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Richmond upon Thames, London

Dormer loft conversion drawings in Richmond upon Thames

Richmond upon Thames has 85 conservation areas and a design guide that prefers two small dormers to one large one. Our dormer loft conversion drawings for Richmond houses start at £695 including VAT and are drawn to keep the roof, not the dormer, as the dominant feature.

From £695 (VAT included)

  • MCIAT chartered
  • £2m PI insured
  • LABC Partnered
  • Fixed fees, VAT included

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    Architectural model of a four-storey London stucco townhouse in its terrace, with a portico, area railings, sash windows, a cornice and chimney stacks
    The house as it stands: four storeys over a lower ground floor.Existing Proposed worksAn illustrative model, built for this page.

    How we work on dormer loft conversion drawings

    Nine steps from first call to approval.

    The same model cut through the middle: every floor, the stair, the chimney breasts, the new mansard, rear extension and basement in section
    Section through the model: every floor on one datum.

    1. Enquiry and constraints check

      We check the property against conservation areas, listed status, Article 4 directions, tree preservation orders, flood zone and planning history. We choose the right route and send a fixed quote.

    2. Measured survey

      We survey the house on one datum: rooms, levels, boundaries, drains, trees and the neighbours' windows that the 45° and 25° tests depend on.

    3. Design options

      We model the house in Revit and show you options in 3D and plan, with the planning strategy and the precedents in your street.

    4. Design frozen

      You choose an option in writing. Nothing changes after this without your say.

    5. Independent check

      A second chartered technologist checks every sheet against the council's validation checklist and the policy. A senior review signs it off before anything is submitted.

    6. Submission

      We prepare the forms, certificates, fee and documents and submit through the Planning Portal.

    7. Officer liaison

      We answer the planning officer and make any amendments within five working days, at no charge until approval.

    8. Building regulations

      Technical drawings are coordinated with the structural engineer's calculations, the drainage and the planning conditions.

    9. Approval and hand-over

      Building control approval, then a next-steps pack covering the commencement notice, party wall timing and CIL.

    Free redraws until approval. Every drawing set is checked independently, and the checker is never the person who drew it.

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    Slate-clad roof extension on a yellow-brick London terraced house

    What Richmond's guide says about dormer loft conversions

    The House Extensions and External Alterations SPD is firm on the basics. Dormers on the front roof are undesirable, raising the ridge is normally unacceptable, and a dormer must never project above the ridgeline. The guide sets no millimetre figures, so we do not invent any; it works through proportion instead.

    Proportion is spelled out in plain terms. A dormer should not dominate the roof: leave a significant area of roof below and on either side, make the dormer windows smaller than those below, and consider two smaller dormers in place of one big box. That last suggestion is unusual and useful, because on a wide roof two dormers can give the same floor area with far less visual weight.

    We therefore draw both options on the elevation for a wide roof, one large dormer and a pair of smaller ones, and compare the headroom each gives. The client sees the trade-off, and the officer sees that the guide's own alternative was considered.

    Converted loft bedroom with roof windows and a Juliet balcony

    Local figures for Richmond upon Thames

    Figures with their unit, period and source
    MeasureValuePeriodSource
    Conservation areas85 named conservation areas published by the council—planning.data.gov.uk
    Listed building entries819 list entries (Historic England, within the LPA boundary)—planning.data.gov.uk
    Grade II* listed entries88 list entries—planning.data.gov.uk
    Heritage at Risk entries17 Heritage at Risk Register entries within the LPA boundary (Historic England)—planning.data.gov.uk
    Households living in a house59.8 % of households living in a house or bungalow (detached, semi-detached or terraced)Census 2021nomisweb.co.uk
    Average price, terraced915,886 GBP2026-07publicdata.landregistry.gov.uk
    Householder decisions1,302 decisions1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder applications granted83.3 %1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    Householder applications decided in time98.3 % decided within 8 weeks or an agreed extended period1 July 2025 - 30 June 2026assets.publishing.service.gov.uk
    GPDO 2015 Sch 2 Pt 1 Class B, para B.1(d)40 m³ (terrace house) / 50 m³ (any other house) additional roof volume—legislation.gov.uk
    Class B, para B.1(f)Class B roof enlargements are not permitted development on article 2(3) land—legislation.gov.uk

    A blank value means the figure has not been published, not that there are none. Check your own address with the council.

