Back-of-house extension drawings for Horsehay & Lightmoor homes — the glazed kitchen-diner across the rear, drawn to Telford & Wrekin Council's depth and daylight limits, delivered in days and revised free until your decision, with a free approval-odds check first.
Telford & Wrekin Council granted 91% of the householder planning decisions it made in its latest published year — 4 points above the 87% England-wide householder average. Horsehay & Lightmoor contains the Horsehay and Spring Village conservation area, so materials, fenestration and roof form are assessed against the appraisal, which is where a policy-literate drawing pack earns its keep. Its dominant 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. In conservation areas such as Horsehay and Spring Village those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Horsehay & Lightmoor is determined against an 8-week statutory target.
Horsehay and Spring Village (designated conservation area), Great Dawley (civil parish within Horsehay & Lightmoor), The Gorge (civil parish within Horsehay & Lightmoor) and Dawley Hamlets (civil parish within Horsehay & Lightmoor) — these are the Horsehay & Lightmoor pockets our drawings cover most. Heritage designations here include Horsehay and Spring Village. Telford & Wrekin Council weighs each proposal against Telford & Wrekin Council's adopted local plan and its householder design guidance, where the 2,830 homes here are 10% 1955-1964, 8% 1993-1999, 7% 1945-1954, 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 trussed-rafter roofs typical of 1990s building, over late-1950s and early-1960s houses (10% of 2,830 homes), 1990s estate houses (8%) and early postwar houses (7%).
What is permitted in Horsehay & Lightmoor turns on designation first, so that is where we start: Horsehay and Spring Village (designated conservation area). Inside those boundaries permitted development is curtailed and Telford & Wrekin 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, Horsehay & Lightmoor takes in Great Dawley, The Gorge and Dawley Hamlets. No Article 4 direction is recorded for Telford & Wrekin Council, but Horsehay & Lightmoor's 1 conservation area still limit permitted development on those streets.
On stock, Horsehay & Lightmoor is late-1950s and early-1960s houses (10% of 2,830 homes), 1990s estate houses (8%) and early postwar houses (7%) — which is why shallow gabled roofs typical of that period's building and trussed-rafter roofs typical of 1990s building govern what a loft or rear projection can realistically be. Telford & Wrekin Council decided 277 householder applications in the latest published year and granted 91%, with 96% issued inside the eight-week target. We draw to that record rather than to a national average.
The full build-period split for Horsehay & Lightmoor runs pre-1900 6% (160 homes), 1900-1918 0% (10 homes), 1919-1929 0% (10 homes), 1945-1954 7% (190 homes), 1955-1964 10% (290 homes), 1965-1972 1% (40 homes), 1973-1982 4% (110 homes), 1983-1992 2% (70 homes), 1993-1999 8% (240 homes) and 2000-2008 5% (130 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.
Telford & Wrekin Council also decides for Edgmond, Ercall Magna, Ironbridge Gorge and Wrockwardine, so a decision in Horsehay & Lightmoor 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 Horsehay & Lightmoor and Telford & Wrekin Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Horsehay & Lightmoor |
|---|---|
| Dwellings recorded | 2,830 |
| Built pre-1900 | 160 (6%) |
| Built 1900-1918 | 10 (0%) |
| Built 1919-1929 | 10 (0%) |
| Built 1945-1954 | 190 (7%) |
| Built 1955-1964 | 290 (10%) |
| Built 1965-1972 | 40 (1%) |
| Built 1973-1982 | 110 (4%) |
| Built 1983-1992 | 70 (2%) |
| Built 1993-1999 | 240 (8%) |
| Built 2000-2008 | 130 (5%) |
| Built before 1919 | 6% |
| Built 1919–1939 | 0% |
| Built 1945–2008 | 38% |
| Conservation areas in Horsehay & Lightmoor | 1 (Horsehay and Spring Village) |
| Conservation areas district-wide | 8 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 277 |
| Householder applications granted | 91% |
| Decided within 8 weeks | 96% |
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 Telford & Wrekin Council's own, from MHCLG live table PS2 for the year to 31 March 2026.
The rear extension is the workhorse of Horsehay & Lightmoor 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 (10% of 2,830 homes), 1990s estate houses (8%) and early postwar houses (7%), most back walls sit close to a neighbour on at least one side, and that proximity, not the design, is what Telford & Wrekin Council scrutinises. The council reads the proposal against Telford & Wrekin 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. Horsehay & Lightmoor contains the Horsehay and Spring Village conservation area, 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 — Horsehay and Spring Village among Horsehay & Lightmoor's — the larger-home extension route is switched off and even a modest rear addition needs consent. No Article 4 direction is recorded for Telford & Wrekin Council, but Horsehay & Lightmoor's 1 conservation area still limit permitted development on those streets. We confirm the designation before the survey.
Many single-storey rear extensions in Horsehay & Lightmoor are permitted development and need no application. You will normally need to apply to Telford & Wrekin 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 Telford & Wrekin 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 Telford & Wrekin Council's real householder decision record, taken from official planning statistics and refreshed as new data lands. Telford & Wrekin Council granted 91% of its householder applications in the year to 31 March 2026, and Horsehay and Spring Village 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 Horsehay and Spring Village, Great Dawley and The Gorge, 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 (10% of 2,830 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 2,830 homes here are 10% 1955-1964, 8% 1993-1999, 7% 1945-1954, 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 Telford & Wrekin 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 Horsehay & Lightmoor back-of-house projects come up most often:
Rear extension drawings for Horsehay and Spring Village's designated conservation area — depth-checked, daylight-tested and drawn to Telford & Wrekin Council's guidance.
Rear extension drawings for Great Dawley's civil parish within Horsehay & Lightmoor — depth-checked, daylight-tested and drawn to Telford & Wrekin Council's guidance.
Rear extension drawings for The Gorge's civil parish within Horsehay & Lightmoor — depth-checked, daylight-tested and drawn to Telford & Wrekin Council's guidance.
Rear extension drawings for Dawley Hamlets's civil parish within Horsehay & Lightmoor — depth-checked, daylight-tested and drawn to Telford & Wrekin Council's guidance.
How far you can extend at the back in Horsehay & Lightmoor depends on your house type and the route you take. This is how the options compare.
| Route | Depth allowed | Consent needed | What Telford & Wrekin 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 Horsehay and Spring Village and Article 4 streets need a full application.
A fixed process built around how Telford & Wrekin Council validates and decides rear-extension applications — most drawings are submission-ready within seven days of survey.
Send us your Horsehay & Lightmoor 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 Telford & Wrekin 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 Telford & Wrekin 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 Telford & Wrekin 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 Horsehay & Lightmoor. You will need to involve Telford & Wrekin 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 Horsehay and Spring Village, 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 Telford & Wrekin 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 Horsehay & Lightmoor's conservation areas.
It is the daylight test Telford & Wrekin 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 Horsehay & Lightmoor address specifically.
A two-storey rear extension almost always needs a full householder application to Telford & Wrekin 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 Horsehay & Lightmoor 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 Telford & Wrekin 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 Horsehay & Lightmoor address specifically.
We price each Horsehay & Lightmoor 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 Telford & Wrekin 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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