Building Control or Building Regulations relate to the technical aspects of the build, they aim to ensure buildings are constructed to good standards. The majority of projects we undertake require Building Control Approval, however some conservatories can be exempt.
Approval is typically sought from the local authority, however it is an option to use a private approved inspector. An application will require submission of technical details to the inspector then a series of site visits throughout the course of the build. At the end a Completion Certificate will be issued which can be helpful if the property is sold in the future.
Are conservatories exempt from Building Control?
For a conservatory/orangery to be exempt from building control, the internal floor area of the conservatory must be less than 30m², the conservatory must be built at ground level and the conservatory should be separated from the house by doors of external quality.
Additional information can be found further down the page.
What is a Building Notice?
There are two ways to apply for Building Control approval, a Building Notice and a Full Plans Submission.
With the Full Plans Submission, technical drawings are sent to Building Control a few months before the build commences and the plans are checked and approved in principle. There are then a series of site inspections throughout the build.
For single storey extensions such as orangeries, the plan-checking stage can be skipped and we can go straight to the site inspections. This is known as a Building Notice.
What if I don't get Building Control approval when I need it?
If the structure is dangerous the local authority could, and indeed should, take enforcement action to rectify or even demolish it. Otherwise it is almost unheard of for them to be concerned.
The lack of Building Control approval may become an issue during the conveyancing process if the property is sold at a future date. However this is easily overcome by purchasing an indemnity insurance (approx £150) which protects the new buyer against any action the local authority may take.
We don’t recommend this course of action, but we see this quite a lot from clients who have bought a property with conservatory built by the previous owners. The new occupants contact us to needing to update or replace the old conservatory. Often the conservatory is open to the house, building control approval was never given yet the sale has still gone through, facilitated by the indemnity insurance or the keenness of the buyers.
How do you overcome the 25% of floor area glazing rule?
We use better components that are required by Building Control which allows us to use more glass.
Often we will also produce quite in-depth energy calculations (SAP calcs) taking into account many other factors.
What is the difference between Planning Permission and Building Control?
Planning permission relates to the size and design of the extension, building regulations or building control cover the technical aspects.
More information on this article: Differences between planning permission and building regs
The Merged Approved Documents issued in March 2023 covering the Building Regulations 2010 and subsequent amendments is available for download below. It is 1504 pages long.
Within those 1504 pages, there are numerous regulations that may be relevant to an orangery build, but we find there are three main areas that need to be considered on every project:
The main hurdle to overcome in getting building control approval is meeting the insulation standards which are constantly being ratcheted up in the drive towards Net Zero. The starting point for a domestic extension is that it should have an area of glazing equivalent to no more than 25% of the floor area. This would mean for a 20 square metre extension the total permitted area of glazing would be 5 square metres, which isn’t much more than a large set of doors.
We can justify an increased area of glazing by using products with a better insulation value than the accepted standard and also taking into account any exiting windows and doors which will be covered up by the new extension.
Depending on the orangery design (more walls make life easier!) and type of house, the above measures may still not be enough. The next step is to undertake SAP (Standard Assessment Procedure) calculations, a method of determining energy use of the building overall. This may involve additional work such as increased loft insulation in the main building to offset any extra heat losses from the conservatory.
The other issue that arises is foundation depth. On all our conservatories or orangeries, regardless of whether building control approval is required or not, we dig to a minimum of 1000mm (one metre) for footings.
Normally, one metre footings are fine, but it does depend on the site conditions. The main problems we encounter in the local area are the combination of high-shrinkage clay, large trees that consume a lot of water and “brownfield” sites that have all manner of things below the ground. However, if your ground is stone or chalk, or there are no large trees in the vicinity, it is unlikely to be an issue.
When building control become involved, they tend to err hugely on the side of caution. As there is no separate category for conservatories, the foundations have to be suitable for a two-story building. In the past we have had to dig 2.5 metre (over eight feet) foundations for a 600mm (two feet) wall!
The other method is to use mini-piles, steel columns that are driven into the ground about eight metres deep. This method is quicker, cleaner and easier when access is difficult than digging a deep trench for footings, and tends to become more economical when a trench depth of more than 2000mm is required.
Engineer’s Structural Calculations will be required for most of our projects. Whilst a lot of the structural designs are repeatable, site-specific calculations are required due to profession indemnity insurance. These calculations will specify the sizes of the beams supporting the roof lantern, the specifications of any columns or frames proving lateral stability to the orangery, and the design of any new openings to the house.
In most cases we use glulam (glued-laminated) timber beams to support the roof lantern rather than steel. Whilst the steel price does fluctuate, it is generally cheaper than glulams, however glulams are lighter and easier to work with, more stable and better insulated.
If the conservatory or orangery is going to be open to the house then it does require Building Control approval. There are some other requirements listed below, but the opening the house is the main criteria.
