Back-of-house extension drawings for Bushey St James homes — the glazed kitchen-diner across the rear, drawn to Hertsmere Borough Council's depth and daylight limits, delivered in days and revised free until your decision, with a free approval-odds check first.
Hertsmere Borough Council granted 94% of the householder planning decisions it made in its latest published year — 7 points above the 87% England-wide householder average. Bushey St James contains Bushey High Street, Bushey Melbourne Road conservation areas (Bushey High Street designated 1973), so materials, fenestration and roof form are assessed against the appraisal, which is where a policy-literate drawing pack earns its keep. Its dominant interwar (1918–1939) and postwar (1945–1970) 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 Bushey High Street and Bushey Melbourne Road those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Bushey St James is determined against an 8-week statutory target.
Bushey High Street (conservation area designated in 1973) and Bushey Melbourne Road (conservation area designated in 1973) — these are the Bushey St James pockets our drawings cover most. Heritage designations here include Bushey High Street and Bushey Melbourne Road. Hertsmere Borough Council weighs each proposal against Hertsmere Borough Council's adopted local plan and its householder design guidance, where the 3,100 homes here are 20% 1955-1964, 12% 1965-1972, 12% 1919-1929, 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 shallow-pitched roofs and integral garages typical of that period's building, over late-1950s and early-1960s houses (20% of 3,100 homes), late-1960s and early-1970s houses (12%) and early interwar houses (12%).
Before anything is drawn we check your address against the designations that apply in Bushey St James: Bushey High Street (conservation area designated in 1973) and Bushey Melbourne Road (conservation area designated in 1973). Inside those boundaries permitted development is curtailed and Hertsmere 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.
No Article 4 direction is recorded for Hertsmere Borough Council, but Bushey St James's 2 conservation areas still limit permitted development on those streets.
On stock, Bushey St James is late-1950s and early-1960s houses (20% of 3,100 homes), late-1960s and early-1970s houses (12%) and early interwar houses (12%) — which is why shallow gabled roofs typical of that period's building and shallow-pitched roofs and integral garages typical of that period's building govern what a loft or rear projection can realistically be. Hertsmere Borough Council decided 466 householder applications in the latest published year and granted 94%, with 49% issued inside the eight-week target. That decision record, not a national figure, is what we design to.
The full build-period split for Bushey St James runs pre-1900 10% (300 homes), 1900-1918 7% (210 homes), 1919-1929 12% (360 homes), 1930-1939 6% (180 homes), 1945-1954 2% (60 homes), 1955-1964 20% (610 homes), 1965-1972 12% (370 homes), 1973-1982 8% (260 homes), 1983-1992 3% (80 homes), 1993-1999 2% (70 homes) and 2000-2008 2% (70 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.
Hertsmere Borough Council also decides for Aldenham East, Aldenham West, Bushey Heath, Elstree and Shenley, so a decision in Bushey St James 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 Bushey St James and Hertsmere 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 | Bushey St James |
|---|---|
| Dwellings recorded | 3,100 |
| Built pre-1900 | 300 (10%) |
| Built 1900-1918 | 210 (7%) |
| Built 1919-1929 | 360 (12%) |
| Built 1930-1939 | 180 (6%) |
| Built 1945-1954 | 60 (2%) |
| Built 1955-1964 | 610 (20%) |
| Built 1965-1972 | 370 (12%) |
| Built 1973-1982 | 260 (8%) |
| Built 1983-1992 | 80 (3%) |
| Built 1993-1999 | 70 (2%) |
| Built 2000-2008 | 70 (2%) |
| Built before 1919 | 16% |
| Built 1919–1939 | 17% |
| Built 1945–2008 | 49% |
| Conservation areas in Bushey St James | 2 (Bushey High Street, Bushey Melbourne Road) |
| Conservation areas district-wide | 16 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 466 |
| Householder applications granted | 94% |
| Decided within 8 weeks | 49% |
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 Hertsmere Borough Council's own, from MHCLG live table PS2 for the year to 31 March 2026.
The rear extension is the workhorse of Bushey St James home improvement — it is how a dark back kitchen becomes an open family room facing the garden. Because the borough is built largely from late-1950s and early-1960s houses (20% of 3,100 homes), late-1960s and early-1970s houses (12%) and early interwar houses (12%), most back walls sit close to a neighbour on at least one side, and that proximity, not the design, is what Hertsmere Borough Council scrutinises. The council reads the proposal against Hertsmere Borough Council's adopted local plan and its householder design guidance, and the first line an officer draws is the 45-degree splay from the neighbour's nearest window.
So the drawings live or die on geometry. We set the depth against the exact permitted-development figure, hold the eaves and the flat-roof or lantern build-up under the 4-metre height ceiling, and show the projection tested against both the 45-degree plan angle and the 25-degree section angle to the neighbouring windows. Bushey St James contains Bushey High Street, Bushey Melbourne Road conservation areas (Bushey High Street designated 1973), so materials, fenestration and roof form are assessed against the appraisal, so the rear elevation is composed around it rather than corrected after an objection.
Where the property sits in a conservation area — Bushey High Street and Bushey Melbourne Road among Bushey St James's — the larger-home extension route is switched off and even a modest rear addition needs consent. No Article 4 direction is recorded for Hertsmere Borough Council, but Bushey St James's 2 conservation areas still limit permitted development on those streets. We confirm the designation before the survey.
