Single-storey, double-storey, rear and side extension drawings for Coltishall homes — measured to Broadland District Council's design guidance, delivered in days and revised free until your decision, with a free approval-odds check before you commit.
Broadland District Council granted 97% of the householder planning decisions it made in its latest published year — 10 points above the 87% England-wide householder average. Coltishall contains Coltishall & Horstead BA Con Area, Coltishall & Horstead BDC Conservation Area, Coltishall BDC Conservation Area conservation areas (Coltishall & Horstead BA Con Area designated 1983), 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.
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. Coltishall carries at least one Article 4 direction, and conservation areas including Coltishall & Horstead BA Con Area, Coltishall & Horstead BDC Conservation Area and Coltishall BDC Conservation Area remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Coltishall is determined against an 8-week statutory target.
Coltishall & Horstead BA Con Area (conservation area designated in 1983), Coltishall & Horstead BDC (conservation area designated in 1983), Coltishall BDC (conservation area designated in 1983), RAF Coltishall (conservation area designated in 2010), Horstead with Stanninghall (civil parish within Coltishall) and Crostwick (civil parish within Coltishall) — these are the Coltishall pockets our drawings cover most. Heritage designations here include Coltishall & Horstead BA Con Area, Coltishall & Horstead BDC Conservation Area, Coltishall BDC Conservation Area and RAF Coltishall. Broadland District Council weighs each proposal against the adopted Broadland local plan and Broadland District Council's design guidance for householder work, where the 1,320 homes here are 20% pre-1900, 11% 1955-1964, 10% 1965-1972, 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 shallow gabled roofs typical of that period's building, over Victorian and earlier houses (20% of 1,320 homes), late-1950s and early-1960s houses (11%) and late-1960s and early-1970s houses (10%).
What is permitted in Coltishall turns on designation first, so that is where we start: Coltishall & Horstead BA Con Area (conservation area designated in 1983), Coltishall & Horstead BDC (conservation area designated in 1983), Coltishall BDC (conservation area designated in 1983) and RAF Coltishall (conservation area designated in 2010). Inside those boundaries permitted development is curtailed and Broadland 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, Coltishall takes in Horstead with Stanninghall and Crostwick. Broadland District Council has 28 recorded Article 4 directions — check the address before assuming PD applies in Coltishall.
On stock, Coltishall is Victorian and earlier houses (20% of 1,320 homes), late-1950s and early-1960s houses (11%) and late-1960s and early-1970s houses (10%) — which is why steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and shallow gabled roofs typical of that period's building govern what a loft or rear projection can realistically be. Broadland District Council decided 470 householder applications in the latest published year and granted 97%, with 68% issued inside the eight-week target. We draw to that record rather than to a national average.
The full build-period split for Coltishall runs pre-1900 20% (270 homes), 1900-1918 2% (30 homes), 1919-1929 5% (70 homes), 1930-1939 4% (50 homes), 1945-1954 6% (80 homes), 1955-1964 11% (150 homes), 1965-1972 10% (130 homes), 1973-1982 9% (120 homes), 1983-1992 6% (80 homes), 1993-1999 8% (110 homes) and 2000-2008 6% (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.
Broadland District Council also decides for Aylsham, Eynesford, Hellesdon North West, Marshes, Plumstead and Wroxham, so a decision in Coltishall 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 Area centred on the Market Place, Broads Authoriity Holly Lodge, Broads Authority and Broads Authority Conservation Area. 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 Coltishall and Broadland 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 | Coltishall |
|---|---|
| Dwellings recorded | 1,320 |
| Built pre-1900 | 270 (20%) |
| Built 1900-1918 | 30 (2%) |
| Built 1919-1929 | 70 (5%) |
| Built 1930-1939 | 50 (4%) |
| Built 1945-1954 | 80 (6%) |
| Built 1955-1964 | 150 (11%) |
| Built 1965-1972 | 130 (10%) |
| Built 1973-1982 | 120 (9%) |
| Built 1983-1992 | 80 (6%) |
| Built 1993-1999 | 110 (8%) |
| Built 2000-2008 | 80 (6%) |
| Built before 1919 | 23% |
| Built 1919–1939 | 9% |
| Built 1945–2008 | 57% |
| Conservation areas in Coltishall | 4 (Coltishall & Horstead BA Con Area, Coltishall & Horstead BDC Conservation Area…) |
| Conservation areas district-wide | 31 |
| Article 4 directions recorded | 28 |
| Householder applications decided | 470 |
| Householder applications granted | 97% |
| Decided within 8 weeks | 68% |
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 Broadland District Council's own, from MHCLG live table PS2 for the year to 31 March 2026.
