Planning Permission and Building Regulations

Everything you need to know about Planning Permission and Building Regulations for your Conservatory

Conservatories have become a popular and cost effective way of adding extra space to your property. However, it is essential you ensure you are fully aware of any current legislation that could affect your plans

We suggest that you check with your Local Authority planning office to confirm the precise regulations before commencing any building work. Additionally, we recommend that you check any specific clauses in your property deeds. As a general guide, if your conservatory falls within the following conditions you are unlikely to require Local Authority planning permission

What is the difference between Planning Permission and Building Regulations?

Planning Permission and Building Regulations are often confused. Both are the responsibility of the Local Authority and basically, Planning Permission takes into consideration the aesthetic effect of a new building/extension on the surrounding homes and neighbourhood, whilst Building Regulations define how the structure must be constructed in terms of thermal efficiency etc.

Do I need Planning Permission?

In most cases you will not require planning permission for your conservatory under the present legislation, unless you are adding a conservatory to a house that has already been extended. You may also need to check if your house is a ‘new build’ as developers sometimes place restrictions on them.

Listed below are some conditions that may attract planning permission:

  • If you build within 2m of the boundary line and the highest point at the junction is 4m or more high.
  • If your conservatory covers more than 50% of the original garden.
  • If your planning development rights have been removed
  • Grade II listed buildings. These may require a hardwood conservatory.
  • Where a conservatory is 20m or less from a road or public footpath.

Will my conservatory need to satisfy Building Regulations?

In general, a domestic conservatory will be exempt under UK building regulations. Listed below are some of the exemption requirements, the criteria must be met for a conservatory to be classified as exempt:

  • The conservatory roof must be made of at least 75% transparent or translucent material.
  • The conservatory walls must be at least 50% wall glazing
  • The conservatory floor area should not exceed 30 square metres.
  • The conservatory must be constructed at ground level
  • The conservatory must be separated from the property by means of a physical barrier/exterior lockable door.
  • The conservatory has thermostatically controlled heating.
  • The conservatory is not being attached to a listed building.
  • The glazing satisfied the Building Regulations Part N.Shed I (eg: toughness/safety glass)
  • The conservatory must not have any sanitary ware or drainage attached i.e. must not be used as a bathroom, toilet or shower room
  • The conservatory must not be used as a kitchen with a sink or cooker etc

Detached Properties

There is a maximum limit to extensions to this kind of property of 70m3 or 115%, whichever is greater. Note that this is the total for all extensions, so you must take into account any existing extensions to the property. If, after this, your conservatory falls under this 115% volume limit planning permission may not be required.

Semi-Detached Properties

Semi-detached properties have the same restrictions as detached properties.

Terraced or End of Terrace Properties

You need to take into account any existing extensions, however, with these types of properties the limit is 50m3

.Flats and Maisonettes

Planning permission must be sought for any extension to this type of property.

The aforementioned only applies to extensions built after 1st of July 1948.

Impacting your neighbours and your boundary

When Local Authorities review planning applications they consider how a proposed development will impact on the applicant's neighbours and seek to ensure that there is no negative effect on their environment. We therefore suggest that you keep your planned conservatory to a reasonable size and that your projection to less than 3m.

Other information

If you do not require planning permission, consider obtaining written confirmation of this from the Local Authority planning office. Should you wish to sell your property in the future, having this document will help ensure a smooth transaction. Even though you might not need official planning permission, you may still need to apply to the developer or builder of your property for permission. You should retain written records of all communications and transactions in case you wish to sell the property in the future. This information is based on legislation in effect as of January 2005 and is subject to change. Legislation may differ by region and country so please check with your local planning officer before committing to any project. www.directgov.gov.uk