Two-storey extension drawings for Allestree homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to Derby City Council's design guidance, delivered in days and revised free until your decision.
Derby City Council granted 93% of the householder planning decisions it made in its latest published year — 6 points above the 87% England-wide householder average. The Allestree conservation area and Allestree Hall parkland control alterations in the village core to a rural, low-density character, 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 Allestree, Markeaton and Darley Abbey those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Allestree is determined against an 8-week statutory target.
Allestree village (the historic core around St Edmund's Church and Allestree Hall parkland), Allestree Park (a country park and golf course framing the suburb to the east), Woodlands (interwar and postwar semi-detached streets north of the village), Kingsway estate (postwar suburban housing on the western side of the district), Park Farm (a mid-20th-century neighbourhood built around its shopping precinct) and Birchover Way (later detached and semi-detached houses on generous plots) — these are the Allestree pockets our drawings cover most. Heritage designations here include Allestree, Markeaton and Darley Abbey. Derby City Council weighs each proposal against the Derby City Local Plan Part 1 (Core Strategy) and Part 2, where the suburban semis are held to spacing and building-line policy so paired and terraced groups keep their rhythm and separation. On roofs the borough is hipped roofs on the interwar and postwar semis and gabled roofs on the older village cottages and detached houses, over a former estate-village core around the church and Allestree Hall, extensive interwar and postwar semi-detached suburbia and later 20th-century detached houses on larger plots.
Adding at first floor changes the question the case officer asks. A single-storey extension is judged mostly on daylight and garden loss; a two-storey extension is judged on overlooking, bulk against the neighbouring roofline, and whether it reads as part of the house or bolted onto it. Allestree is largely a former estate-village core around the church and Allestree Hall, extensive interwar and postwar semi-detached suburbia and later 20th-century detached houses on larger plots, and hipped roofs on the interwar and postwar semis and gabled roofs on the older village cottages and detached houses set what a matching roof actually means here.
The permitted-development route exists but is narrow: 3 metres of rear projection, a 7-metre stand-off from the rear boundary, eaves and ridge no higher than the original, and side-facing upper windows obscure-glazed and non-opening below 1.7 metres above floor level. Most two-storey schemes fail one of those, usually the 7-metre boundary rule on a shorter garden, and go in as a full application instead. We establish which route applies before designing, because it changes the drawing set.
The Allestree conservation area and Allestree Hall parkland control alterations in the village core to a rural, low-density character. Allestree lies to the north of the city outside the Ring Road, so it is not covered by Derby's inner-city HMO Article 4 direction; the historic village core is instead protected by the Allestree conservation area.
Some two-storey rear extensions are permitted development. You will need a full application to Derby City Council if any of these apply:
We set the projection and boundary distance on the site plan, prove the roof-pitch match on the elevations, and specify obscure glazing on the side windows — the three things Derby City Council checks first — then submit a validation-complete pack.
Below is Derby City Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Derby approves the large majority of applications it decides, and in Allestree the constraints are village-core conservation, suburban spacing standards, and protected open land rather than HMO pressure. Two-storey schemes attract more neighbour comment than any other householder work, so the overlooking and daylight case has to be made on the drawings.
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 Allestree village, Allestree Park and Woodlands, the schemes that succeed set the first floor back from the ground floor, keep the ridge below the original, and treat the flank wall as blank or obscure-glazed. On a former estate-village core around the church and allestree hall, matching the eaves line matters more than matching the brick: an extension that carries the existing eaves through reads as original even in a different material.
The suburban semis are held to spacing and building-line policy so paired and terraced groups keep their rhythm and separation. We draw the 45-degree daylight test from the neighbour's nearest habitable window, show the window positions in section, and set out the steel and foundation implications early — a two-storey extension changes the load path, so the structural design and the planning design have to be developed together rather than in sequence.
We draw two-storey extensions across Allestree. A few of the areas where they come up most often:
Two storey extension drawings for Allestree village — the historic core around St Edmund's Church and Allestree Hall parkland — dimensioned against the 3m and 7m limits and drawn to Derby City Council's guidance.