There used to be a requirement stating that 75% of the roof needed to be glazed, but this was counter-productive in terms of ensuring the conservatory was energy efficient, so has been dropped in recent years.
For a conservatory/orangery to be exempt from building regulations, the most important factors are:
The UK government’s official page on building regulations approval. This page offers comprehensive information on the process of obtaining building regulations approval for construction projects in England Gov.uk
The UK’s Planning Portal provides guidance on building regulations, how to get approval, and the processes involved in building control applications. It includes links to approved documents and resources for both local authorities and private sector professionals. Planning Portal
The Local Authority Building Control (LABC) website offers comprehensive resources for homeowners and professionals involved in building projects in England and Wales. It provides guidance on building regulations, the approval process, and maintaining compliance. The site features sections on training, qualifications, news, and awards. It also offers tools for finding local building control teams and approved inspectors, and provides practical advice for various construction and renovation projects. LABC
The initial contact with Kingsholme and the professionalism of the product presentation singled Kingsholme out above other companies considered.
In short, we unreservedly recommend Kingsholme Conservatories as a highly competent company, offering excellent service and value for money, with whom it has been a pleasure to deal.
Colin has helped us throughout the process, and we were very pleased when he suggested another house in Harpenden that we could visit to see the quality of work before placing an order. We also thought your workmen on site were efficient, polite and customer focused.
We appreciated the low-key sales approach, and particularly valued the maturity and attitude of the people who worked on the conservatory.
The workmen were a pleasure to have, always polite and helpful. Mark, your no-pressure sales approach was a welcome change from the so called bigger companies.
My conservatory is much admired by all who see it and they comment on the high quality of the result. For me it is a daily joy. My thanks to you and I shall certainly recommend your company.
Now that the conservatory is finished Sarah and I would like to express our appreciation of the work that has been done. Back in the summer when we decided we would like to build, we had no idea who to go to and no local friends to make recommendations. We looked on the internet using words such as “bespoke, quality and individual” By chance we came across Kingsholme and then of course met with you.
We said that we did not wish to be involved with any sub contractors but that the entire job should be project managed by you. We also made it clear that we wanted a firm price for the job which would not change unless we altered the brief. You delivered on both counts.
From day one of the ground works until the final finishing touches were made recently all the people representing Kingsholme have been excellent. Skilled tidy workers, always polite and a pleasure to have around. Whilst the job was not always straightforward, i.e. the guttering which had to be specially made, there was no question of you cutting corners or compromising your quality standards.
We are delighted with the final result and especially pleased that we selected your company. Many thanks to all the team and particularly you Mark.
The whole process from our initial meeting with you through to works on site through to completion was undertaken in an extremely professional manner, resulting in an excellent conservatory design, a standard of work that is first class and undertaken by friendly/helpful operatives. The attention to detail was evident at all time.
The co-ordination of the different work disciplines was particularly impressive with the general disruption during construction kept to an absolute minimum and the site being keep clean and tidy throughout the course of the works.
Michelle and I wish to express our appreciation for the service provided by you/your company and cannot recommend you highly enough.
The whole experience from start to finish was very pleasant and professional. There was no pressure or haggling on prices, this was in total contrast to other propective suppliers. Mark gave us some excellent design suggestions. The overall quality of workmanship was also first rate.
We have been very happy with the service provided, please keep up the good work!
Very pleased with general workmanship and helpful construction staff. Would be pleased to recommend your company to other people. Greatly appreciated Mark’s design of conservatory, blends in well with rear of house.
Thank you for making it a relatively easy experience for us! As mentioned to you previously, we are very pleased with the results.
We are really pleased with the conservatory and we will certainly recommend you.
We are very pleased with the final product, which looks excellent. Mark’s approach throughout was honest and helpful, in direct contrast to the many other sales people from other companies who were clearly only interested in securing the sale.
The fantastic reviews I see here reflect the experience we have had with Kingsholme. It has been faultless from the first contact through to completion of our orangery. The technical information on the website gave me confidence that the product is outstanding, based on years of experience. All of the team were outstanding, highly experienced tradesmen. The final product is of the highest quality in terms of design, materials and construction. There was absolutely no ‘sales’ involved and during my first call, I was given a ballpark figure based on the size of the space; the final cost was only higher because we increased the size and there were no hidden surprises. The first design we received was exactly what we wanted (they ‘got it’) and the only tweak we made was around the size of a side window. Mark agreed to take on some additional work inside the house, opening up a supporting wall between our kitchen and old dining room. I had struggled to get anyone to take this on, so was greatful to him for doing it. This proved to be quite a challenge for the team based on how the original wall was constructed and took a few more days that expected, however they worked constantly in horrible conditions until it was done. We didn’t have a lot of time to get involved in the project and that wasn’t an issue in the end as everything was taken care for us. It’s rare to say this of a company – we have not had a single issue with Kingsholme. Thank you to everyone involved.
