Rear dormer drawings for Higham & Shorne roofs — the box across the back slope that turns a low attic into a full-height room, drawn to Gravesham Borough Council's guidance and the volume limits, delivered in days and revised free until your decision, with a free approval-odds check first.
Gravesham Borough Council granted 78% of the householder planning decisions it made in its latest published year — 9 points below the 87% England-wide householder average. Higham & Shorne contains Chestnut Green, Shorne Conservation Area, Church Street, Higham Conservation Area, Lower Higham Conservation Area conservation areas (Chestnut Green, Shorne Conservation Area designated 1976), 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.
Under Class B, a rear dormer stays permitted development up to 40m³ of added roof volume on a terrace or 50m³ on a semi-detached or detached house, while Class A allows a single-storey rear extension of 3m beyond the original rear wall on a terrace and 4m on a detached house before a full application is needed. In conservation areas such as Chestnut Green, Shorne Conservation Area, Church Street, Higham Conservation Area and Lower Higham Conservation Area those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Higham & Shorne is determined against an 8-week statutory target.
Chestnut Green, Shorne (conservation area designated in 1976), Church Street, Higham (conservation area designated in 1979), Lower Higham (conservation area designated in 2008), Queen's Farm, Shorne (conservation area designated in 2001), Shorne Village (conservation area designated in 1975), Thong, Shorne (conservation area designated in 1980), Higham (civil parish within Higham & Shorne) and Shorne (civil parish within Higham & Shorne) — these are the Higham & Shorne pockets our drawings cover most. Heritage designations here include Chestnut Green, Shorne Conservation Area, Church Street, Higham Conservation Area, Lower Higham Conservation Area, Queen's Farm, Shorne Conservation Area, Shorne Village Conservation Area and Thong, Shorne Conservation Area. Gravesham Borough Council weighs each proposal against Gravesham Borough Council's development plan and the design policies it applies to householder applications, where the 2,800 homes here are 36% 1955-1964, 14% pre-1900, 9% 1965-1972, which is what sets the realistic roof and rear-projection options. On roofs the borough is shallow gabled roofs typical of that period's building and steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building, over late-1950s and early-1960s houses (36% of 2,800 homes), Victorian and earlier houses (14%) and late-1960s and early-1970s houses (9%).
Higham & Shorne's designated heritage is specific, and it is the first thing we check against your address: Chestnut Green, Shorne (conservation area designated in 1976), Church Street, Higham (conservation area designated in 1979), Lower Higham (conservation area designated in 2008), Queen's Farm, Shorne (conservation area designated in 2001), Shorne Village (conservation area designated in 1975) and Thong, Shorne (conservation area designated in 1980). Inside those boundaries permitted development is curtailed and Gravesham 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, Higham & Shorne takes in Higham and Shorne. No Article 4 direction is recorded for Gravesham Borough Council, but Higham & Shorne's 6 conservation areas still limit permitted development on those streets.
On stock, Higham & Shorne is late-1950s and early-1960s houses (36% of 2,800 homes), Victorian and earlier houses (14%) and late-1960s and early-1970s houses (9%) — which is why shallow gabled roofs typical of that period's 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. Gravesham Borough Council decided 400 householder applications in the latest published year and granted 78%, with 72% issued inside the eight-week target. Those are the numbers our drawings are prepared against.
The full build-period split for Higham & Shorne runs pre-1900 14% (380 homes), 1900-1918 5% (130 homes), 1919-1929 4% (100 homes), 1930-1939 7% (190 homes), 1945-1954 8% (220 homes), 1955-1964 36% (1,010 homes), 1965-1972 9% (260 homes), 1973-1982 7% (190 homes), 1983-1992 3% (80 homes), 1993-1999 5% (140 homes) and 2000-2008 1% (40 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.