Coltishall homes come in a handful of recurring shapes, and each one points to a different extension. The borough is built largely from Victorian and earlier houses (20% of 1,320 homes), late-1950s and early-1960s houses (11%) and late-1960s and early-1970s houses (10%), 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. Broadland District Council judges every one of them against the adopted Broadland local plan and Broadland District Council's design guidance for householder work, 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. Coltishall contains Coltishall & Horstead BA Con Area, Coltishall & Horstead BDC Conservation Area, Coltishall BDC Conservation Area conservation areas (Coltishall & Horstead BA Con Area designated 1983), so materials, fenestration and roof form are assessed against the appraisal, so we design around it from the first sketch rather than discover it at validation.
Coltishall also protects whole streets — Coltishall & Horstead BA Con Area, Coltishall & Horstead BDC Conservation Area, Coltishall BDC Conservation Area and RAF Coltishall among them. Broadland District Council has 28 recorded Article 4 directions — check the address before assuming PD applies in Coltishall. 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 Coltishall 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 Broadland District Council if any of these apply:
We draw the footprint, the ridge and eaves heights and the neighbours' daylight on the page — the relationships Broadland District 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 Broadland District Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Broadland District Council granted 97% of its householder applications in the year to 31 March 2026, and Coltishall & Horstead BA Con Area shapes what is approved here. 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 Coltishall & Horstead BA Con Area, Coltishall & Horstead BDC and Coltishall BDC, 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 victorian and earlier houses (20% of 1,320 homes), a side-return infill frequently pairs with it to square off the plan; on wider late-1960s and early-1970s houses (10%), a two-storey side or rear extension can add a bedroom above without swallowing the garden.
The 1,320 homes here are 20% pre-1900, 11% 1955-1964, 10% 1965-1972, which is what sets the realistic roof and rear-projection options. 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 Broadland District 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 Coltishall projects come up most often:
Extension drawings for Coltishall & Horstead BA Con Area's conservation area designated in 1983 — footprint-checked, daylight-tested and drawn to Broadland District Council's guidance.
Extension drawings for Coltishall & Horstead BDC's conservation area designated in 1983 — footprint-checked, daylight-tested and drawn to Broadland District Council's guidance.
Extension drawings for Coltishall BDC's conservation area designated in 1983 — footprint-checked, daylight-tested and drawn to Broadland District Council's guidance.
Extension drawings for RAF Coltishall's conservation area designated in 2010 — footprint-checked, daylight-tested and drawn to Broadland District Council's guidance.
Extension drawings for Horstead with Stanninghall's civil parish within Coltishall — footprint-checked, daylight-tested and drawn to Broadland District Council's guidance.
Extension drawings for Crostwick's civil parish within Coltishall — footprint-checked, daylight-tested and drawn to Broadland District Council's guidance.
The right extension in Coltishall 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 Broadland District 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 Coltishall & Horstead BA Con Area and Coltishall & Horstead BDC Conservation Area and Article 4 directions can remove permitted-development rights.
A fixed process built around how Broadland District Council validates and decides householder extension applications — most drawings are submission-ready within seven days of survey.
Tell us your Coltishall 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 Broadland District 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 Broadland District 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 Broadland District 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 Coltishall you will need to apply to Broadland District 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 Coltishall & Horstead BA Con Area and Coltishall & Horstead BDC Conservation Area.
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 Broadland District Council and a neighbour-consultation period, and it does not apply on designated land such as Coltishall'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 Broadland District 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 Coltishall address specifically.
A householder planning application in Coltishall 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. Broadland District 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 Broadland District Council's building control or an approved inspector can sign the work off. This applies to your Coltishall address specifically.
Every house and brief is different, so we price each Coltishall extension individually and send a fixed, no-obligation quote back within one working day. It covers the full drawing pack with free revisions until Broadland District 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.