Two-storey extension drawings for Horsehay & Lightmoor homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to Telford & Wrekin Council's design guidance, delivered in days and revised free until your decision.
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.
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. Horsehay & Lightmoor is largely late-1950s and early-1960s houses (10% of 2,830 homes), 1990s estate houses (8%) and early postwar houses (7%), and shallow gabled roofs typical of that period's building and trussed-rafter roofs typical of 1990s building 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.
Horsehay & Lightmoor contains the Horsehay and Spring Village conservation area, so materials, fenestration and roof form are assessed against the appraisal. No Article 4 direction is recorded for Telford & Wrekin Council, but Horsehay & Lightmoor's 1 conservation area still limit permitted development on those streets.
Some two-storey rear extensions are permitted development. You will need a full application to Telford & Wrekin 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 Telford & Wrekin Council checks first — then submit a validation-complete pack.
Below is Telford & Wrekin Council's real householder decision record, drawn 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. 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 Horsehay and Spring Village, Great Dawley and The Gorge, 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 late-1950s and early-1960s houses (10% of 2,830 homes), 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 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 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 Horsehay & Lightmoor. A few of the areas where they come up most often:
Two storey extension drawings for Horsehay and Spring Village — designated conservation area — dimensioned against the 3m and 7m limits and drawn to Telford & Wrekin Council's guidance.
Two storey extension drawings for Great Dawley — civil parish within Horsehay & Lightmoor — dimensioned against the 3m and 7m limits and drawn to Telford & Wrekin Council's guidance.
Two storey extension drawings for The Gorge — civil parish within Horsehay & Lightmoor — dimensioned against the 3m and 7m limits and drawn to Telford & Wrekin Council's guidance.
Two storey extension drawings for Dawley Hamlets — civil parish within Horsehay & Lightmoor — dimensioned against the 3m and 7m limits and drawn to Telford & Wrekin 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 Telford & Wrekin 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 Telford & Wrekin Council validates and decides two-storey applications.
Send us your Horsehay & Lightmoor postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live Telford & Wrekin 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 Telford & Wrekin 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 Horsehay & Lightmoor, the 7-metre rule is what most commonly forces a full application to Telford & Wrekin 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 Horsehay & Lightmoor gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. Telford & Wrekin Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to Telford & Wrekin 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 Horsehay & Lightmoor 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 Horsehay & Lightmoor address specifically. Telford & Wrekin 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 Telford & Wrekin Council's planning decision, so we flag the notice period early and detail the junction on the drawings. This applies to your Horsehay & Lightmoor 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 Horsehay & Lightmoor address specifically. Telford & Wrekin Council is the decision-maker.
We quote each Horsehay & Lightmoor 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 Telford & Wrekin Council approves. Call 020 7864 7245 to start.
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