Two-storey extension drawings for Longthorpe homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to Peterborough City Council's design guidance, delivered in days and revised free until your decision.
Peterborough City Council granted 88% of the householder planning decisions it made in its latest published year — 1 point above the 87% England-wide householder average. The setting of Thorpe Hall and the scheduled Longthorpe Tower constrains bulk and outlook on nearby plots, 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.
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. Longthorpe carries at least one Article 4 direction, and conservation areas including Longthorpe, City Centre and Castor remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Longthorpe is determined against an 8-week statutory target.
Longthorpe village (medieval church, Longthorpe Tower and cottages inside the conservation area), Thorpe Hall (the 17th-century hall and its protected parkland setting), Netherton (1970s New Town township housing to the north), Ravensthorpe (postwar and later suburban housing west of the centre), Thorpe Wood (wooded fringe and golf course edge with lower-density housing) and Castor & Ailsworth (stone-built conservation villages on the western approach) — these are the Longthorpe pockets our drawings cover most. Heritage designations here include Longthorpe, City Centre, Castor and Ailsworth. Peterborough City Council weighs each proposal against the Peterborough Local Plan (2019), where the Nene Park and river washland to the south bring flood-risk and landscape tests on the low-lying edge. On roofs the borough is hipped roofs on the interwar and postwar semis and stone and clay-tile roofs in the historic village core, over historic village core around Longthorpe Tower and Thorpe Hall, interwar and postwar detached and semi-detached houses and larger executive housing on the western fringe.
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. Longthorpe is largely historic village core around Longthorpe Tower and Thorpe Hall, interwar and postwar detached and semi-detached houses and larger executive housing on the western fringe, and hipped roofs on the interwar and postwar semis and stone and clay-tile roofs in the historic village core 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 setting of Thorpe Hall and the scheduled Longthorpe Tower constrains bulk and outlook on nearby plots. The Longthorpe conservation area, designated in 1969 and taking in the parkland setting of Thorpe Hall and the medieval Longthorpe Tower, removes permitted-development rights on its historic streets under the council's conservation controls.
Some two-storey rear extensions are permitted development. You will need a full application to Peterborough 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 Peterborough City Council checks first — then submit a validation-complete pack.
Below is Peterborough City Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Peterborough approves the large majority of householder applications, with Longthorpe's heritage assets and the Nene Park setting the main pressure points on the village edge. 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 Longthorpe village, Thorpe Hall and Netherton, 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 historic village core around longthorpe tower and thorpe 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 Nene Park and river washland to the south bring flood-risk and landscape tests on the low-lying edge. 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 Longthorpe. A few of the areas where they come up most often:
Two storey extension drawings for Longthorpe village — medieval church, Longthorpe Tower and cottages inside the conservation area — dimensioned against the 3m and 7m limits and drawn to Peterborough City Council's guidance.
Two storey extension drawings for Thorpe Hall — the 17th-century hall and its protected parkland setting — dimensioned against the 3m and 7m limits and drawn to Peterborough City Council's guidance.
Two storey extension drawings for Netherton — 1970s New Town township housing to the north — dimensioned against the 3m and 7m limits and drawn to Peterborough City Council's guidance.
Two storey extension drawings for Ravensthorpe — postwar and later suburban housing west of the centre — dimensioned against the 3m and 7m limits and drawn to Peterborough City Council's guidance.
Two storey extension drawings for Thorpe Wood — wooded fringe and golf course edge with lower-density housing — dimensioned against the 3m and 7m limits and drawn to Peterborough City Council's guidance.
Two storey extension drawings for Castor & Ailsworth — stone-built conservation villages on the western approach — dimensioned against the 3m and 7m limits and drawn to Peterborough 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 Peterborough 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 Peterborough City Council validates and decides two-storey applications.
Send us your Longthorpe postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live Peterborough 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 Peterborough 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 Longthorpe, the 7-metre rule is what most commonly forces a full application to Peterborough 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 Longthorpe gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. Peterborough City Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to Peterborough 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 Longthorpe 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 Longthorpe address specifically. Peterborough 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 Peterborough City Council's planning decision, so we flag the notice period early and detail the junction on the drawings. This applies to your Longthorpe 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 Longthorpe address specifically. Peterborough City Council is the decision-maker.
We quote each Longthorpe 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 Peterborough City Council approves. Call 020 7864 7245 to start.
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