Two-storey extension drawings for Garden Village homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to Hull City Council's design guidance, delivered in days and revised free until your decision.
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.
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. Garden Village is largely 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, and steep tiled and hipped roofs with deep eaves on the model-village cottages and gabled roofs on the surrounding terraces 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 estate sits within the citywide high tidal-flood-risk zone, so extensions are expected to address flood resilience. 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.
Some two-storey rear extensions are permitted development. You will need a full application to Hull 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 Hull City Council checks first — then submit a validation-complete pack.
Below is Hull City Council's real householder decision record, drawn 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. 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.
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Across Garden Village, Elm Avenue and The Oval, 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 edwardian arts-and-crafts model-village houses built for reckitt's workers, 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.
Sub-division and conversion proposals are assessed against amenity standards to protect the model-village character. 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 Garden Village. A few of the areas where they come up most often:
Two storey extension drawings for Garden Village — planned Edwardian model village of cottage-style houses around communal greens — dimensioned against the 3m and 7m limits and drawn to Hull City Council's guidance.
Two storey extension drawings for Elm Avenue — tree-lined street of Arts-and-Crafts semis at the heart of the estate — dimensioned against the 3m and 7m limits and drawn to Hull City Council's guidance.
Two storey extension drawings for The Oval — curved cottage terraces framing a central green — dimensioned against the 3m and 7m limits and drawn to Hull City Council's guidance.
Two storey extension drawings for Holderness Road — historic radial route of shops and terraces in a conservation area — dimensioned against the 3m and 7m limits and drawn to Hull City Council's guidance.
Two storey extension drawings for Village Road — spine of the model village with its distinctive gabled houses — dimensioned against the 3m and 7m limits and drawn to Hull City Council's guidance.
Two storey extension drawings for Laburnum Avenue — cottage housing on the estate's leafy eastern edge — dimensioned against the 3m and 7m limits and drawn to Hull 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 Hull 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 Hull City Council validates and decides two-storey applications.
Send us your Garden Village postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live Hull 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 Hull 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 Garden Village, the 7-metre rule is what most commonly forces a full application to Hull 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 Garden Village gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. Hull City Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to Hull 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 Garden Village 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 Garden Village address specifically. Hull 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 Hull City Council's planning decision, so we flag the notice period early and detail the junction on the drawings. This applies to your Garden Village 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 Garden Village address specifically. Hull City Council is the decision-maker.
We quote each Garden Village 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 Hull City Council approves. Call 020 7864 7245 to start.
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