Two storey extension drawings for Allestree Park — a country park and golf course framing the suburb to the east — dimensioned against the 3m and 7m limits and drawn to Derby City Council's guidance.
Two storey extension drawings for Woodlands — interwar and postwar semi-detached streets north of the village — dimensioned against the 3m and 7m limits and drawn to Derby City Council's guidance.
Two storey extension drawings for Kingsway estate — postwar suburban housing on the western side of the district — dimensioned against the 3m and 7m limits and drawn to Derby City Council's guidance.
Two storey extension drawings for Park Farm — a mid-20th-century neighbourhood built around its shopping precinct — dimensioned against the 3m and 7m limits and drawn to Derby City Council's guidance.
Two storey extension drawings for Birchover Way — later detached and semi-detached houses on generous plots — dimensioned against the 3m and 7m limits and drawn to Derby City Council's guidance.
The first-floor limits are tighter than the ground-floor ones. This is how the common cases compare.
| Scheme | Permitted development? | Deciding limit | What Derby City Council checks |
|---|---|---|---|
| Two-storey rear, 3m projection, 7m+ to boundary | Often yes | 3m projection / 7m boundary | Roof match, side-window glazing |
| Two-storey rear, under 7m to boundary | No — full application | Rear-boundary distance | Overlooking, daylight, garden loss |
| Two-storey side extension | No — full application | Side elevation | Gap to boundary, street rhythm |
| Two-storey wraparound | No — full application | Combined footprint | Bulk, massing, neighbour amenity |
| Any two-storey on designated land | No — full application | Designation | Character and appearance |
Limits from the GPDO 2015, Schedule 2, Part 1, Class A — two-storey rear extension conditions.
A fixed process built around how Derby City Council validates and decides two-storey applications.
Send us your Allestree postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live Derby City Council decisions.
We measure the original rear wall, eaves and ridge heights, garden depth and every neighbouring window that faces the site — the inputs the daylight and overlooking case is built from.
Chartered designers develop the two-storey addition to your brief with the roof and eaves resolved, and we coordinate the load path so the structural scheme and the planning scheme are the same building.
We submit the application, manage validation and case-officer queries, and revise the drawings free until Derby City Council issues its decision.
Often, but not always. A two-storey rear extension can be permitted development if it projects no more than 3 metres, sits at least 7 metres from the rear boundary, does not exceed the existing eaves and ridge, and has obscure-glazed non-opening side windows below 1.7 metres. In Allestree, the 7-metre rule is what most commonly forces a full application to Derby City Council.
No part of a permitted-development two-storey rear extension may come within 7 metres of the boundary opposite the rear wall of the house. It exists to protect the neighbour behind you from being overlooked at first floor. On shorter Allestree gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. Derby City Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to Derby City Council. They are assessed on the gap to the boundary, whether the street's rhythm of spaces between houses survives, and whether the extension is subordinate to the original. Setting the first floor back from the front building line and down from the ridge is what usually makes the difference. This applies to your Allestree address specifically.
Overlooking is the most common objection, and it is answerable on the drawings. We position habitable-room windows away from neighbouring gardens, obscure-glaze and fix shut anything on the flank below 1.7 metres, and show the sight lines in section. Where the geometry is tight, a rooflight or a high-level window gives the same daylight without the mutual overlooking that draws objections. This applies to your Allestree address specifically. Derby City Council is the decision-maker.
Almost certainly. Excavating within 3 metres of a neighbouring structure and building on or up to the boundary both trigger the Party Wall etc. Act 1996, and a two-storey extension usually does both. It is entirely separate from Derby City Council's planning decision, so we flag the notice period early and detail the junction on the drawings. This applies to your Allestree address specifically.
Yes. Adding a floor changes the load path from roof to foundation, so beams, padstones and foundation depths all need designing and calculating for building control. Planning and building regulations are separate consents, and the structural set is what building control assesses — we prepare both so the approved scheme is the buildable one. This applies to your Allestree address specifically. Derby City Council is the decision-maker.
We quote each Allestree two-storey extension individually, because plot depth, roof form and structural complexity vary house to house, and send a fixed, no-obligation quote within one working day. It covers the drawing pack with free revisions until Derby City Council approves. Call 020 7864 7245 to start.
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