Two-storey extension drawings for Lincoln homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to City of Lincoln Council's design guidance, delivered in days and revised free until your decision.
City of Lincoln Council granted 99% of the householder planning decisions it made in its latest published year — 12 points above the 87% England-wide householder average. Lincoln contains Carline, Cathedral and City Centre, Gowt's Bridge conservation areas (Carline designated 1983), 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 Edwardian (1901–1910) 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 Carline, Cathedral and City Centre and Gowt's Bridge those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Lincoln is determined against an 8-week statutory target.
Carline (conservation area designated in 1983), Cathedral and City Centre (conservation area designated in 1968), Gowt's Bridge (designated conservation area), Lindum and Arboretum (conservation area designated in 1976), Sibthorp (designated conservation area), St Catherines (conservation area designated in 1979), St Peter-at-Gowts (designated conservation area), Swanpool (conservation area designated in 1986), Abbey (ward of Lincoln), Boultham (ward of Lincoln), Carholme (ward of Lincoln) and Park (ward of Lincoln) — these are the Lincoln pockets our drawings cover most. Heritage designations here include Carline, Cathedral and City Centre, Gowt's Bridge, Lindum and Arboretum, Sibthorp, St Catherines, St Peter-at-Gowts and Swanpool. City of Lincoln Council weighs each proposal against City of Lincoln Council's adopted local plan and its householder design guidance, where the 20,840 homes here are 29% pre-1900, 14% 1900-1918, 10% 2000-2008, 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 pitched and hipped roofs with generous eaves typical of Edwardian building, over Victorian and earlier houses (29% of 20,840 homes), Edwardian houses (14%) and 2000s houses and apartments (10%).
Lincoln's designated heritage is specific, and it is the first thing we check against your address: Carline (conservation area designated in 1983), Cathedral and City Centre (conservation area designated in 1968), Gowt's Bridge (designated conservation area), Lindum and Arboretum (conservation area designated in 1976), Sibthorp (designated conservation area), St Catherines (conservation area designated in 1979), St Peter-at-Gowts (designated conservation area) and Swanpool (conservation area designated in 1986). Inside those boundaries permitted development is curtailed and City of Lincoln 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, Lincoln takes in Abbey, Boultham, Carholme and Park. No Article 4 direction is recorded for City of Lincoln Council, but the district's 8 conservation areas still limit permitted development on those streets.
On stock, Lincoln is Victorian and earlier houses (29% of 20,840 homes), Edwardian houses (14%) and 2000s houses and apartments (10%) — which is why steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and pitched and hipped roofs with generous eaves typical of Edwardian building govern what a loft or rear projection can realistically be. City of Lincoln Council decided 115 householder applications in the latest published year and granted 99%, with 79% issued inside the eight-week target. Those are the numbers our drawings are prepared against.
The full build-period split for Lincoln runs pre-1900 3% (190 homes), 1900-1918 0% (30 homes), 1919-1929 0% (10 homes), 1930-1939 6% (350 homes), 1945-1954 3% (170 homes), 1955-1964 30% (1,850 homes), 1965-1972 33% (1,990 homes), 1973-1982 4% (260 homes), 1983-1992 5% (310 homes), 1993-1999 4% (220 homes) and 2000-2008 3% (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.
City of Lincoln Council also decides for Abbey, Boultham, Carholme and Park, so a decision in Lincoln 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 Lincoln and City of Lincoln Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Lincoln |
|---|---|
| Dwellings recorded | 20,840 |
| Built pre-1900 | 190 (3%) |
| Built 1900-1918 | 30 (0%) |
| Built 1919-1929 | 10 (0%) |
| Built 1930-1939 | 350 (6%) |
| Built 1945-1954 | 170 (3%) |
| Built 1955-1964 | 1,850 (30%) |
| Built 1965-1972 | 1,990 (33%) |
| Built 1973-1982 | 260 (4%) |
| Built 1983-1992 | 310 (5%) |
| Built 1993-1999 | 220 (4%) |
| Built 2000-2008 | 170 (3%) |
| Built before 1919 | 45% |
| Built 1919–1939 | 7% |
| Built 1945–2008 | 30% |
| Conservation areas in Lincoln | 8 (Carline, Cathedral and City Centre…) |
| Conservation areas district-wide | 11 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 115 |
| Householder applications granted | 99% |
| Decided within 8 weeks | 79% |
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 City of Lincoln 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. Lincoln is largely Victorian and earlier houses (29% of 20,840 homes), Edwardian houses (14%) and 2000s houses and apartments (10%), and steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and pitched and hipped roofs with generous eaves typical of Edwardian 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.
Lincoln contains Carline, Cathedral and City Centre, Gowt's Bridge conservation areas (Carline designated 1983), so materials, fenestration and roof form are assessed against the appraisal. No Article 4 direction is recorded for City of Lincoln Council, but the district's 8 conservation areas still limit permitted development on those streets.
Some two-storey rear extensions are permitted development. You will need a full application to City of Lincoln 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 City of Lincoln Council checks first — then submit a validation-complete pack.
Below is City of Lincoln Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. City of Lincoln Council granted 99% of 115 householder decisions in the year to 31 March 2026, 79% of them inside eight weeks. 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 Carline, Cathedral and City Centre and Gowt's Bridge, 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 victorian and earlier houses (29% of 20,840 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 20,840 homes here are 29% pre-1900, 14% 1900-1918, 10% 2000-2008, 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 Lincoln. A few of the areas where they come up most often:
Two storey extension drawings for Carline — conservation area designated in 1983 — dimensioned against the 3m and 7m limits and drawn to City of Lincoln Council's guidance.
Two storey extension drawings for Cathedral and City Centre — conservation area designated in 1968 — dimensioned against the 3m and 7m limits and drawn to City of Lincoln Council's guidance.
Two storey extension drawings for Gowt's Bridge — designated conservation area — dimensioned against the 3m and 7m limits and drawn to City of Lincoln Council's guidance.
Two storey extension drawings for Lindum and Arboretum — conservation area designated in 1976 — dimensioned against the 3m and 7m limits and drawn to City of Lincoln Council's guidance.
Two storey extension drawings for Sibthorp — designated conservation area — dimensioned against the 3m and 7m limits and drawn to City of Lincoln Council's guidance.
Two storey extension drawings for St Catherines — conservation area designated in 1979 — dimensioned against the 3m and 7m limits and drawn to City of Lincoln 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 City of Lincoln 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 City of Lincoln Council validates and decides two-storey applications.
Send us your Lincoln postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live City of Lincoln 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 City of Lincoln 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 Lincoln, the 7-metre rule is what most commonly forces a full application to City of Lincoln 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 Lincoln gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. City of Lincoln Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to City of Lincoln 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.
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 Lincoln address specifically. City of Lincoln 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 City of Lincoln Council's planning decision, so we flag the notice period early and detail the junction on the drawings.
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 Lincoln address specifically. City of Lincoln Council is the decision-maker.
We quote each Lincoln 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 City of Lincoln Council approves. Call 020 7864 7245 to start.
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