Rear dormer drawings for Erewash roofs — the box across the back slope that turns a low attic into a full-height room, drawn to Erewash Borough Council's guidance and the volume limits, delivered in days and revised free until your decision, with a free approval-odds check first.
Erewash Borough Council granted 97% of the householder planning decisions it made in its latest published year — 10 points above the 87% England-wide householder average. Erewash contains Breadsall, Draycott, Eaton Bank conservation areas (Breadsall designated 1978), so materials, fenestration and roof form are assessed against the appraisal, which is where a policy-literate drawing pack earns its keep. Its dominant Victorian (1837–1901), interwar (1918–1939) and postwar (1945–1970) housing stock sets the design brief on most streets.
Before permission is required, Class B allows 40m³ of added loft volume on a terrace and 50m³ on a semi or detached house, and Class A allows a 3m single-storey rear extension on a terrace or 4m on a detached house. In conservation areas such as Breadsall, Draycott and Eaton Bank those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Erewash is determined against an 8-week statutory target.
Breadsall (conservation area designated in 1978), Draycott (conservation area designated in 1978), Eaton Bank (conservation area designated in 1978), Little Eaton (conservation area designated in 1978), Long Eaton (Derby Road) (conservation area designated in 2011), Long Eaton Lace Factories (conservation area designated in 2005), Morley (conservation area designated in 1978), Ockbrook Moravian Settlement (conservation area designated in 1978), Derby Road East (ward of Erewash), Derby Road West (ward of Erewash), Draycott & Risley (ward of Erewash), Little Eaton & Stanley (ward of Erewash), Ockbrook & Borrowash (ward of Erewash) and Sandiacre (ward of Erewash) — these are the Erewash pockets our drawings cover most. Heritage designations here include Breadsall, Draycott, Eaton Bank, Little Eaton, Long Eaton (Derby Road), Long Eaton Lace Factories, Morley and Ockbrook Moravian Settlement. Erewash Borough Council weighs each proposal against the adopted Erewash local plan and Erewash Borough Council's design guidance for householder work, where the 17,260 homes here are 12% pre-1900, 9% 1930-1939, 9% 1955-1964, which is what sets the realistic roof and rear-projection options. On roofs the borough is steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and hipped roofs with shallow pitches typical of 1930s building, over Victorian and earlier houses (12% of 17,260 homes), 1930s semi-detached and detached houses (9%) and late-1950s and early-1960s houses (9%).
What is permitted in Erewash turns on designation first, so that is where we start: Breadsall (conservation area designated in 1978), Draycott (conservation area designated in 1978), Eaton Bank (conservation area designated in 1978), Little Eaton (conservation area designated in 1978), Long Eaton (Derby Road) (conservation area designated in 2011), Long Eaton Lace Factories (conservation area designated in 2005), Morley (conservation area designated in 1978) and Ockbrook Moravian Settlement (conservation area designated in 1978). Inside those boundaries permitted development is curtailed and Erewash Borough Council assesses materials, window detail and roof form against the area's own appraisal, so a scheme that would be waved through two streets away can need a full application here.
Beyond the designated areas, Erewash takes in Derby Road East, Derby Road West, Draycott & Risley, Little Eaton & Stanley, Ockbrook & Borrowash and Sandiacre. No Article 4 direction is recorded for Erewash Borough Council, but the district's 8 conservation areas still limit permitted development on those streets.
On stock, Erewash is Victorian and earlier houses (12% of 17,260 homes), 1930s semi-detached and detached houses (9%) and late-1950s and early-1960s houses (9%) — which is why steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and hipped roofs with shallow pitches typical of 1930s building govern what a loft or rear projection can realistically be. Erewash Borough Council decided 231 householder applications in the latest published year and granted 97%, with 62% issued inside the eight-week target. We draw to that record rather than to a national average.
The full build-period split for Erewash runs pre-1900 3% (190 homes), 1900-1918 0% (30 homes), 1919-1929 0% (10 homes), 1930-1939 6% (350 homes), 1945-1954 3% (170 homes), 1955-1964 30% (1,850 homes), 1965-1972 33% (1,990 homes), 1973-1982 4% (260 homes), 1983-1992 5% (310 homes), 1993-1999 4% (220 homes) and 2000-2008 3% (170 homes). That distribution is why pre-1900 detailing dominates the drawings here, and it is measured from council-tax records rather than assumed from the street name.
Erewash Borough Council also decides for Derby Road East, Derby Road West, Draycott & Risley, Little Eaton & Stanley, Ockbrook & Borrowash and Sandiacre, so a decision in Erewash sits inside a wider pattern of decisions we track across the same authority — useful when an officer cites a precedent from the next area over.
