Orangery and conservatory drawings for Basford homes — checked against the Class A rear limits and the 30m² building-regulations exemption, drawn to Nottingham City Council's guidance and revised free until your decision.
Nottingham City Council granted 86% of the householder planning decisions it made in its latest published year — 1 point below the 87% England-wide householder average. The Article 4 Direction removes the automatic right to convert family homes to small HMOs, so shared-house schemes need consent, which is where a policy-literate drawing pack earns its keep. Its dominant Victorian (1837–1901), Edwardian (1901–1910), interwar (1918–1939) and postwar (1945–1970) housing stock sets the design brief on most streets.
Before permission is required, Class B allows 40m³ of added loft volume on a terrace and 50m³ on a semi or detached house, and Class A allows a 3m single-storey rear extension on a terrace or 4m on a detached house. Basford carries at least one Article 4 direction, and conservation areas including Star Buildings and New Basford remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Basford is determined against an 8-week statutory target.
New Basford (close-knit brewery-era terraces around the Star Buildings conservation area), Old Basford (older village core with mixed period and interwar housing), Shipstone Street (workers' terraces beside the former Shipstone's Brewery), Basford fringe (interwar and postwar semis on the surrounding streets) and Vernon Park edge (Victorian terraces bordering the park to the south) — these are the Basford pockets our drawings cover most. Heritage designations here include Star Buildings and New Basford. Nottingham City Council weighs each proposal against the Nottingham City Local Plan (Land and Planning Policies) and the Greater Nottingham Strategic Plan, where the Star Buildings Conservation Area treats the brewery and its surrounding terraces as an industrial-heritage set piece, policing materials and frontages. Former brewery and industrial buildings in New Basford have been converted to flats, and those units carry no householder permitted-development rights.. On roofs the borough is pitched slate roofs on the Victorian and Edwardian terraces and hipped roofs on the interwar semis, over dense Victorian and Edwardian red-brick terraces built for brewery and factory workers, former industrial and brewery buildings, some converted to residential and interwar and postwar semis in Old Basford and towards the fringes.
The difference is not marketing. A conservatory is predominantly glazed — at least three quarters of the roof and half of the walls — which is what earns it the building-regulations exemption. An orangery has a solid masonry perimeter with a glazed lantern set into a flat roof, so it usually reads as a conventional extension for building control and has to meet Part L thermal standards, Part A structure and Part B fire like any other room.
Both are judged the same way for planning: as rear extensions, against the Class A depth, height and eaves limits, and against the Nottingham City Local Plan (Land and Planning Policies) and the Greater Nottingham Strategic Plan. Basford is largely dense Victorian and Edwardian red-brick terraces built for brewery and factory workers, former industrial and brewery buildings, some converted to residential and interwar and postwar semis in Old Basford and towards the fringes, and the design question is usually whether the glazing reads as a lightweight addition to that stock or as a bolted-on conservatory kit. On period houses, an orangery with a properly proportioned lantern almost always sits better than a full-height glazed box.
In conservation areas such as Star Buildings and New Basford, rear glazing is assessed on visibility from the street and on the effect on the rear elevation's character. Nottingham's city-wide Article 4 HMO Direction applies across Basford, and the Star Buildings Conservation Area in New Basford protects the industrial heritage around the former Shipstone's Brewery — a close-knit mix of brewery buildings, terraced housing, pubs, schools and chapels.
Many conservatories are permitted development. You will need an application to Nottingham City Council where any of these apply:
We check the scheme against the Class A planning limits and against the building-regulations exemption at the same time, so you know before committing whether you are building an exempt conservatory or a fully regulated room.
Below is Nottingham City Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Nottingham grants around 86% of applications, and Basford's terraced and suburban streets approve well for household work, with the Shipstone's brewery heritage the defining constraint in New Basford. Glazed rear additions are judged on depth, eaves height and how the glazing meets the existing elevation.
Source: MHCLG planning application statistics (householder decisions, England, 1 April 2025 - 31 March 2026). Compare every borough on our London approval-rate league table.
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Across New Basford, Old Basford and Shipstone Street, the schemes that succeed keep the eaves below the neighbour's ground-floor cill line, set the glazing back from the boundary, and use a solid parapet or brick perimeter to tie the addition into the house. On dense victorian and edwardian red-brick terraces built for brewery and factory workers, a lantern set in a flat roof usually reads better than a pitched glazed roof, and it avoids the summer overheating that makes full conservatories unusable for months a year.
The Article 4 Direction removes the automatic right to convert family homes to small HMOs, so shared-house schemes need consent. The decision worth making early is whether to keep the separating doors. Keeping them preserves the building-regulations exemption but leaves you with a room that is not part of the house; removing them creates one continuous space but brings the whole addition inside Part L, which changes the glazing specification and usually the heating design too. We set out both versions before you commit.