We would wholeheartedly recommend this company. Every member of the team were polite and helpful, from our initial site meeting through to completion of the project. We feel that they offered a very high standard of work at a fair price. The design is top end and certainly comparable with the companies that advertise in House and Garden Magazine and buildings that we have seen exhibited at The RHS Chelsea Flower Show. From the groundwork team through to the decorator, every member of the team were highly experienced and meticulous with every detail of the work that they did to create a stunning orangery for us.
I would like to take the opportunity to thank you for all your help, assistance and understanding. It has been a pleasure dealing with you and we are delighted with the end result. If you wish to use us as a reference we would be more than happy to recommend you/ Kingsholme to prospective clients.
Excellent throughout; friendly, courteous employees. Good to your word regarding all aspects of the build.
Thanks for a good job – we are very happy with the end result.
I’m very happy with the quality of work and materials, the finished conservatory is exactly what I wanted. I would be happy to recommend Kingsholme or provide a reference site.
All the workmen were helpful, efficient and trustworthy. The standard of work was excellent and we are very satisfied with the end result. We would have no hesitation in recommending your firm to friends and neighbours.
The attitude of everyone connected with the selling and building of the conservatory was very good, both to their jobs and to the customer. I would recommend Kingsholme to anyone I knew who were considering having a conservatory.
Many thanks for the support and advice during the problems with the neighbours and development company. I appreciated very much the care and effort given during my major stress-out times! Your calm and matter of fact approach was very reassuring.
I am very pleased with the result, thank you.
We are delighted with our orangery, thank you for all your hard work.
Thanks again to you and all the team for your efforts, we are exceptionally happy with the end result, it has truly made a big improvement to our living space and we look forward to spending some quality time in the new garden room for many years to come.
We would like to thank you [Mark] and Kingsholme for installing us a wonderful conservatory and paying great attention to detail.
Many thanks to Mark for his professional and courteous attention to all matters from planning permission, to the final successful outcome.
Many thanks for a super job that has been well done.
We are very pleased with our conservatory and would like to thank you and your team for the good workmanship, attention to detail, care and consideration that has been shown to our property and us and would be happy to recommend your company. We would be grateful if you could pass these sentiments on to those involved.
Thanks to you, [Mark] Dave and Ian for a great job, the conservatory is all I had hoped for.
We were very pleased with your service, and we are delighted with the result. Thank you for all that you have done.
Thanks for your help in everything, you have given us a very good service!.
A very workable solution to a difficult situation. Mark has been very diligent and has delivered what was proposed. A good job, many thanks.
Would not hesitate to recommend Kingsholme to anybody.
The job was very much to our satisfaction. Dave (fitter) is a good asset to Kingsholme.
Friendly and professional approach adopted by all staff, Dave and Ian demonstrated a particular pride in their work. Very happy with our new conservatory, we would recommend you to others.
Builders and glaziers were very professional and tidy, excellent job.
We were extremely pleased with the team that constructed the conservatory, they were especially polite and considerate to our needs regarding our dogs, and carried out their work in a very professional way. Your company is lucky to have them. All in all, we are very pleased with the end result.
All aspects of the total job seemed exceedingly well done. In particular I would mention the friendliness and extreme helpfulness of all those involved.
Fitters, workmen were all professional, polite and easy to communicate with. They took care to do a good job. We are very pleased with the conservatory and it is how we imagined it would be.
Our requirements have been met and we are very satisfied with the end product. Good supervision and communication with Mark throughout.
Excellent quality of work and people, many thanks!
Your staff were all excellent workers and very helpful. I am delighted with my new conservatory, which though small, does greatly enhance our living space.
We are very pleased with the conservatory and will have no hesitation in recommending you to all who admire it.
We have already recommended you to two other people, both of whom are having conservatories built by you. All the workmen were pleasant and polite, and got on well with the job. We are really pleased with the end result, and would have no hesitation in recommending you to anymore of our friends who are thinking of having a conservatory.
We are very pleased with our conservatory and patio, and would recommend Kingsholme to others
I am delighted with my conservatory and had my fist Sunday afternoon tea in it this weekend.
We have had lots of compliments on the standard of build, and so far are very pleased with conservatory.
We are very pleased with the final result. We would recommend Kingsholme to friends and would use your services again. The workmen were excellent.
We have been very impressed by the design and build overall. Seeing the design develop into a finished conservatory has been very satisfying.
All involved have been helpful, polite and tidy. Nothing was too much trouble and the level of service was very good.
Very good team of builders and installers; always helpful and courteous.
We wish to thank you and your team for carrying out a very good job, we are pleased with the result.
Overall the work was done to a very professional standard, particularly groundworks, foundations and finish (plastering, flooring, electrics and heating) Care was taken to keep things tidy and to clean up afterwards. Very satisfactory!
