Rear dormer drawings for Five Village roofs — the box across the back slope that turns a low attic into a full-height room, drawn to Boston Borough Council's guidance and the volume limits, delivered in days and revised free until your decision, with a free approval-odds check first.
Boston Borough Council granted 96% of the householder planning decisions it made in its latest published year — 9 points above the 87% England-wide householder average. Five Village contains Bicker, Wigtoft conservation areas (Bicker designated 1970), 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) and postwar (1945–1970) housing stock sets the design brief on most streets.
The permitted-development ceilings are fixed: 40m³ of new roof volume for a terraced loft and 50m³ for a semi or detached house under Class B, plus a 3m single-storey rear extension on a terrace or 4m on a detached house under Class A. In conservation areas such as Bicker and Wigtoft those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Five Village is determined against an 8-week statutory target.
Bicker (conservation area designated in 1970), Wigtoft (conservation area designated in 1971), Algarkirk (civil parish within Five Village), Bicker (civil parish within Five Village), Fosdyke (civil parish within Five Village), Sutterton (civil parish within Five Village) and Wigtoft (civil parish within Five Village) — these are the Five Village pockets our drawings cover most. Heritage designations here include Bicker and Wigtoft. Boston Borough Council weighs each proposal against the adopted Boston local plan and Boston Borough Council's design guidance for householder work, where the 1,870 homes here are 17% 2000-2008, 14% pre-1900, 11% 1945-1954, which is what sets the realistic roof and rear-projection options. On roofs the borough is trussed-rafter roofs typical of 2000s building and steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building, over 2000s houses and apartments (17% of 1,870 homes), Victorian and earlier houses (14%) and early postwar houses (11%).
Before anything is drawn we check your address against the designations that apply in Five Village: Bicker (conservation area designated in 1970) and Wigtoft (conservation area designated in 1971). Inside those boundaries permitted development is curtailed and Boston 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, Five Village takes in Algarkirk, Bicker, Fosdyke, Sutterton and Wigtoft. No Article 4 direction is recorded for Boston Borough Council, but Five Village's 2 conservation areas still limit permitted development on those streets.
On stock, Five Village is 2000s houses and apartments (17% of 1,870 homes), Victorian and earlier houses (14%) and early postwar houses (11%) — which is why trussed-rafter roofs typical of 2000s building and steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building govern what a loft or rear projection can realistically be. Boston Borough Council decided 81 householder applications in the latest published year and granted 96%, with 70% issued inside the eight-week target. That decision record, not a national figure, is what we design to.
The full build-period split for Five Village runs pre-1900 14% (270 homes), 1900-1918 3% (60 homes), 1919-1929 5% (100 homes), 1930-1939 9% (170 homes), 1945-1954 11% (200 homes), 1955-1964 6% (110 homes), 1965-1972 4% (80 homes), 1973-1982 7% (130 homes), 1983-1992 6% (120 homes), 1993-1999 4% (70 homes) and 2000-2008 17% (310 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.
Boston Borough Council also decides for Kirton and Frampton and Old Leake and Wrangle, so a decision in Five Village 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 Five Village and Boston 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 | Five Village |
|---|---|
| Dwellings recorded | 1,870 |
| Built pre-1900 | 270 (14%) |
| Built 1900-1918 | 60 (3%) |
| Built 1919-1929 | 100 (5%) |
| Built 1930-1939 | 170 (9%) |
| Built 1945-1954 | 200 (11%) |
| Built 1955-1964 | 110 (6%) |
| Built 1965-1972 | 80 (4%) |
| Built 1973-1982 | 130 (7%) |
| Built 1983-1992 | 120 (6%) |
| Built 1993-1999 | 70 (4%) |
| Built 2000-2008 | 310 (17%) |
| Built before 1919 | 18% |
| Built 1919–1939 | 14% |
| Built 1945–2008 | 55% |
| Conservation areas in Five Village | 2 (Bicker, Wigtoft) |
| Conservation areas district-wide | 11 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 81 |
| Householder applications granted | 96% |
| Decided within 8 weeks | 70% |
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 Boston 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 Five Village is built for it — the borough runs to 2000s houses and apartments (17% of 1,870 homes), Victorian and earlier houses (14%) and early postwar houses (11%) under trussed-rafter roofs typical of 2000s building and steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building, and a flat-roofed box across the rear slope is the cheapest cubic metre of full-height space those roofs give up. Boston Borough Council tests the dormer against the adopted Boston local plan and Boston 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. Five Village contains Bicker, Wigtoft conservation areas (Bicker designated 1970), 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 Five Village's streets are protected — Bicker and Wigtoft 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 Boston Borough Council, but Five Village's 2 conservation areas still limit permitted development on those streets. We confirm the designation before the box is sized.
Many rear dormers in Five Village are permitted development, but the volume and position decide it. You will normally need a full application to Boston 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 Boston Borough Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Boston Borough Council granted 96% of its householder applications in the year to 31 March 2026, and Bicker shapes what is approved here. 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 Bicker, Wigtoft and Algarkirk, 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 trussed-rafter roofs typical of 2000s building, this returns a full-height double and en-suite from what was standing-room-only, usually inside the permitted-development volume.
The 1,870 homes here are 17% 2000-2008, 14% pre-1900, 11% 1945-1954, 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 Boston 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 Five Village dormers come up most often:
Dormer loft drawings for Bicker's conservation area designated in 1970 — volume-checked, set-back-detailed and drawn to Boston Borough Council's guidance.
Dormer loft drawings for Wigtoft's conservation area designated in 1971 — volume-checked, set-back-detailed and drawn to Boston Borough Council's guidance.
Dormer loft drawings for Algarkirk's civil parish within Five Village — volume-checked, set-back-detailed and drawn to Boston Borough Council's guidance.
Dormer loft drawings for Bicker's civil parish within Five Village — volume-checked, set-back-detailed and drawn to Boston Borough Council's guidance.
Dormer loft drawings for Fosdyke's civil parish within Five Village — volume-checked, set-back-detailed and drawn to Boston Borough Council's guidance.
Dormer loft drawings for Sutterton's civil parish within Five Village — volume-checked, set-back-detailed and drawn to Boston Borough Council's guidance.
Whether a dormer in Five Village 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 Boston 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 Bicker and Wigtoft, Class B dormer rights are removed and every dormer needs a full application.
A fixed process built around how Boston Borough Council validates and decides dormer applications — most drawings are submission-ready within seven days of survey.
Send us your Five Village 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 Boston 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 Boston Borough Council's roof-alteration guidance.
We submit the certificate or application, manage validation and case-officer queries, and revise the drawings free until Boston 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 Five Village you will need a full application to Boston Borough Council for a front or side dormer, a box that exceeds the volume, and any dormer in a conservation area such as Bicker and Wigtoft, 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 Five Village 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. Boston 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 Boston 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 Five Village 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 Boston 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. This applies to your Five Village address specifically.
If your dormer is permitted development, a lawful development certificate from Boston 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. This applies to your Five Village address specifically.
We price each Five Village 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 Boston 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.
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