So, you’re dreaming of an orangery, eh? I get it. Those gorgeous glass-roofed extensions are seriously tempting. I was just chatting with my friend Tilly about this very thing, as she’s knee-deep in planning her own orangery project. It’s a bit of a minefield, the planning regulations, but Tilly’s experience really highlighted some key points, and I thought I’d share what I’ve learned.
First off, forget jumping straight to paint colours and fancy lighting. The very first question is: do you need planning permission? That hinges largely on whether your orangery falls under ‘Permitted Development’ (PD) rights.
Tilly explained that PD rights are essentially a get-out-of-jail-free card, allowing you to build without needing formal planning permission. But (and this is a big ‘but’), there are strict criteria. Think size limitations, distance from boundaries, and the percentage of your garden already covered by buildings. For example, Tilly learned that her orangery couldn’t exceed more than half the area of land around the ‘original house’ – a key phrase that planning officers love to use!
How do you figure out if you qualify? That’s where things get slightly complex. The Planning Portal website (just Google it) is your best friend. It’s got a wealth of information and interactive guides. Crucially, Tilly pointed out the importance of understanding the definition of ‘original house’. That’s the house as it stood when it was first built, not as it is now. Any extensions added before you bought the property count towards your PD allowance. This caught Tilly out initially, as a previous owner had already extended the property, significantly reducing her PD allowance. Don’t get caught like Tilly did!
Even if you think you’re within PD rights, Tilly strongly recommends applying for a ‘Certificate of Lawful Development’ from your local planning authority. It costs a few hundred pounds, but it provides written confirmation that your project is indeed lawful. Think of it as insurance – it protects you from potential enforcement action later on if someone (a disgruntled neighbour, perhaps?) decides to complain. Tilly said this was the best advice she received.
Now, what if you don’t qualify for Permitted Development? Then you’re firmly in planning permission territory. Tilly’s advice is to be prepared for a bit of paperwork and potential delays. The application process involves submitting detailed plans, elevations, and a site plan to your local council. It’s also worth considering the impact your orangery might have on your neighbours. Overlooking issues, loss of light, and impact on property values are all common grounds for objections. Tilly actually spoke to her neighbours beforehand and addressed their concerns. This helped the process go smoothly and avoided any nasty surprises!
Listed buildings are a whole different ball game, Tilly discovered. If your property is listed, Permitted Development rights are severely restricted, and you’ll almost certainly need Listed Building Consent, in addition to planning permission. This means even seemingly minor alterations can require approval. Tilly’s sister has a listed building, and the red tape surrounding even replacing a window was mind-boggling!
And finally, regardless of whether you need planning permission, remember Building Regulations! These cover things like structural integrity, fire safety, and energy efficiency. Tilly found that a structural engineer was essential for ensuring the orangery met all the necessary building regulations.
Ultimately, building an orangery is a fantastic project, but going in with your eyes wide open about planning regulations is essential. So, do your research, get a Certificate of Lawful Development if you can, and remember Building Regulations apply regardless. Addressing any neighbourly concerns early will help smooth the way, and enlisting the support of a professional such as a structural engineer, where necessary, will ensure everything is completed to the correct standard.
