Rear dormer drawings for Tetbury with Upton roofs — the box across the back slope that turns a low attic into a full-height room, drawn to Cotswold District Council's guidance and the volume limits, delivered in days and revised free until your decision, with a free approval-odds check first.
Cotswold District Council granted 92% of the householder planning decisions it made in its latest published year — 5 points above the 87% England-wide householder average. Tetbury with Upton contains the Doughton Highgrove Conservation Area conservation area (Doughton Highgrove Conservation Area designated 1990), 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) 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. Tetbury with Upton carries at least one Article 4 direction, and conservation areas including Doughton Highgrove Conservation Area remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Tetbury with Upton is determined against an 8-week statutory target.
Doughton Highgrove (conservation area designated in 1990), Tetbury (civil parish within Tetbury with Upton) and Tetbury Upton (civil parish within Tetbury with Upton) — these are the Tetbury with Upton pockets our drawings cover most. Heritage designations here include Doughton Highgrove Conservation Area. Cotswold District Council weighs each proposal against Cotswold District Council's adopted local plan and its householder design guidance, where the 1,500 homes here are 28% pre-1900, 11% 1983-1992, 11% 1993-1999, 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 trussed-rafter roofs typical of 1980s building, over Victorian and earlier houses (28% of 1,500 homes), 1980s estate houses (11%) and 1990s estate houses (11%).
Before anything is drawn we check your address against the designations that apply in Tetbury with Upton: Doughton Highgrove (conservation area designated in 1990). Inside those boundaries permitted development is curtailed and Cotswold District 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, Tetbury with Upton takes in Tetbury and Tetbury Upton. Cotswold District Council has 22 recorded Article 4 directions, removing permitted development for rear and side extensions and roof enlargements such as dormers — check the address before assuming PD applies in Tetbury with Upton.
On stock, Tetbury with Upton is Victorian and earlier houses (28% of 1,500 homes), 1980s estate houses (11%) and 1990s estate houses (11%) — which is why steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and trussed-rafter roofs typical of 1980s building govern what a loft or rear projection can realistically be. Cotswold District Council decided 592 householder applications in the latest published year and granted 92%, with 53% issued inside the eight-week target. That decision record, not a national figure, is what we design to.
The full build-period split for Tetbury with Upton runs pre-1900 28% (420 homes), 1919-1929 1% (10 homes), 1930-1939 5% (70 homes), 1945-1954 10% (150 homes), 1955-1964 6% (90 homes), 1965-1972 9% (140 homes), 1973-1982 7% (100 homes), 1983-1992 11% (170 homes), 1993-1999 11% (160 homes) and 2000-2008 5% (80 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.
Cotswold District Council also decides for Abbey, Blockley, Bourton Vale, Bourton Village, Campden & Vale, Fairford North, Fosseridge and Kemble, so a decision in Tetbury with Upton 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.
The Article 4 directions recorded for this council include Article 4 (2) Direction Avening, Article 4 (2) Direction Bibury, Article 4 (2) Direction Blockley and Article 4 (2) Direction Bourton-On-The-Water. Each removes a specific permitted-development right inside its own boundary, which is why the check is done on the address rather than on the town.
Published figures for Tetbury with Upton and Cotswold District Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Tetbury with Upton |
|---|---|
| Dwellings recorded | 1,500 |
| Built pre-1900 | 420 (28%) |
| Built 1919-1929 | 10 (1%) |
| Built 1930-1939 | 70 (5%) |
| Built 1945-1954 | 150 (10%) |
| Built 1955-1964 | 90 (6%) |
| Built 1965-1972 | 140 (9%) |
| Built 1973-1982 | 100 (7%) |
| Built 1983-1992 | 170 (11%) |
| Built 1993-1999 | 160 (11%) |
| Built 2000-2008 | 80 (5%) |
| Built before 1919 | 28% |
| Built 1919–1939 | 5% |
| Built 1945–2008 | 59% |
| Conservation areas in Tetbury with Upton | 1 (Doughton Highgrove Conservation Area) |
| Conservation areas district-wide | 144 |
| Article 4 directions recorded | 22 |
| Householder applications decided | 592 |
| Householder applications granted | 92% |
| Decided within 8 weeks | 53% |
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 Cotswold District 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 Tetbury with Upton is built for it — the borough runs to Victorian and earlier houses (28% of 1,500 homes), 1980s estate houses (11%) and 1990s estate houses (11%) under steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and trussed-rafter roofs typical of 1980s building, and a flat-roofed box across the rear slope is the cheapest cubic metre of full-height space those roofs give up. Cotswold District Council tests the dormer against Cotswold District Council's adopted local plan and its householder design guidance, 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. Tetbury with Upton contains the Doughton Highgrove Conservation Area conservation area (Doughton Highgrove Conservation Area designated 1990), 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 Tetbury with Upton's streets are protected — Doughton Highgrove Conservation Area among them — the Class B dormer right is switched off and even a modest rear box needs consent. Cotswold District Council has 22 recorded Article 4 directions, removing permitted development for rear and side extensions and roof enlargements such as dormers — check the address before assuming PD applies in Tetbury with Upton. We confirm the designation before the box is sized.
Many rear dormers in Tetbury with Upton are permitted development, but the volume and position decide it. You will normally need a full application to Cotswold District 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 Cotswold District Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Cotswold District Council granted 92% of its householder applications in the year to 31 March 2026, and Doughton Highgrove 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 Doughton Highgrove, Tetbury and Tetbury Upton, 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 1,500 homes here are 28% pre-1900, 11% 1983-1992, 11% 1993-1999, 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 Cotswold District 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 Tetbury with Upton dormers come up most often:
Dormer loft drawings for Doughton Highgrove's conservation area designated in 1990 — volume-checked, set-back-detailed and drawn to Cotswold District Council's guidance.
Dormer loft drawings for Tetbury's civil parish within Tetbury with Upton — volume-checked, set-back-detailed and drawn to Cotswold District Council's guidance.
Dormer loft drawings for Tetbury Upton's civil parish within Tetbury with Upton — volume-checked, set-back-detailed and drawn to Cotswold District Council's guidance.
Whether a dormer in Tetbury with Upton 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 Cotswold District 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 Doughton Highgrove Conservation Area, Class B dormer rights are removed and every dormer needs a full application.
A fixed process built around how Cotswold District Council validates and decides dormer applications — most drawings are submission-ready within seven days of survey.
Send us your Tetbury with Upton 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 Cotswold District 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 Cotswold District Council's roof-alteration guidance.
We submit the certificate or application, manage validation and case-officer queries, and revise the drawings free until Cotswold District 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 Tetbury with Upton you will need a full application to Cotswold District Council for a front or side dormer, a box that exceeds the volume, and any dormer in a conservation area such as Doughton Highgrove 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 Tetbury with Upton 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. Cotswold District 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 Cotswold District 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 Tetbury with Upton 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 Cotswold District 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 Tetbury with Upton address specifically.
If your dormer is permitted development, a lawful development certificate from Cotswold District 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 Tetbury with Upton address specifically.
We price each Tetbury with Upton 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 Cotswold District 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.