House Extensions Hoxton
Single storey rear and double storey extensions in Hoxton, planning, structure and build under one contract.
- Rated 4.9 from 31 reviews on MyBuilder
- Single-storey rear extension from £40,000
- Free site survey, itemised quote
GS Renovation plans and builds extensions for Hoxton homes, where 98% of homes are flats and only a few hundred are houses. For a terraced house that means a side-return or rear extension; for a ground-floor flat it means a full planning application and the freeholder's consent, and roof-level additions usually go to Hackney Council as a planning application too. Our team, led by a founder with 30+ years on the tools, handles the groundworks, steels, roof and full fit-out.
In Hoxton, a single-storey rear extension typically starts from £40,000, or £2,000 to £2,800 per m² (indicative London ranges, Architecture for London, Resi, MyBuilder and Checkatrade, 2026). GS Renovation Ltd, a building contractor based in Potters Bar, does the work in Hoxton: the structural engineer we appoint designs the structure, we build it, and building control signs it off.
Price guide
| Work | Indicative London range |
|---|---|
| Single-storey rear extension | from £40,000 |
| Rear extension, per m² | £2,000 to £2,800 |
| Side return, per m² | £2,400 to £3,200 |
| Wraparound, per m² | £2,400 to £3,200 |
| Double storey, per m² | £1,800 to £2,600 |
| Basement extension | see the basement page |
Indicative London ranges (Architecture for London, Resi, MyBuilder and Checkatrade, 2026), not a quotation. Prices checked September 2026. Full breakdown: Extension Costs & Planning.
Quick estimate for Hoxton
Hoxton range: choose above
Side-return and rear extensions in Hoxton
In Hoxton's few Victorian terraces, the side return is the strip of wasted outdoor space beside the rear closet wing, and infilling it squares off a narrow galley kitchen into a wide, light-filled kitchen-diner. We dig and lay new foundations to suit the ground conditions, tie the new structure into the existing flank wall, and open up the rear with a steel goalpost frame and a roof lantern or glazed doors onto the garden.
On a house, many single-storey rear and side-return extensions fall under permitted development, though never automatically; a flat has no such rights. Homes in a conservation area, those already extended, or double-storey and wrap-around schemes often need a full planning application to Hackney Council. We advise on the route, coordinate the drawings with your architect or designer, and handle building regulations separately, because the structural and thermal work needs building control sign-off either way.
Housing in Hoxton
The Council Tax list puts Hoxton at about 9,920 homes, 98% flats against 2% houses; 8% went up before 1919, 4% between the wars and 81% after 1945. Where most homes are flats, a flat in Hoxton has no householder permitted development rights, so extending one needs planning permission and the freeholder's consent.
What Hackney's extensions guidance means for a Hoxton house
In Hoxton the house extension is the rare case: 2% of homes are terraced houses. For those, Hackney's residential extensions and alterations SPD, in effect from January 2026, shapes any rear scheme that needs planning permission. A single storey rear extension within permitted development limits needs none, so the SPD bites on schemes that go beyond them. The consultation draft set a limit for single storey rear extensions to terrace houses of no deeper than 3m from the rear elevation of the original dwelling. Depth is measured from the original house, not from a later addition, so a rear room added by a previous owner can already use part or all of that allowance.
Two further tests in the draft decide the garden and the neighbour. Any extension has to retain at least 50% of the original rear garden, which on a narrow N1 plot can rule out a wraparound. It should also stay within a line taken at 45 degrees from the centre of the nearest ground floor habitable room window next door, which limits height on the boundary. These figures come from the consultation draft, and the adopted text is what a planning officer applies, so we check the adopted wording against your plot before drawings are fixed.
Groundworks and party walls in Hoxton
Extending one of Hoxton's houses starts below ground. We excavate for new foundations sized to the ground found in the trial holes, allowing for nearby trees and the shallow footings of the original Victorian build. Existing drainage runs across the rear of most of these plots, so we survey the manholes and reroute or build over the drains to Thames Water requirements, with the correct build-over agreement where a public sewer crosses the site.
Because terraced plots share boundaries on both sides, an extension almost always triggers the Party Wall Act. Digging foundations within three metres of a neighbour's wall, or building up to the boundary line, requires notice, which you serve as building owner before work begins. We give you the drawings early so the schedule is not held up, keep the site clean and secure in these tight urban gardens, and protect the shared walls throughout the groundworks and the build.
Kitchen extensions in Hoxton
98% of homes in Hoxton are flats, and a flat has no householder permitted development, so a ground-floor flat's kitchen extension needs planning permission from Hackney Council and the freeholder's consent. With so few houses here, the realistic kitchen gain in most Hoxton homes is a better layout inside the flat rather than an extension. The fit-out is priced on its own page, kitchen renovation in Hoxton; the build figures are in the table above. Double storey extensions belong to the few houses here.
