LOCAL AUTHORITY APPROVALS
Planning Control: the regulations
Most small conservatories do not require planning consent and those that fall within the regulations rarely
cause problems for the planners. We didn't get where we are today...
An outline of the requirements is listed below and in case of doubt it may be helpful to show your sketch designs
to a planning officer. Do this informally before paying any fee or completing the application form. Any potential objections may be
overcome by agreement at this formative stage.
You probably do not need planning consent if your proposed conservatory design meets the following criteria:
- The conservatory will not be nearer to any public
highway than the nearest part of the “original house”, unless
there would be at least 20 metres between your house (as extended)
and the highway. The term “highway” here includes all roads,
footpaths, bridleways and byways if they are public rights of way.
- If your property is a terrace house or any kind
of house in a Conservation Area, a National Park, an Area of
Outstanding Natural Beauty or the Broads – the volume of the
“original house” would be increased by no more than 10% or 50
cubic metres (whichever is the greater); for any other kind of
house outside those areas, the volume of the “original house”
would be increased by no more than 15% or 70 cubic metres
(whichever is the greater); and in any case, the volume of the
“original house would not be increased by more than 115 cubic
metres. (Volume is calculated from the external dimensions of the
entire structure of the house)
- Your house is not a “listed building”.
- No part of the conservatory is more than four
metres high AND is within two metres of any boundary of your
property.
- No part of the conservatory is higher than the
highest part of the roof of the “original house”.
- Additions or other buildings would cover no more
than half the area of land around the “original house”.
- If the conservatory comes within 5 metres of
another building belonging to your house, the volume of that
building would count against your allowance for extensions and
therefore the combined total cubic volume of the two buildings
could be no more than your allowance.
Notes: “original house” means the house as it was first built or as it stood on 1st July 1948 (If it was built
before that date). Although you may not have built an extension to the house, a previous owner may have done so. While theoretically
the elected planning committee makes all planning decisions, much of the minor work is delegated to officers ('deemed consent') and this
in all likelihood includes house extensions. While they cannot give a decision on the spot you should be able to get some indication of
the result before parting with the fee and completing the application. The council has eight weeks from the date of
application to give you a decision before you have the right to appeal to the Secretary of State for Transport, Local Government and
the Regions. However appeals can take several months to decide and it may be quicker to reach agreement with the council.
Where it is clear that planning consent is going to be difficult to obtain, it may be helpful to gain support from
your local councillor who sits on the planning committee so that one person at least is briefed to support your application. In addition
you would be best advised to consult an experienced architect or planning specialist, alternatively we may be able to help.
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