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
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