Single-storey, double-storey, rear and side extension drawings for Basford homes — measured to Nottingham City Council's design guidance, delivered in days and revised free until your decision, with a free approval-odds check before you commit.
Nottingham City Council granted 86% of the householder planning decisions it made in its latest published year — 1 point below the 87% England-wide householder average. The Article 4 Direction removes the automatic right to convert family homes to small HMOs, so shared-house schemes need consent, which is where a policy-literate drawing pack earns its keep. Its dominant Victorian (1837–1901), Edwardian (1901–1910), 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. Basford carries at least one Article 4 direction, and conservation areas including Star Buildings and New Basford remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Basford is determined against an 8-week statutory target.
New Basford (close-knit brewery-era terraces around the Star Buildings conservation area), Old Basford (older village core with mixed period and interwar housing), Shipstone Street (workers' terraces beside the former Shipstone's Brewery), Basford fringe (interwar and postwar semis on the surrounding streets) and Vernon Park edge (Victorian terraces bordering the park to the south) — these are the Basford pockets our drawings cover most. Heritage designations here include Star Buildings and New Basford. Nottingham City Council weighs each proposal against the Nottingham City Local Plan (Land and Planning Policies) and the Greater Nottingham Strategic Plan, where the Star Buildings Conservation Area treats the brewery and its surrounding terraces as an industrial-heritage set piece, policing materials and frontages. Former brewery and industrial buildings in New Basford have been converted to flats, and those units carry no householder permitted-development rights.. On roofs the borough is pitched slate roofs on the Victorian and Edwardian terraces and hipped roofs on the interwar semis, over dense Victorian and Edwardian red-brick terraces built for brewery and factory workers, former industrial and brewery buildings, some converted to residential and interwar and postwar semis in Old Basford and towards the fringes.
Basford homes come in a handful of recurring shapes, and each one points to a different extension. The borough is built largely from dense Victorian and Edwardian red-brick terraces built for brewery and factory workers, former industrial and brewery buildings, some converted to residential and interwar and postwar semis in Old Basford and towards the fringes, so a Victorian terrace usually wants a rear or side-return infill, while an interwar semi has room for a wider single-storey wrap or a two-storey side addition. Nottingham City Council judges every one of them against the Nottingham City Local Plan (Land and Planning Policies) and the Greater Nottingham Strategic Plan, weighing footprint, height and the impact on the house next door before it looks at the elevations.
That is why the drawings decide the outcome. We set the extension depth against the permitted-development limits precisely, keep the eaves and ridge within the allowances, and plot the 45-degree daylight lines to the neighbours' windows so the case officer can see the amenity test is passed. The Article 4 Direction removes the automatic right to convert family homes to small HMOs, so shared-house schemes need consent, so we design around it from the first sketch rather than discover it at validation.
Basford also protects whole streets — Star Buildings and New Basford among them. Nottingham's city-wide Article 4 HMO Direction applies across Basford, and the Star Buildings Conservation Area in New Basford protects the industrial heritage around the former Shipstone's Brewery — a close-knit mix of brewery buildings, terraced housing, pubs, schools and chapels. On designated land the larger-home extension route and most side extensions stop being permitted development, so we confirm your address against those layers before drawing a line.
Plenty of Basford extensions are permitted development and need no planning application — a single-storey rear extension within the depth and height limits is the common case. You will normally need to apply to Nottingham City Council if any of these apply:
We draw the footprint, the ridge and eaves heights and the neighbours' daylight on the page — the relationships Nottingham City Council's officers weigh first — and submit a validation-complete pack, whether that is a lawful development certificate, a prior-approval notification or a full householder application.
Below is Nottingham City Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Nottingham grants around 86% of applications, and Basford's terraced and suburban streets approve well for household work, with the Shipstone's brewery heritage the defining constraint in New Basford. A complete, policy-literate extension pack anticipates those pressure points before submission, which is why professionally drawn applications are decided faster and refused less often than DIY ones.
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 New Basford, Old Basford and Shipstone Street, the extension that lands most often is the single-storey rear addition — a glazed kitchen-diner across the back of the house, kept within the permitted-development depth or taken to a full application where the ground floor wants more. On the borough's dense victorian and edwardian red-brick terraces built for brewery and factory workers, a side-return infill frequently pairs with it to square off the plan; on wider interwar and postwar semis in old basford and towards the fringes, a two-storey side or rear extension can add a bedroom above without swallowing the garden.
The Star Buildings Conservation Area treats the brewery and its surrounding terraces as an industrial-heritage set piece, policing materials and frontages. We size the extension to the amenity and daylight tests, match the roof and materials to the host house, and keep enough garden to satisfy Nottingham City Council's space standards — so the scheme answers the borough's questions before an objection can raise them. Where permitted-development rights are used up or removed, we prepare the householder application to the council's extension design guidance instead.
