick, timber sash windows, slate/clay tile pitched roof
Cost Impact: Traditional materials add 10-15% vs modern equivalents
Issue: Floor-to-ceiling glass or "glass box" extensions
Solution: Limit glazing to 60-70% of rear elevation, include solid sections
Typical Approval: Bi-fold doors with brick piers either side, rather than full glass wall
Issue: Modern flat roof extension proposed in Victorian terrace
Solution: Pitched roof matching existing pitch (typically 40-45°)
Compromise: Low-pitch roof with parapet walls (hides roof while avoiding full pitch cost)
Issue: Two-storey extension blocking neighbor's light/outlook
Solution: Daylight/sunlight assessment showing 45° test passed, or reduce to single storey
Cost: Daylight study £800-1,200, may be required for appeals
Side returns are extremely common in Islington (narrow Victorian terrace passages). Design considerations:
Cost: £50,000-65,000 extension only, or £100,000-120,000 with full kitchen refurbishment
Islington terraced housing means party walls on both sides for most properties. Party Wall Act procedures are critical:
| Work Type | Party Wall Notice Required? | Typical Cost |
|---|---|---|
| Side return extension (builds on boundary) | ✅ Yes - one or both neighbors | £1,500-2,500 (both sides) |
| Rear extension (within boundaries) | ⚠️ Only if foundations within 3m of boundary | £1,000-1,500 per side |
| Loft conversion (shared party wall) | ✅ Yes - both neighbors | £1,500-2,000 (both sides) |
Depends on conservation area status. Outside conservation areas: single-storey side returns within 50% of house width are usually PD (no planning needed). Inside conservation areas: almost always need planning permission due to Article 4 directions. Check Islington's conservation area map first, then contact planning on 020 7527 2000 to confirm.
Side return extension: £50,000-65,000 (extension only) or £100,000-120,000 including full kitchen refurbishment. Single storey rear 3m: £60,000-75,000. Wrap-around (side + rear): £120,000-155,000. Conservation area requirements (traditional materials, pitched roofs) add 10-15% premium vs non-conservation equivalents.
Traditional materials matching existing: London stock brick (yellow/brown), slate or clay tile pitched roofs, timber sash windows painted (not UPVC), timber bi-fold doors acceptable if painted. Reject: render, modern brick, flat roofs, UPVC, stained oak. Materials cost 10-15% more than modern equivalents but essential for approval.
Target: 8 weeks (56 days) for householder applications. Reality: 10-13 weeks common for conservation area applications requiring amendments. Add 4 weeks for pre-application advice (recommended), and potential extra 4-6 weeks if referred to planning committee. Total: 14-23 weeks from first contact to decision for conservation area extensions.
Yes, strongly recommended for conservation area extensions. Cost: £180-380 depending on size. Benefits: (1) Find out if design acceptable before paying for full drawings (saves £2,000-4,000 if refused), (2) Speeds up main application (officer already familiar with proposal), (3) Indicates likelihood of approval. Pre-app advice is non-binding but very reliable indicator in Islington.
Approximately 65-70% of householder extensions approved in Islington conservation areas (vs 85-90% borough-wide). Main refusal reasons: inappropriate materials (modern vs traditional), excessive glazing, flat roofs, or overbearing impact on neighbors. Using pre-application advice and following design guidelines significantly improves success rate.
Key Challenge: 60% of Islington covered by conservation areas with Article 4 directions removing many PD rights. Victorian character must be respected.
Typical Costs: Side return £50k-110k, rear extension £60k-90k, wrap-around £120k-155k. Conservation area premium 10-15% for traditional materials.
Planning Strategy: Get pre-application advice (£180-380) for conservation areas. Use traditional materials matching existing. Expect 10-13 weeks for decision.
Party Walls: Terraced housing means party wall agreements essential. Budget £1,500-2,500 per side, start process 2 months before work.
Bottom Line: Islington is planning-heavy but not impossible. Follow conservation guidelines, use traditional materials, engage with pre-app process. Extensions typically approved if design respects Victorian character. Budget 10-15% more than non-conservation London boroughs for same size extension.
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