Single-storey, double-storey, rear and side extension drawings for West Marsh homes — measured to North East Lincolnshire Council's design guidance, delivered in days and revised free until your decision, with a free approval-odds check before you commit.
North East Lincolnshire Council granted 97% of the householder planning decisions it made in its latest published year — 10 points above the 87% England-wide householder average. West Marsh contains Central Grimsby, Victoria Mills conservation areas (Central Grimsby 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) and interwar (1918–1939) 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 Central Grimsby and Victoria Mills those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in West Marsh is determined against an 8-week statutory target.
Central Grimsby (conservation area designated in 1990) and Victoria Mills (conservation area designated in 1990) — these are the West Marsh pockets our drawings cover most. Heritage designations here include Central Grimsby and Victoria Mills. North East Lincolnshire Council weighs each proposal against North East Lincolnshire Council's development plan and the design policies it applies to householder applications, where the 4,180 homes here are 40% pre-1900, 13% 1930-1939, 12% 1973-1982, 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 hipped roofs with shallow pitches typical of 1930s building, over Victorian and earlier houses (40% of 4,180 homes), 1930s semi-detached and detached houses (13%) and 1970s and early-1980s houses (12%).
Before anything is drawn we check your address against the designations that apply in West Marsh: Central Grimsby (conservation area designated in 1990) and Victoria Mills (conservation area designated in 1990). Inside those boundaries permitted development is curtailed and North East Lincolnshire 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.
No Article 4 direction is recorded for North East Lincolnshire Council, but West Marsh's 2 conservation areas still limit permitted development on those streets.
On stock, West Marsh is Victorian and earlier houses (40% of 4,180 homes), 1930s semi-detached and detached houses (13%) and 1970s and early-1980s houses (12%) — which is why steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and hipped roofs with shallow pitches typical of 1930s building govern what a loft or rear projection can realistically be. North East Lincolnshire Council decided 196 householder applications in the latest published year and granted 97%, with 64% issued inside the eight-week target. That decision record, not a national figure, is what we design to.
The full build-period split for West Marsh runs pre-1900 40% (1,690 homes), 1900-1918 6% (250 homes), 1919-1929 10% (400 homes), 1930-1939 13% (560 homes), 1945-1954 0% (10 homes), 1955-1964 0% (20 homes), 1965-1972 3% (130 homes), 1973-1982 12% (510 homes), 1983-1992 6% (230 homes), 1993-1999 0% (10 homes) and 2000-2008 2% (100 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.
North East Lincolnshire Council also decides for Croft Baker, East Marsh, Waltham and Wolds, so a decision in West Marsh 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 West Marsh and North East Lincolnshire Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | West Marsh |
|---|---|
| Dwellings recorded | 4,180 |
| Built pre-1900 | 1,690 (40%) |
| Built 1900-1918 | 250 (6%) |
| Built 1919-1929 | 400 (10%) |
| Built 1930-1939 | 560 (13%) |
| Built 1945-1954 | 10 (0%) |
| Built 1955-1964 | 20 (0%) |
| Built 1965-1972 | 130 (3%) |
| Built 1973-1982 | 510 (12%) |
| Built 1983-1992 | 230 (6%) |
| Built 1993-1999 | 10 (0%) |
| Built 2000-2008 | 100 (2%) |
| Built before 1919 | 46% |
| Built 1919–1939 | 23% |
| Built 1945–2008 | 24% |
| Conservation areas in West Marsh | 2 (Central Grimsby, Victoria Mills) |
| Conservation areas district-wide | 17 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 196 |
| Householder applications granted | 97% |
| Decided within 8 weeks | 64% |
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 North East Lincolnshire Council's own, from MHCLG live table PS2 for the year to 31 March 2026.
West Marsh 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 (40% of 4,180 homes), 1930s semi-detached and detached houses (13%) and 1970s and early-1980s houses (12%), 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. North East Lincolnshire Council judges every one of them against North East Lincolnshire Council's development plan and the design policies it applies to householder applications, 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. West Marsh contains Central Grimsby, Victoria Mills conservation areas (Central Grimsby designated 1990), 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.
West Marsh also protects whole streets — Central Grimsby and Victoria Mills among them. No Article 4 direction is recorded for North East Lincolnshire Council, but West Marsh's 2 conservation areas still limit permitted development on those streets. 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 West Marsh 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 North East Lincolnshire Council if any of these apply:
We draw the footprint, the ridge and eaves heights and the neighbours' daylight on the page — the relationships North East Lincolnshire 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 North East Lincolnshire Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. North East Lincolnshire Council granted 97% of its householder applications in the year to 31 March 2026, and Central Grimsby 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 Central Grimsby and Victoria Mills, 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 (40% of 4,180 homes), a side-return infill frequently pairs with it to square off the plan; on wider 1970s and early-1980s houses (12%), a two-storey side or rear extension can add a bedroom above without swallowing the garden.
The 4,180 homes here are 40% pre-1900, 13% 1930-1939, 12% 1973-1982, 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 North East Lincolnshire 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 West Marsh projects come up most often:
Extension drawings for Central Grimsby's conservation area designated in 1990 — footprint-checked, daylight-tested and drawn to North East Lincolnshire Council's guidance.
Extension drawings for Victoria Mills's conservation area designated in 1990 — footprint-checked, daylight-tested and drawn to North East Lincolnshire Council's guidance.
The right extension in West Marsh 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 North East Lincolnshire 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 Central Grimsby and Victoria Mills and Article 4 directions can remove permitted-development rights.
A fixed process built around how North East Lincolnshire Council validates and decides householder extension applications — most drawings are submission-ready within seven days of survey.
Tell us your West Marsh 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 North East Lincolnshire 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 North East Lincolnshire 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 North East Lincolnshire 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 West Marsh you will need to apply to North East Lincolnshire 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 Central Grimsby and Victoria Mills.
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 North East Lincolnshire Council and a neighbour-consultation period, and it does not apply on designated land such as West Marsh'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 North East Lincolnshire 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 West Marsh address specifically.
A householder planning application in West Marsh 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. North East Lincolnshire 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 North East Lincolnshire Council's building control or an approved inspector can sign the work off. This applies to your West Marsh address specifically.
Every house and brief is different, so we price each West Marsh extension individually and send a fixed, no-obligation quote back within one working day. It covers the full drawing pack with free revisions until North East Lincolnshire 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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