We draw extensions on every street in the borough. A few of the neighbourhoods where Basford projects come up most often:
Extension drawings for New Basford's close-knit brewery-era terraces around the Star Buildings conservation area — footprint-checked, daylight-tested and drawn to Nottingham City Council's guidance.
Extension drawings for Old Basford's older village core with mixed period and interwar housing — footprint-checked, daylight-tested and drawn to Nottingham City Council's guidance.
Extension drawings for Shipstone Street's workers' terraces beside the former Shipstone's Brewery — footprint-checked, daylight-tested and drawn to Nottingham City Council's guidance.
Extension drawings for Basford fringe's interwar and postwar semis on the surrounding streets — footprint-checked, daylight-tested and drawn to Nottingham City Council's guidance.
Extension drawings for Vernon Park edge's Victorian terraces bordering the park to the south — footprint-checked, daylight-tested and drawn to Nottingham City Council's guidance.
The right extension in Basford depends on your house type and how much garden you can give up. This is how the main options compare on planning route and what they add.
| Extension type | Permitted development? | What it adds | What Nottingham City Council checks |
|---|---|---|---|
| Single-storey rear | Often, within 3m/4m depth (6m/8m via prior approval) | Bigger kitchen-diner across the back | Depth, height, neighbour daylight (45°) |
| Side-return infill | Sometimes, if within width and height limits | Squares off an L-shaped ground floor | Width vs the original house, glazing to boundary |
| Two-storey rear/side | No — full application | Extra bedroom or bathroom above | Bulk, overlooking, 7m rear-boundary gap |
| Wraparound (rear + side) | No — full application | Whole-width open-plan ground floor | Combined footprint and garden retained |
Route depends on your street — conservation areas such as Star Buildings and New Basford and Article 4 directions can remove permitted-development rights.
A fixed process built around how Nottingham City Council validates and decides householder extension applications — most drawings are submission-ready within seven days of survey.
Tell us your Basford postcode and house type. We confirm your conservation and Article 4 status, how much permitted-development depth you have left, and score your odds against live Nottingham City Council decisions.
We measure the existing footprint, floor and eaves levels, boundary distances and the neighbours' window positions — the numbers the depth limits and daylight tests depend on.
Chartered designers develop the single-storey, two-storey or side extension to your brief, drawn inside the permitted-development limits or to Nottingham City Council's extension design guidance.
We submit the certificate, prior-approval notice or application, manage validation and case-officer queries, and revise the drawings free until Nottingham City Council issues its decision.
Not always. A single-storey rear extension up to 3 metres deep on a terrace or semi, or 4 metres on a detached house, and no higher than 4 metres, is usually permitted development. In Basford you will need to apply to Nottingham City Council for two-storey extensions, side extensions wider than half the house, anything forward of the front wall, deeper rear extensions under the larger-home prior-approval route, and any extension in a conservation area such as Star Buildings and New Basford.
Standard permitted development allows 3 metres on a terraced or semi-detached house and 4 metres on a detached one. The larger-home extension scheme can double that to 6 or 8 metres, but it needs a prior-approval notification to Nottingham City Council and a neighbour-consultation period, and it does not apply on designated land such as Basford's conservation areas. We confirm which route your property qualifies for before drawing.
Two-storey and double-storey extensions almost always need a full householder application to Nottingham City Council, because they fall outside permitted development on most homes. The council looks closely at bulk, overlooking of neighbours and the 7-metre gap a two-storey rear extension must keep from the rear boundary. We design to those tests and show the daylight and privacy angles on the drawings. This applies to your Basford address specifically.
A householder planning application in Basford runs to a statutory eight-week target, a larger-home prior-approval notification to around six weeks including the neighbour-consultation period, and a lawful development certificate to eight weeks. Incomplete submissions stall at validation, so we submit a complete pack and manage officer queries to keep the decision on schedule. Nottingham City Council is the decision-maker.
Yes — planning permission and building regulations are separate consents, and almost every extension needs both. Planning governs whether you can build it; building control governs how it is built, covering structure, insulation, drainage and fire safety. We prepare the building-regulations drawings alongside the planning set so Nottingham City Council's building control or an approved inspector can sign the work off. This applies to your Basford address specifically.
Every house and brief is different, so we price each Basford extension individually and send a fixed, no-obligation quote back within one working day. It covers the full drawing pack with free revisions until Nottingham City Council approves, and we tell you upfront whether your extension qualifies as permitted development. Call 020 7864 7245 to get started.
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Same fixed quotes, same fast drawings — wherever your project is.