Many single-storey rear extensions in Bushey St James are permitted development and need no application. You will normally need to apply to Hertsmere Borough Council, or use the larger-home prior-approval route, if any of these apply:
We draw the depth, the roof build-up and the daylight splays to each neighbour on the page — the tests Hertsmere Borough Council's officers apply first — and submit a validation-complete pack, whether that is a lawful development certificate, a larger-home prior-approval notice or a full householder application.
Below is Hertsmere Borough Council's real householder decision record, taken from official planning statistics and refreshed as new data lands. Hertsmere Borough Council granted 94% of its householder applications in the year to 31 March 2026, and Bushey High Street shapes what is approved here. Rear extensions turn most often on neighbour daylight and depth, so a drawing pack that proves those tests upfront is decided 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 Bushey High Street and Bushey Melbourne Road, the approved rear extension is typically a single-storey glazed box within the depth limit, roofed either flat with a lantern or in a shallow mono-pitch, and finished in brick or render to match the host wall. On the borough's late-1950s and early-1960s houses (20% of 3,100 homes), keeping the projection to the permitted-development figure often avoids an application entirely; where owners want the full 6 metres, the larger-home route succeeds when the neighbour-consultation period passes without a sustained objection.
The 3,100 homes here are 20% 1955-1964, 12% 1965-1972, 12% 1919-1929, which is what sets the realistic roof and rear-projection options. We keep the extension inside the daylight splays, set any glazed roof below the first-floor cill, and retain the garden depth Hertsmere Borough Council expects — so the back elevation answers the amenity case before a neighbour can lodge one. Two-storey rear extensions we draw with the 7-metre boundary gap and privacy screening resolved on the plan.
We draw rear extensions on every street in the borough. A few of the neighbourhoods where Bushey St James back-of-house projects come up most often:
Rear extension drawings for Bushey High Street's conservation area designated in 1973 — depth-checked, daylight-tested and drawn to Hertsmere Borough Council's guidance.
Rear extension drawings for Bushey Melbourne Road's conservation area designated in 1973 — depth-checked, daylight-tested and drawn to Hertsmere Borough Council's guidance.
How far you can extend at the back in Bushey St James depends on your house type and the route you take. This is how the options compare.
| Route | Depth allowed | Consent needed | What Hertsmere Borough Council checks |
|---|---|---|---|
| Standard permitted development | 3m terrace/semi · 4m detached | Lawful development certificate (optional) | Depth, 4m height, materials |
| Larger-home prior approval | 6m terrace/semi · 8m detached | Prior-approval notice + neighbour consultation | Neighbour objections on amenity |
| Full householder application | Beyond the above, or two-storey | Full planning permission | Daylight (45°/25°), bulk, garden retained |
| Conservation area | Case by case | Full planning permission | Character, roof form, boundary treatment |
The larger-home route is switched off on designated land — conservation areas such as Bushey High Street and Bushey Melbourne Road and Article 4 streets need a full application.
A fixed process built around how Hertsmere Borough Council validates and decides rear-extension applications — most drawings are submission-ready within seven days of survey.
Send us your Bushey St James postcode and house type. We confirm your conservation and Article 4 status, how much rear-extension depth you have under permitted development, and score your odds against live Hertsmere Borough Council decisions.
We measure the original rear wall, floor and eaves levels, side and rear boundary distances and the neighbours' window positions — the numbers the depth limit and daylight splays depend on.
Chartered designers develop the single or two-storey rear extension to your brief, drawn inside the permitted-development limits or to Hertsmere Borough Council's extension design guidance, with the daylight angles shown.
We submit the certificate, prior-approval notice or application, handle validation and case-officer queries, and revise the drawings free until Hertsmere Borough Council issues its decision.
Often not. 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 Bushey St James. You will need to involve Hertsmere Borough Council for anything deeper via the larger-home route, for two-storey rear extensions, and for any rear extension in a conservation area such as Bushey High Street and Bushey Melbourne Road, where those permitted-development rights fall away.
The larger-home extension scheme lets a single-storey rear extension reach 6 metres on a terrace or semi, or 8 metres on a detached house — double the standard allowance. It is not automatic: you submit a prior-approval notification to Hertsmere Borough Council, neighbours are consulted, and if one objects on amenity grounds the council rules on it. It also does not apply on designated land such as Bushey St James's conservation areas.
It is the daylight test Hertsmere Borough Council applies to protect neighbours. Drawn on plan, a line at 45 degrees from the midpoint of the neighbour's nearest ground-floor window should not be crossed by your extension; a companion 25-degree line is checked in section. If the projection breaches it, the extension is likely to be shortened or refused, so we test and prove it on the drawings before submission. This applies to your Bushey St James address specifically.
A two-storey rear extension almost always needs a full householder application to Hertsmere Borough Council, as it sits outside permitted development on most homes. The council checks that it stays at least 7 metres from the rear boundary, does not overbear the neighbours and avoids new overlooking. We resolve the boundary gap, privacy and daylight on the plans so the application is decided on its merits. This applies to your Bushey St James address specifically.
Frequently, yes. If the rear extension involves work to a shared wall, building up to the boundary, or excavating foundations near a neighbour's structure, the Party Wall etc. Act applies and you must serve notice — this is separate from Hertsmere Borough Council's planning decision. We flag it early and can prepare the drawings a party-wall surveyor needs alongside the planning set. This applies to your Bushey St James address specifically.
We price each Bushey St James rear extension on its own footprint and send a fixed, no-obligation quote within one working day. It covers the full drawing pack with free revisions until Hertsmere Borough Council approves, and we confirm at the outset whether your extension is permitted development, needs prior approval, or a full application. Call 020 7864 7245 to begin.
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