Gravesham Borough Council also decides for Meopham North, Meopham South & Vigo, Pelham and Town, so a decision in Higham & Shorne 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 Higham & Shorne and Gravesham 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 | Higham & Shorne |
|---|---|
| Dwellings recorded | 2,800 |
| Built pre-1900 | 380 (14%) |
| Built 1900-1918 | 130 (5%) |
| Built 1919-1929 | 100 (4%) |
| Built 1930-1939 | 190 (7%) |
| Built 1945-1954 | 220 (8%) |
| Built 1955-1964 | 1,010 (36%) |
| Built 1965-1972 | 260 (9%) |
| Built 1973-1982 | 190 (7%) |
| Built 1983-1992 | 80 (3%) |
| Built 1993-1999 | 140 (5%) |
| Built 2000-2008 | 40 (1%) |
| Built before 1919 | 18% |
| Built 1919–1939 | 10% |
| Built 1945–2008 | 69% |
| Conservation areas in Higham & Shorne | 6 (Chestnut Green, Shorne Conservation Area, Church Street, Higham Conservation Area…) |
| Conservation areas district-wide | 23 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 400 |
| Householder applications granted | 78% |
| Decided within 8 weeks | 72% |
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 Gravesham 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 Higham & Shorne is built for it — the borough runs to late-1950s and early-1960s houses (36% of 2,800 homes), Victorian and earlier houses (14%) and late-1960s and early-1970s houses (9%) under shallow gabled roofs typical of that period's 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. Gravesham Borough Council tests the dormer against Gravesham Borough Council's development plan and the design policies it applies to householder applications, 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. Higham & Shorne contains Chestnut Green, Shorne Conservation Area, Church Street, Higham Conservation Area, Lower Higham Conservation Area conservation areas (Chestnut Green, Shorne Conservation Area designated 1976), 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 Higham & Shorne's streets are protected — Chestnut Green, Shorne Conservation Area, Church Street, Higham Conservation Area, Lower Higham Conservation Area, Queen's Farm, Shorne Conservation Area, Shorne Village Conservation Area and Thong, Shorne Conservation Area 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 Gravesham Borough Council, but Higham & Shorne's 6 conservation areas still limit permitted development on those streets. We confirm the designation before the box is sized.
Many rear dormers in Higham & Shorne are permitted development, but the volume and position decide it. You will normally need a full application to Gravesham 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 Gravesham Borough Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Gravesham Borough Council granted 78% of its householder applications in the year to 31 March 2026, and Chestnut Green, Shorne Conservation Area 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 Chestnut Green, Shorne, Church Street, Higham and Lower Higham, 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 shallow gabled roofs typical of that period's building, this returns a full-height double and en-suite from what was standing-room-only, usually inside the permitted-development volume.
The 2,800 homes here are 36% 1955-1964, 14% pre-1900, 9% 1965-1972, 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 Gravesham 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 Higham & Shorne dormers come up most often:
Dormer loft drawings for Chestnut Green, Shorne's conservation area designated in 1976 — volume-checked, set-back-detailed and drawn to Gravesham Borough Council's guidance.
Dormer loft drawings for Church Street, Higham's conservation area designated in 1979 — volume-checked, set-back-detailed and drawn to Gravesham Borough Council's guidance.
Dormer loft drawings for Lower Higham's conservation area designated in 2008 — volume-checked, set-back-detailed and drawn to Gravesham Borough Council's guidance.
Dormer loft drawings for Queen's Farm, Shorne's conservation area designated in 2001 — volume-checked, set-back-detailed and drawn to Gravesham Borough Council's guidance.
Dormer loft drawings for Shorne Village's conservation area designated in 1975 — volume-checked, set-back-detailed and drawn to Gravesham Borough Council's guidance.
Dormer loft drawings for Thong, Shorne's conservation area designated in 1980 — volume-checked, set-back-detailed and drawn to Gravesham Borough Council's guidance.
Whether a dormer in Higham & Shorne 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 Gravesham 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 Chestnut Green, Shorne Conservation Area and Church Street, Higham Conservation Area, Class B dormer rights are removed and every dormer needs a full application.
A fixed process built around how Gravesham Borough Council validates and decides dormer applications — most drawings are submission-ready within seven days of survey.
Send us your Higham & Shorne 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 Gravesham 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 Gravesham Borough Council's roof-alteration guidance.
We submit the certificate or application, manage validation and case-officer queries, and revise the drawings free until Gravesham 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 Higham & Shorne you will need a full application to Gravesham Borough Council for a front or side dormer, a box that exceeds the volume, and any dormer in a conservation area such as Chestnut Green, Shorne Conservation Area and Church Street, Higham Conservation Area, 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 Higham & Shorne 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. Gravesham 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 Gravesham 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 Higham & Shorne 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 Gravesham 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 Higham & Shorne address specifically.
If your dormer is permitted development, a lawful development certificate from Gravesham 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 Higham & Shorne address specifically.
We price each Higham & Shorne 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 Gravesham 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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