- Insulation, airtightness and thermal detailing to regulations
- Party wall process explained, and the extension built to the award
- Wrap-around extensions and infills
VOA Council Tax stock of properties, March 2025, for Hoxton North & West and Hoxton South & East. Counts rounded by the VOA.
Trusted House Extensions in Hoxton
Hoxton homeowners choose GS Renovation because we deliver the whole extension under one roof, from the first foundation to the final coat of paint. You deal with one accountable team that coordinates the design and planning route with your designer, and handles building control, the steelwork and the finish. With our founder's 30+ years on the tools, we understand the plots, the party walls and the council process.
- Brick and mortar matched to the existing elevation
- Permitted development checked before you pay for a planning application
- Honest updates if a date or a detail has to move
Built a new extension at rear of property. Laid foundations, drainage, raised floor, new roof and completed all fixtures and interior decoration…
George always kept to commitments and arrived on time. He offered helpful suggestions during his initial visit and promptly provided a reasonably…
Saaid is the best craftsman I have worked with. He knows what he is doing from the very beginning. He has a great knowledge of construction…
FAQ
Frequently Asked Questions about House Extensions Hoxton
Is a cheap house extensions quote in Hoxton worth taking?
A cheap house extensions quote in Hoxton is only worth taking if it covers the same work, and usually it does not. A low figure normally leaves out the approvals (building regulations approval from foundations to completion) or the making good, both of which still get paid for at N1. GS Renovation itemises within £2,000 to £2,800 per m² for a rear extension (indicative) so the comparison is honest.
Will my Hoxton side-return extension need planning permission?
Many single-storey side-return and rear extensions in Hoxton are permitted development, but if your home is in a conservation area, has already been extended, or you want a double-storey or wrap-around design, a planning application to Hackney Council is usually needed. We check the constraints on your specific address before starting and coordinate whichever route applies.
Can I extend my Hoxton flat at all?
Only through a full planning application, because flats and maisonettes carry no permitted development rights, and with 98% of Hoxton homes being flats that is the normal position. A ground-floor flat can sometimes extend into its garden, but the freeholder's written consent is needed and owners above may object at planning. Building regulations approval applies whichever route you take.
What does the ground under Hoxton mean for extension foundations?
The trial holes decide it. Where they find clay, it shrinks and swells with its moisture content, so foundations go deeper, and deeper again near trees whose roots dry the ground; on firmer gravel the depth is set by reaching a sound bearing layer. Building control confirms the depth once the trench is open. Digging within 3 metres of a neighbour's house to below its foundations needs one month's Party Wall Act notice, which on a terraced street usually means both sides.
How does drainage affect an extension on a Hoxton terrace?
The new footprint often covers the existing drain run. If that run is a public sewer, building over it needs the water company's consent before work starts, so an early camera survey settles its line and depth. New gullies and pipes are laid to Part H falls before the slab goes in, and building control checks the drainage before trenches are backfilled.
How is the opening from a Hoxton house into its new extension supported?
With a steel beam across the old back wall, sized by the engineer. That wall normally survives until the new roof is on and the extension sealed, so the house stays secure, and only then is the opening cut under props and strongboys. The Hackney inspector looks at the steel before plasterboard hides it, and the extension's walls, floor and roof are insulated to current Part L standards.
Will a rear extension on a Hoxton house be charged the Community Infrastructure Levy?
Not normally, on Hackney's published position. Development of less than 100 square metres is not normally assessed as liable for CIL unless it is a whole dwelling, in which case the levy is payable. A single storey rear extension to a Hoxton terrace sits well below that size. Where a scheme is larger, residential extensions built by self builders can claim exemption, but the claim must be made and accepted before development commences, so it goes in before the first trench is dug.
What limits does Hackney's draft guidance put on a basement under a Hoxton house?
The consultation draft of the extensions SPD says a new basement should be a single storey only, with an area less than 1.5 times the footprint of the host building. It also says a basement should reach into the garden no further than half the depth of the host building, measured from the principal rear elevation, which rules out digging under the whole garden. The adopted text governs. Under a terrace, you serve party wall notice on both neighbours as building owner, and the structural engineer we appoint designs the underpinning.
Is pre-application advice worth paying for before extending a Hoxton ground-floor flat?
For a flat it usually is, because a flat lacks householder permitted development rights, and neighbours, including the owners above, can comment on the application. From 1 April 2026 Hackney Council charges for a householder written pre-application request, with a lower fee for a follow-up, so ask which category a flat extension falls into. The written reply tests the depth, the garden kept and the effect on windows above before full drawings are paid for. Bring the freeholder's consent in principle too, since a planning permission does not override what the lease forbids.
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