Back-of-house extension drawings for Garden Village homes — the glazed kitchen-diner across the rear, drawn to Hull City Council's depth and daylight limits, delivered in days and revised free until your decision, with a free approval-odds check first.
Hull City Council granted 91% of the householder planning decisions it made in its latest published year — 4 points above the 87% England-wide householder average. The estate sits within the citywide high tidal-flood-risk zone, so extensions are expected to address flood resilience, which is where a policy-literate drawing pack earns its keep. Its dominant Edwardian (1901–1910), interwar (1918–1939) and postwar (1945–1970) housing stock sets the design brief on most streets.
Under Class B, a rear dormer stays permitted development up to 40m³ of added roof volume on a terrace or 50m³ on a semi-detached or detached house, while Class A allows a single-storey rear extension of 3m beyond the original rear wall on a terrace and 4m on a detached house before a full application is needed. In conservation areas such as Garden Village and Holderness Road East those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Garden Village is determined against an 8-week statutory target.
Garden Village (planned Edwardian model village of cottage-style houses around communal greens), Elm Avenue (tree-lined street of Arts-and-Crafts semis at the heart of the estate), The Oval (curved cottage terraces framing a central green), Holderness Road (historic radial route of shops and terraces in a conservation area), Village Road (spine of the model village with its distinctive gabled houses) and Laburnum Avenue (cottage housing on the estate's leafy eastern edge) — these are the Garden Village pockets our drawings cover most. Heritage designations here include Garden Village and Holderness Road East. Hull City Council weighs each proposal against the Hull Local Plan 2016–2032, where sub-division and conversion proposals are assessed against amenity standards to protect the model-village character. On roofs the borough is steep tiled and hipped roofs with deep eaves on the model-village cottages and gabled roofs on the surrounding terraces, over Edwardian Arts-and-Crafts model-village houses built for Reckitt's workers, cottage-style semis and short terraces around greens and later interwar and postwar housing off Holderness Road.
The rear extension is the workhorse of Garden Village home improvement — it is how a dark back kitchen becomes an open family room facing the garden. Because the borough is built largely from Edwardian Arts-and-Crafts model-village houses built for Reckitt's workers, cottage-style semis and short terraces around greens and later interwar and postwar housing off Holderness Road, most back walls sit close to a neighbour on at least one side, and that proximity, not the design, is what Hull City Council scrutinises. The council reads the proposal against the Hull Local Plan 2016–2032, 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. The estate sits within the citywide high tidal-flood-risk zone, so extensions are expected to address flood resilience, so the rear elevation is composed around it rather than corrected after an objection.
Where the property sits in a conservation area — Garden Village and Holderness Road East among Garden Village's — the larger-home extension route is switched off and even a modest rear addition needs consent. Garden Village lies outside Hull's HMO Article 4 direction, but the estate is a designated conservation area in its own right, so its consistent Arts-and-Crafts frontages and layout are protected and many external alterations need consent. We confirm the designation before the survey.
Many single-storey rear extensions in Garden Village are permitted development and need no application. You will normally need to apply to Hull City 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 Hull City 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 Hull City Council's real householder decision record, taken from official planning statistics and refreshed as new data lands. Hull grants roughly 91% of applications it decides, but in Garden Village the conservation of the planned Edwardian estate's consistent design is the defining constraint on any alteration. 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 Garden Village, Elm Avenue and The Oval, 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 edwardian arts-and-crafts model-village houses built for reckitt's workers, 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.
Sub-division and conversion proposals are assessed against amenity standards to protect the model-village character. We keep the extension inside the daylight splays, set any glazed roof below the first-floor cill, and retain the garden depth Hull City 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 Garden Village back-of-house projects come up most often:
Rear extension drawings for Garden Village's planned Edwardian model village of cottage-style houses around communal greens — depth-checked, daylight-tested and drawn to Hull City Council's guidance.
Rear extension drawings for Elm Avenue's tree-lined street of Arts-and-Crafts semis at the heart of the estate — depth-checked, daylight-tested and drawn to Hull City Council's guidance.
Rear extension drawings for The Oval's curved cottage terraces framing a central green — depth-checked, daylight-tested and drawn to Hull City Council's guidance.
Rear extension drawings for Holderness Road's historic radial route of shops and terraces in a conservation area — depth-checked, daylight-tested and drawn to Hull City Council's guidance.
Rear extension drawings for Village Road's spine of the model village with its distinctive gabled houses — depth-checked, daylight-tested and drawn to Hull City Council's guidance.
Rear extension drawings for Laburnum Avenue's cottage housing on the estate's leafy eastern edge — depth-checked, daylight-tested and drawn to Hull City Council's guidance.
How far you can extend at the back in Garden Village depends on your house type and the route you take. This is how the options compare.
| Route | Depth allowed | Consent needed | What Hull City 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 Garden Village and Holderness Road East and Article 4 streets need a full application.
A fixed process built around how Hull City Council validates and decides rear-extension applications — most drawings are submission-ready within seven days of survey.
Send us your Garden Village 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 Hull City 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 Hull City 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 Hull City 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 Garden Village. You will need to involve Hull City 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 Garden Village and Holderness Road East, 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 Hull City 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 Garden Village's conservation areas.
It is the daylight test Hull City 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 Garden Village address specifically.
A two-storey rear extension almost always needs a full householder application to Hull City 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 Garden Village 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 Hull City 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 Garden Village address specifically.
We price each Garden Village 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 Hull City 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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