We draw glazed rear additions across Basford. A few of the areas where they come up most often:
Orangery and conservatory drawings for New Basford — close-knit brewery-era terraces around the Star Buildings conservation area — checked against the Class A limits and drawn to Nottingham City Council's guidance.
Orangery and conservatory drawings for Old Basford — older village core with mixed period and interwar housing — checked against the Class A limits and drawn to Nottingham City Council's guidance.
Orangery and conservatory drawings for Shipstone Street — workers' terraces beside the former Shipstone's Brewery — checked against the Class A limits and drawn to Nottingham City Council's guidance.
Orangery and conservatory drawings for Basford fringe — interwar and postwar semis on the surrounding streets — checked against the Class A limits and drawn to Nottingham City Council's guidance.
Orangery and conservatory drawings for Vernon Park edge — Victorian terraces bordering the park to the south — checked against the Class A limits and drawn to Nottingham City Council's guidance.
The planning test is the same for both. The building-regulations test is not.
| Structure | Planning route | Building regulations | Practical effect |
|---|---|---|---|
| Conservatory under 30m², doors retained | Class A rear extension limits | Largely exempt | Cheaper build, unheated in winter |
| Conservatory, doors removed | Class A rear extension limits | Part L applies in full | Continuous space, higher spec glazing |
| Orangery with solid perimeter and lantern | Class A rear extension limits | Fully regulated | Usable year round, better on period houses |
| Any of the above beyond the depth limits | Full householder application | As above | 8-week determination |
| Any of the above on designated land | Full householder application | As above | Design and visibility assessed |
Planning limits from the GPDO 2015, Schedule 2, Part 1, Class A; exemption criteria from the Building Regulations 2010, Schedule 2, Class 7.
A fixed process covering both consents, because they pull in different directions.
Send us your Basford postcode and house type. We confirm the Class A limits that apply, check designation status, and score your odds against live Nottingham City Council decisions.
We measure the rear elevation, eaves and ground levels, and the neighbouring boundary — the numbers that decide both the projection limit and the 2-metre eaves rule.
Chartered designers develop the orangery or conservatory to your brief, and we set out clearly whether it stays inside the building-regulations exemption or becomes a fully regulated room.
We submit the certificate or application, manage validation and officer queries, and revise free until Nottingham City Council decides.
Often not. A conservatory is treated as a rear extension, so it can be permitted development within the Class A limits — 3 metres of projection on a terrace or semi, 4 metres on a detached house, with eaves under 3 metres where it sits within 2 metres of a boundary. In Basford you will need an application to Nottingham City Council beyond those limits, and on designated land such as Star Buildings and New Basford.
A conservatory is largely exempt if it is under 30 square metres, at ground level, separated from the house by external-quality doors, and has at least 75% of its roof and 50% of its walls glazed. Glazing, electrics and any drainage work still have to comply. Remove the separating doors and the exemption falls away — the space becomes part of the house and Part L thermal standards apply. This applies to your Basford address specifically. Nottingham City Council is the decision-maker.
For planning, none — both are rear extensions assessed against the same Class A limits by Nottingham City Council. The difference is in building control: an orangery's solid perimeter and flat roof with a lantern usually means it fails the glazing test for exemption, so it is fully regulated. That is why an orangery costs more to build but is comfortable in January. This applies to your Basford address specifically.
Usually yes at the rear, though permitted-development rights are narrower on designated land and an Article 4 direction can remove them entirely. The assessment turns on whether the addition is visible from the street and how it meets the original rear elevation. A restrained orangery in matching brick with a lantern is consistently easier to get through than a proprietary glazed conservatory. This applies to your Basford address specifically. Nottingham City Council is the decision-maker.
A fully glazed roof will, unless it is specified for it. That is the practical reason most of our clients end up building an orangery instead: a solid insulated roof perimeter with a lantern gives daylight without the greenhouse effect, and keeps the space usable across the year. We raise it at design stage because it is much cheaper to solve on paper than after the build. This applies to your Basford address specifically. Nottingham City Council is the decision-maker.
If you excavate foundations within 3 metres of a neighbouring structure and deeper than its foundations, or build on the boundary itself, the Party Wall etc. Act 1996 applies and notice must be served. That is separate from Nottingham City Council's planning decision. We flag it at design stage so the notice period does not delay the start on site. This applies to your Basford address specifically.
We quote each Basford orangery or conservatory individually, because the structure and the roof form change the work considerably, and send a fixed, no-obligation quote within one working day. It covers the full drawing pack with free revisions until Nottingham City Council approves. Call 020 7864 7245 to start.
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