    Councils bordering Richmond upon Thames

    Householder applications by street in Richmond upon Thames

    Streets in Richmond upon Thames with the most householder applications, and the share approved
    StreetApplicationsApproved
    Waverley Avenue4072%
    Castelnau3981%
    Lyndhurst Avenue2883%
    Lincoln Avenue2687%
    Cole Park Road2583%
    Redway Drive2583%
    Sheen Road2565%
    Ormond Crescent2381%
    Ullswater Road2385%
    Gladstone Avenue2264%
    Madrid Road2280%
    The Vineyard2280%
    Haliburton Road21100%
    Houblon Road2190%
    Cleveland Gardens2083%
    Counts of householder applications by street; no individual applications are shown. Streets with fewer than five applications are left out.Source: GLA Planning London Datahub, householder applications, all years held. Contains public sector information licensed under the Open Government Licence v3.0. Contains OS data © Crown copyright and database right 2026.
    Loft enlargement in section: the permitted development limitsExtra roof volume allowed: 40 m³ (terrace house) / 50 m³ (any other house) additional roof volume. Set-back from the eaves: Original eaves maintained; enlargement set at least 0.2 m from the eaves measured up the roof slope, so far as practicable (not required for hip-to-gable or roofs joining a rear/side extension). Height limit: No part higher than the highest part of the existing roofABC

    Loft enlargement in section: the permitted development limits

    A dormer on the rear slope, with the limits that decide whether it needs planning permission.

    A · Extra roof volume allowed
    40 m³ (terrace house) / 50 m³ (any other house) additional roof volume
    B · Set-back from the eaves
    Original eaves maintained; enlargement set at least 0.2 m from the eaves measured up the roof slope, so far as practicable (not required for hip-to-gable or roofs joining a rear/side extension)
    C · Height limit
    No part higher than the highest part of the existing roof

    Heritage at the scale of Richmond

    Beyond the conservation areas, Historic England lists 819 entries in the borough, 40 at Grade I and 88 at Grade II*. The borough also holds 16 registered parks and gardens and a World Heritage Site, with 17 entries on the Heritage at Risk register.

    Class B roof enlargements are not permitted development on article 2(3) land. With this many protected areas, the first question is the address, and the second is whether the roof is visible from public land across the river, the green or the park. A rear dormer seen from public land is judged differently from one hidden behind a terrace.

    Tree preservation and the Thames-side setting add further checks, which we make before the quote so the price covers the route you will actually take.

    Family houses, high prices and strong roofs

    59.8 per cent of Richmond households live in a house, 62.4 per cent own their home, and an average terraced house sells for £915,886. At that value, an extra bedroom in the roof is a large part of the move-or-improve calculation.

    We draw the detail to suit the house: slate or tile hanging that matches the roof, windows smaller than those below and lead cheeks. We show the finish on the elevation and in the specification note, so it is agreed before building.

    The permitted development limits still shape the first draft: 40 m³ (terrace house) / 50 m³ (any other house) additional roof volume. On an unrestricted house a design inside that volume can proceed without an application, though the guide's proportions are a good test of whether neighbours will accept it.

    Richmond's planning record for householders

    The council decided 1,302 householder applications in its latest published year, granted 83.3 per cent and decided 98.3 per cent in time.

    Certificates are well used: 466 lawful development certificate applications were handled in the latest national return. The larger home extension prior approval route saw 78 granted and 30 refused, but a dormer sits outside that scheme, so we rely on the householder or certificate route.

    The Richmond dormer drawing set

    You receive existing and proposed floor plans, a roof section, all elevations including the comparison of dormer options, and location and block plans. The stair is checked against Loft conversions where 2.0 m cannot be achieved: 1.9 m at the centre of the stair, 1.8 m at the side (half width).

    The price is £695 including VAT, fixed before you commit, and a second MCIAT chartered technologist checks each sheet.

    Dormers in the boroughs around Richmond

    Kingston and Wandsworth apply their own rules: compare dormer loft conversion drawings in Kingston upon Thames and Wandsworth. For a roof scheme without a dormer, see loft conversion drawings in Richmond upon Thames, or start from architectural drawings in Richmond upon Thames. The national rules are on the dormer loft conversion drawings hub.

    What you receive

    Planning drawing sheet for a rear extension with plans, elevations and sections
    Sample drawing. Planning drawings for a rear extension: plans, elevations and sections on one sheet set.
    Brick cottage with a tiled roof, chimneys and a front dormer window
    Storey by storey
    Move up and down — the car travels between floors.

    Other services in Richmond upon Thames

    Dormer loft conversion drawings nearby

    Questions

    Does Richmond allow a front dormer?

    Front roof dormers are described as undesirable in the House Extensions and External Alterations SPD, so a rear dormer is the normal route.

    Can a dormer rise above the ridge in Richmond?

    No. The guide says dormers must not project above the ridgeline, and raising the ridge is normally unacceptable.

    Does Richmond prefer one large dormer or two small ones?

    The guide suggests considering two smaller dormers so the dormer does not dominate the roof. We draw both options on wide roofs.

    How much are dormer drawings in Richmond?

    From £695 including VAT, fixed in advance. The council's fee is separate.

    Sources and dates

    City of London skyline glowing at dusk across the Thames under a dramatic orange sky

    Tell us about your property.

    We check the constraints, then send a fixed fee. Messages before 3pm get a reply the same working day.

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