Published figures for Erewash and Erewash Borough Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Erewash |
|---|---|
| Dwellings recorded | 17,260 |
| Built pre-1900 | 190 (3%) |
| Built 1900-1918 | 30 (0%) |
| Built 1919-1929 | 10 (0%) |
| Built 1930-1939 | 350 (6%) |
| Built 1945-1954 | 170 (3%) |
| Built 1955-1964 | 1,850 (30%) |
| Built 1965-1972 | 1,990 (33%) |
| Built 1973-1982 | 260 (4%) |
| Built 1983-1992 | 310 (5%) |
| Built 1993-1999 | 220 (4%) |
| Built 2000-2008 | 170 (3%) |
| Built before 1919 | 23% |
| Built 1919–1939 | 19% |
| Built 1945–2008 | 53% |
| Conservation areas in Erewash | 8 (Breadsall, Draycott…) |
| Conservation areas district-wide | 22 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 231 |
| Householder applications granted | 97% |
| Decided within 8 weeks | 62% |
Dwelling stock from VOA council-tax data at 31 March 2025; conservation-area and Article 4 counts from planning.data.gov.uk (MHCLG); decision figures are Erewash Borough Council's own, from MHCLG live table PS2 for the year to 31 March 2026.
The box dormer is the workhorse loft, and most of Erewash is built for it — the borough runs to Victorian and earlier houses (12% of 17,260 homes), 1930s semi-detached and detached houses (9%) and late-1950s and early-1960s houses (9%) under steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and hipped roofs with shallow pitches typical of 1930s building, and a flat-roofed box across the rear slope is the cheapest cubic metre of full-height space those roofs give up. Erewash Borough Council tests the dormer against the adopted Erewash local plan and Erewash Borough Council's design guidance for householder work, and because permitted development turns on a number, the volume you propose against the volume you have left is the first thing an officer or a certificate checks.
That is why the arithmetic goes on the drawings. We calculate the box against the 40- or 50-cubic-metre allowance, count any earlier roof enlargement into the total, hold the flat roof below the ridge and set the face back off the eaves so the dormer reads as subordinate. Erewash contains Breadsall, Draycott, Eaton Bank conservation areas (Breadsall designated 1978), so materials, fenestration and roof form are assessed against the appraisal, so the cheeks, the window line and the material are drawn to answer it rather than invite a query.
Where Erewash's streets are protected — Breadsall, Draycott, Eaton Bank, Little Eaton, Long Eaton (Derby Road), Long Eaton Lace Factories, Morley and Ockbrook Moravian Settlement among them — the Class B dormer right is switched off and even a modest rear box needs consent. No Article 4 direction is recorded for Erewash Borough Council, but the district's 8 conservation areas still limit permitted development on those streets. We confirm the designation before the box is sized.
Many rear dormers in Erewash are permitted development, but the volume and position decide it. You will normally need a full application to Erewash Borough Council if any of these apply:
We draw the box within its volume allowance, the flat roof below the ridge and the face set back off the eaves — the three things a dormer stands or falls on — and submit a validation-complete pack, whether that is a lawful development certificate or a full householder application.
Below is Erewash Borough Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Erewash Borough Council granted 97% of 231 householder decisions in the year to 31 March 2026, 62% of them inside eight weeks. A dormer is decided on volume and set-back, so a pack that shows the calculation and the eaves detail is cleared faster and refused less often than a DIY submission.
Source: MHCLG planning application statistics (householder decisions, England, 1 April 2025 - 31 March 2026). Compare every borough on our London approval-rate league table.
Tell us about your project and get a fixed, no-obligation quote back within one working day. If you don't need planning permission at all, we'll tell you that too — for free.
Across Breadsall, Draycott and Eaton Bank, the dormer that goes through is the subordinate rear box: flat roof kept low, cheeks clad to recede, side windows obscure-glazed against overlooking, and the whole thing set back so the original eaves line still reads from the garden. On steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building, this returns a full-height double and en-suite from what was standing-room-only, usually inside the permitted-development volume.
The 17,260 homes here are 12% pre-1900, 9% 1930-1939, 9% 1955-1964, which is what sets the realistic roof and rear-projection options. We keep the box off the ridge, match the cheek material to the roof, and where the volume is already spent — or the street is designated — draw the dormer as a householder application composed to Erewash Borough Council's roof-alteration guidance rather than push a certificate that would be refused.
