Side-return infill drawings for Old Leake and Wrangle terraces — the glazed extension that fills the redundant side alley and opens up the kitchen, drawn to Boston Borough Council's guidance, delivered in days and revised free until your decision, with a free approval-odds check first.
Boston Borough Council granted 96% of the householder planning decisions it made in its latest published year — 9 points above the 87% England-wide householder average. Old Leake and Wrangle contains the Wrangle conservation area (Wrangle designated 1970), 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 Wrangle those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Old Leake and Wrangle is determined against an 8-week statutory target.
Wrangle (conservation area designated in 1970), Old Leake (civil parish within Old Leake and Wrangle) and Wrangle (civil parish within Old Leake and Wrangle) — these are the Old Leake and Wrangle pockets our drawings cover most. Heritage designations here include Wrangle. Boston Borough Council weighs each proposal against Boston Borough Council's adopted local plan and its householder design guidance, where the 1,630 homes here are 17% pre-1900, 10% 2000-2008, 9% 1930-1939, 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 trussed-rafter roofs typical of 2000s building, over Victorian and earlier houses (17% of 1,630 homes), 2000s houses and apartments (10%) and 1930s semi-detached and detached houses (9%).
Before anything is drawn we check your address against the designations that apply in Old Leake and Wrangle: Wrangle (conservation area designated in 1970). Inside those boundaries permitted development is curtailed and Boston 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.
Beyond the designated areas, Old Leake and Wrangle takes in Old Leake and Wrangle. No Article 4 direction is recorded for Boston Borough Council, but Old Leake and Wrangle's 1 conservation area still limit permitted development on those streets.
On stock, Old Leake and Wrangle is Victorian and earlier houses (17% of 1,630 homes), 2000s houses and apartments (10%) and 1930s semi-detached and detached houses (9%) — which is why steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and trussed-rafter roofs typical of 2000s building govern what a loft or rear projection can realistically be. Boston Borough Council decided 81 householder applications in the latest published year and granted 96%, with 70% issued inside the eight-week target. That decision record, not a national figure, is what we design to.
The full build-period split for Old Leake and Wrangle runs pre-1900 17% (270 homes), 1900-1918 2% (40 homes), 1919-1929 4% (60 homes), 1930-1939 9% (140 homes), 1945-1954 9% (140 homes), 1955-1964 6% (100 homes), 1965-1972 5% (80 homes), 1973-1982 7% (120 homes), 1983-1992 6% (100 homes), 1993-1999 9% (140 homes) and 2000-2008 10% (170 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.
Boston Borough Council also decides for Five Village and Kirton and Frampton, so a decision in Old Leake and Wrangle 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 Old Leake and Wrangle and Boston 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 | Old Leake and Wrangle |
|---|---|
| Dwellings recorded | 1,630 |
| Built pre-1900 | 270 (17%) |
| Built 1900-1918 | 40 (2%) |
| Built 1919-1929 | 60 (4%) |
| Built 1930-1939 | 140 (9%) |
| Built 1945-1954 | 140 (9%) |
| Built 1955-1964 | 100 (6%) |
| Built 1965-1972 | 80 (5%) |
| Built 1973-1982 | 120 (7%) |
| Built 1983-1992 | 100 (6%) |
| Built 1993-1999 | 140 (9%) |
| Built 2000-2008 | 170 (10%) |
| Built before 1919 | 19% |
| Built 1919–1939 | 12% |
| Built 1945–2008 | 52% |
| Conservation areas in Old Leake and Wrangle | 1 (Wrangle) |
| Conservation areas district-wide | 11 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 81 |
| Householder applications granted | 96% |
| Decided within 8 weeks | 70% |
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 Boston Borough Council's own, from MHCLG live table PS2 for the year to 31 March 2026.
The side return is the classic terrace fix, and Old Leake and Wrangle has the stock for it — the borough is built largely from Victorian and earlier houses (17% of 1,630 homes), 2000s houses and apartments (10%) and 1930s semi-detached and detached houses (9%), and the Victorian and Edwardian versions almost all have an L-shaped back addition with a wasted alley beside it. Fill that alley and the dark galley kitchen becomes a bright, square room the full width of the house. Boston Borough Council judges the infill against Boston Borough Council's adopted local plan and its householder design guidance, and because it runs along the party boundary, the neighbour relationship is read before the design.
That boundary is where the drawings earn their keep. We set the infill wall on or up to the line, keep the roof — usually a glazed lantern or a shallow pitch tying into the existing back-addition slope — below the neighbour's first-floor windows, and detail the rainwater and party-wall junction so the build is watertight and the Party Wall Act is satisfied. Old Leake and Wrangle contains the Wrangle conservation area (Wrangle designated 1970), so materials, fenestration and roof form are assessed against the appraisal, so we resolve it on the section rather than leave it to the case officer.
Many of Old Leake and Wrangle's terraces sit in conservation areas — Wrangle among them — where a side extension is no longer permitted development. No Article 4 direction is recorded for Boston Borough Council, but Old Leake and Wrangle's 1 conservation area still limit permitted development on those streets. We confirm the designation before a line is drawn.
Some single-storey side returns in Old Leake and Wrangle are permitted development, but the width and boundary make an application more likely than for a straight rear extension. You will normally need to apply to Boston Borough Council if any of these apply:
We draw the infill wall on the boundary, the glazed roof below the neighbour's windows and the party-wall junction on the page — the details Boston Borough Council's officers and your neighbour both check — and submit a validation-complete pack, whether that is a lawful development certificate or a full householder application.
