Two-storey extension drawings for Village homes — bedroom above, living space below, drawn against the 3-metre projection and 7-metre boundary rules and to Stockton-on-Tees Borough Council's design guidance, delivered in days and revised free until your decision.
Stockton-on-Tees Borough Council granted 97% of the householder planning decisions it made in its latest published year — 10 points above the 87% England-wide householder average. Village contains the Thornaby Green conservation area (Thornaby Green designated 1971), so materials, fenestration and roof form are assessed against the appraisal, 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. In conservation areas such as Thornaby Green those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Village is determined against an 8-week statutory target.
Thornaby Green (conservation area designated in 1971) and Thornaby (civil parish within Village) — these are the Village pockets our drawings cover most. Heritage designations here include Thornaby Green. Stockton-on-Tees Borough Council weighs each proposal against the adopted Stockton-on-Tees local plan and Stockton-on-Tees Borough Council's design guidance for householder work, where the 4,020 homes here are 24% 1965-1972, 18% 1919-1929, 10% 1930-1939, which is what sets the realistic roof and rear-projection options. On roofs the borough is shallow-pitched roofs and integral garages typical of that period's building and hipped tiled roofs typical of early interwar building, over late-1960s and early-1970s houses (24% of 4,020 homes), early interwar houses (18%) and 1930s semi-detached and detached houses (10%).
Village's designated heritage is specific, and it is the first thing we check against your address: Thornaby Green (conservation area designated in 1971). Inside those boundaries permitted development is curtailed and Stockton-on-Tees Borough 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, Village takes in Thornaby. No Article 4 direction is recorded for Stockton-on-Tees Borough Council, but Village's 1 conservation area still limit permitted development on those streets.
On stock, Village is late-1960s and early-1970s houses (24% of 4,020 homes), early interwar houses (18%) and 1930s semi-detached and detached houses (10%) — which is why shallow-pitched roofs and integral garages typical of that period's building and hipped tiled roofs typical of early interwar building govern what a loft or rear projection can realistically be. Stockton-on-Tees Borough Council decided 358 householder applications in the latest published year and granted 97%, with 61% issued inside the eight-week target. Those are the numbers our drawings are prepared against.
The full build-period split for Village runs pre-1900 0% (20 homes), 1919-1929 18% (710 homes), 1930-1939 10% (420 homes), 1945-1954 9% (380 homes), 1955-1964 9% (350 homes), 1965-1972 24% (980 homes), 1973-1982 9% (380 homes), 1983-1992 0% (10 homes), 1993-1999 1% (60 homes) and 2000-2008 9% (380 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.
Stockton-on-Tees Borough Council also decides for Billingham South, Eaglescliffe East, Stockton Town Centre and Yarm, so a decision in Village 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 Village and Stockton-on-Tees Borough Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Village |
|---|---|
| Dwellings recorded | 4,020 |
| Built pre-1900 | 20 (0%) |
| Built 1919-1929 | 710 (18%) |
| Built 1930-1939 | 420 (10%) |
| Built 1945-1954 | 380 (9%) |
| Built 1955-1964 | 350 (9%) |
| Built 1965-1972 | 980 (24%) |
| Built 1973-1982 | 380 (9%) |
| Built 1983-1992 | 10 (0%) |
| Built 1993-1999 | 60 (1%) |
| Built 2000-2008 | 380 (9%) |
| Built before 1919 | 0% |
| Built 1919–1939 | 28% |
| Built 1945–2008 | 63% |
| Conservation areas in Village | 1 (Thornaby Green) |
| Conservation areas district-wide | 11 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 358 |
| Householder applications granted | 97% |
| Decided within 8 weeks | 61% |
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 Stockton-on-Tees Borough 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. Village is largely late-1960s and early-1970s houses (24% of 4,020 homes), early interwar houses (18%) and 1930s semi-detached and detached houses (10%), and shallow-pitched roofs and integral garages typical of that period's building and hipped tiled roofs typical of early interwar 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.
Village contains the Thornaby Green conservation area (Thornaby Green designated 1971), so materials, fenestration and roof form are assessed against the appraisal. No Article 4 direction is recorded for Stockton-on-Tees Borough Council, but Village'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 Stockton-on-Tees Borough 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 Stockton-on-Tees Borough Council checks first — then submit a validation-complete pack.
Below is Stockton-on-Tees Borough Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Stockton-on-Tees Borough Council granted 97% of its householder applications in the year to 31 March 2026, and Thornaby Green 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.
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Across Thornaby Green and Thornaby, 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-1960s and early-1970s houses (24% of 4,020 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 4,020 homes here are 24% 1965-1972, 18% 1919-1929, 10% 1930-1939, 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 Village. A few of the areas where they come up most often:
Two storey extension drawings for Thornaby Green — conservation area designated in 1971 — dimensioned against the 3m and 7m limits and drawn to Stockton-on-Tees Borough Council's guidance.
Two storey extension drawings for Thornaby — civil parish within Village — dimensioned against the 3m and 7m limits and drawn to Stockton-on-Tees Borough 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 Stockton-on-Tees Borough 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 Stockton-on-Tees Borough Council validates and decides two-storey applications.
Send us your Village postcode and garden depth. We measure the 7-metre boundary rule against your plot, confirm designation status, and score your odds against live Stockton-on-Tees Borough 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 Stockton-on-Tees Borough 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 Village, the 7-metre rule is what most commonly forces a full application to Stockton-on-Tees Borough 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 Village gardens this is decisive, and we measure it on survey before any design work rather than discovering it at validation. Stockton-on-Tees Borough Council is the decision-maker.
Not under permitted development — two-storey side extensions always need a full application to Stockton-on-Tees Borough 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 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 Village address specifically. Stockton-on-Tees Borough 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 Stockton-on-Tees Borough Council's planning decision, so we flag the notice period early and detail the junction on the drawings. This applies to your 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 Village address specifically. Stockton-on-Tees Borough Council is the decision-maker.
We quote each 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 Stockton-on-Tees Borough Council approves. Call 020 7864 7245 to start.
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