We draw rear dormers on the terraced and semi-detached streets across the borough. A few of the neighbourhoods where Erewash dormers come up most often:
Dormer loft drawings for Breadsall's conservation area designated in 1978 — volume-checked, set-back-detailed and drawn to Erewash Borough Council's guidance.
Dormer loft drawings for Draycott's conservation area designated in 1978 — volume-checked, set-back-detailed and drawn to Erewash Borough Council's guidance.
Dormer loft drawings for Eaton Bank's conservation area designated in 1978 — volume-checked, set-back-detailed and drawn to Erewash Borough Council's guidance.
Dormer loft drawings for Little Eaton's conservation area designated in 1978 — volume-checked, set-back-detailed and drawn to Erewash Borough Council's guidance.
Dormer loft drawings for Long Eaton (Derby Road)'s conservation area designated in 2011 — volume-checked, set-back-detailed and drawn to Erewash Borough Council's guidance.
Dormer loft drawings for Long Eaton Lace Factories's conservation area designated in 2005 — volume-checked, set-back-detailed and drawn to Erewash Borough Council's guidance.
Whether a dormer in Erewash needs permission comes down to where it sits and how big the box is. This is how the cases compare.
| Dormer type | Permitted development? | What it gains | What Erewash Borough Council checks |
|---|---|---|---|
| Rear box, within volume | Usually yes | Full-height room across the back | Volume total, 20cm eaves set-back |
| Rear box, over volume limit | No — full application | A larger room | How far over the allowance, bulk |
| Front or side dormer | No — full application | Light to the front rooms | Visibility from the street, character |
| Dormer in a conservation area | No — full application | Same space, extra scrutiny | Roof form and street appearance |
In conservation areas such as Breadsall and Draycott, Class B dormer rights are removed and every dormer needs a full application.
A fixed process built around how Erewash Borough Council validates and decides dormer applications — most drawings are submission-ready within seven days of survey.
Send us your Erewash postcode and roof type. We confirm your conservation and Article 4 status, work out how much permitted-development volume you have left, and score your odds against live Erewash Borough Council decisions.
We measure ridge and eaves heights, roof pitch and the existing loft floor — the numbers the volume calculation, the set-back and the head heights depend on.
Chartered designers develop the box to your brief, drawn inside the Class B volume limits or, where those are exhausted or removed, to Erewash Borough Council's roof-alteration guidance.
We submit the certificate or application, manage validation and case-officer queries, and revise the drawings free until Erewash Borough Council issues its decision.
Often not. A rear box dormer within 40 cubic metres on a terrace, or 50 on a semi or detached house, set back at least 20 centimetres from the eaves and kept below the ridge, is usually permitted development. In Erewash you will need a full application to Erewash Borough Council for a front or side dormer, a box that exceeds the volume, and any dormer in a conservation area such as Breadsall and Draycott, where those rights are removed.
The permitted-development limit is a volume, not a footprint: 40 cubic metres of added roof space on a terraced house and 50 on a semi-detached or detached one, and any earlier loft enlargement counts against that total. In Erewash the box must also sit below the ridge and back from the eaves. We measure your roof and calculate the exact volume you have left before drawing. Erewash Borough Council is the decision-maker.
Not under permitted development. A dormer on the front roof slope, or one facing a highway, always needs a full application to Erewash Borough Council, because it changes how the house reads from the street. Rear box dormers are far more likely to be approved — or to be permitted development outright — which is why almost every Erewash dormer we draw sits on the back slope.
Often, on a terrace or semi. If the dormer or the loft steelwork meets the party wall with your neighbour, the Party Wall etc. Act applies and notice must be served before work starts — separately from Erewash Borough Council's planning decision. We flag the party-wall junction on the drawings so a surveyor can be appointed early and the build is not held up.
If your dormer is permitted development, a lawful development certificate from Erewash Borough Council is council-stamped proof of it — worth holding, because a buyer's solicitor will ask for it when you sell. We prepare and submit the certificate with the same measured drawing pack that shows the box within its volume allowance.
We price each Erewash dormer individually, because the roof pitch and the volume left vary house to house, and send a fixed, no-obligation quote within one working day. It covers the full drawing pack with free revisions until Erewash Borough Council approves, and we confirm at the outset whether your box is permitted development or needs an application. Call 020 7864 7245 to start.
Answer five quick questions and get a free planning score for your exact address — instantly. Then, if you want the full picture, unlock the detailed analysis: your council's live approval rates, local precedents, constraints on your street and a step-by-step route to permission.
Same fixed quotes, same fast drawings — wherever your project is.