Below is Boston Borough Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Boston Borough Council granted 96% of its householder applications in the year to 31 March 2026, and Wrangle shapes what is approved here. Side returns hinge on width, roof glazing and the party boundary, so a pack that resolves those details 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 Wrangle, Old Leake and Wrangle, the approved side return is a single-storey infill roofed with a glazed lantern or roof light to pull daylight deep into the plan, its flank wall built on the boundary and finished to match the host brick. On the borough's victorian and earlier houses (17% of 1,630 homes), this is frequently the single biggest gain in usable ground-floor space, and where it stays within the width and height limits it can proceed under permitted development or a lawful development certificate.
The 1,630 homes here are 17% pre-1900, 10% 2000-2008, 9% 1930-1939, which is what sets the realistic roof and rear-projection options. We keep the glazed roof below the neighbour's cill line, set the gutter and the party-wall flashing so water and maintenance are designed in, and — where owners want the full open-plan room — pair the infill with a rear extension as a single wraparound application. That way Boston Borough Council sees one coherent scheme rather than two overlapping ones.
We draw side-return infills on every terraced street in the borough. A few of the neighbourhoods where Old Leake and Wrangle side returns come up most often:
Side return extension drawings for Wrangle's conservation area designated in 1970 — width-checked, party-wall detailed and drawn to Boston Borough Council's guidance.
Side return extension drawings for Old Leake's civil parish within Old Leake and Wrangle — width-checked, party-wall detailed and drawn to Boston Borough Council's guidance.
Side return extension drawings for Wrangle's civil parish within Old Leake and Wrangle — width-checked, party-wall detailed and drawn to Boston Borough Council's guidance.
Whether a side return in Old Leake and Wrangle needs permission comes down to width, storeys and whether the street is designated. This is how the cases compare.
| Side return type | Permitted development? | What it gains | What Boston Borough Council checks |
|---|---|---|---|
| Single-storey infill, within limits | Often yes, if under half the house width | Full-width kitchen-diner | Width, 4m height, roof glazing |
| Single-storey, over half width | No — full application | Wider room, more light | Boundary treatment, neighbour amenity |
| Two-storey side return | No — full application | Room above as well as below | Bulk, overlooking, terrace rhythm |
| Wraparound (side + rear) | No — full application | L-shaped open-plan ground floor | Combined footprint, garden retained |
In conservation areas such as Wrangle, side extensions are not permitted development and always need a full application.
A fixed process built around how Boston Borough Council validates and decides side-return applications — most drawings are submission-ready within seven days of survey.
Send us your Old Leake and Wrangle postcode and terrace type. We confirm your conservation and Article 4 status, whether the infill stays within the side-extension width limit, and score your odds against live Boston Borough Council decisions.
We measure the side alley, the back-addition wall, floor and eaves levels and the neighbour's window heights — the numbers the width limit, roof pitch and party-wall detailing depend on.
Chartered designers develop the infill and its glazed roof to your brief, drawn inside the permitted-development limits or to Boston Borough Council's extension guidance, with the boundary and party-wall junction detailed.
We submit the certificate or application, manage validation and case-officer queries, and revise the drawings free until Boston Borough Council issues its decision.
Sometimes not. A single-storey side-return infill can be permitted development if it is no wider than half the original house, no higher than 4 metres, and the property is not on designated land. In Old Leake and Wrangle you will need a full application to Boston Borough Council for anything wider or taller, for a two-storey side return, and for any side extension in a conservation area such as Wrangle, where those rights are removed.
It is an infill that fills the narrow open alley running alongside the rear back-addition of a Victorian or Edwardian terrace — the strip of ground that is usually too small to use. Building over it squares off the ground floor, so a cramped galley kitchen becomes a full-width room. Old Leake and Wrangle's period terraces are ideally suited to it, which is why the side return is one of the borough's most common extensions. Boston Borough Council is the decision-maker.
Almost always. A side return is built on or up to the boundary with your neighbour, so the Party Wall etc. Act applies and you must serve notice before work starts — this is entirely separate from Boston Borough Council's planning decision. We detail the party-wall junction on the drawings and flag the notice early so a surveyor can be appointed without delaying the build. This applies to your Old Leake and Wrangle address specifically.
Yes, and it is common — the combined L-shape is a wraparound extension. Once the side infill joins a rear projection beyond the permitted-development depth, the whole thing needs a full householder application to Boston Borough Council rather than qualifying as permitted development. We draw it as one coherent scheme so the council assesses a single footprint, which reads more clearly than two overlapping proposals. This applies to your Old Leake and Wrangle address specifically.
A householder planning application in Old Leake and Wrangle runs to a statutory eight-week target, and a lawful development certificate to eight weeks as well, though an incomplete pack can stall at validation. Because a side return involves the boundary and roof glazing, a complete, well-detailed submission matters — we prepare it validation-complete and manage officer queries to keep the decision on track. Boston Borough Council is the decision-maker.
We price each Old Leake and Wrangle side return individually, because alley width and roof form vary house to house, and send a fixed, no-obligation quote within one working day. It covers the full drawing pack with free revisions until Boston Borough Council approves, and we confirm at the outset whether your infill is permitted development or needs an application. Call 020 7864 7245 to start.
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