Orangery and conservatory drawings for Feltwell homes — checked against the Class A rear limits and the 30m² building-regulations exemption, drawn to Borough Council of King's Lynn and West Norfolk's guidance and revised free until your decision.
Borough Council of King's Lynn and West Norfolk granted 95% of the householder planning decisions it made in its latest published year — 8 points above the 87% England-wide householder average. Feltwell contains the HOCKWOLD cum WILTON Conservation Area conservation area (HOCKWOLD cum WILTON Conservation Area designated 1979), so materials, fenestration and roof form are assessed against the appraisal, which is where a policy-literate drawing pack earns its keep. Its dominant Victorian (1837–1901) and postwar (1945–1970) housing stock sets the design brief on most streets.
The permitted-development ceilings are fixed: 40m³ of new roof volume for a terraced loft and 50m³ for a semi or detached house under Class B, plus a 3m single-storey rear extension on a terrace or 4m on a detached house under Class A. Feltwell carries at least one Article 4 direction, and conservation areas including HOCKWOLD cum WILTON Conservation Area remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Feltwell is determined against an 8-week statutory target.
HOCKWOLD cum WILTON (conservation area designated in 1979), Hockwold cum Wilton (civil parish within Feltwell), Southery (civil parish within Feltwell) and Hilgay (civil parish within Feltwell) — these are the Feltwell pockets our drawings cover most. Heritage designations here include HOCKWOLD cum WILTON Conservation Area. Borough Council of King's Lynn and West Norfolk weighs each proposal against Borough Council of King's Lynn and West Norfolk's development plan and the design policies it applies to householder applications, where the 2,710 homes here are 15% 1965-1972, 14% pre-1900, 14% 1973-1982, which is what sets the realistic roof and rear-projection options. On roofs the borough is shallow-pitched roofs and integral garages typical of that period's building and steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building, over late-1960s and early-1970s houses (15% of 2,710 homes), Victorian and earlier houses (14%) and 1970s and early-1980s houses (14%).
Before anything is drawn we check your address against the designations that apply in Feltwell: HOCKWOLD cum WILTON (conservation area designated in 1979). Inside those boundaries permitted development is curtailed and Borough Council of King's Lynn and West Norfolk assesses materials, window detail and roof form against the area's own appraisal, so a scheme that would be waved through two streets away can need a full application here.
Beyond the designated areas, Feltwell takes in Hockwold cum Wilton, Southery and Hilgay. Borough Council of King's Lynn and West Norfolk has 12 recorded Article 4 directions — check the address before assuming PD applies in Feltwell.
On stock, Feltwell is late-1960s and early-1970s houses (15% of 2,710 homes), Victorian and earlier houses (14%) and 1970s and early-1980s houses (14%) — which is why shallow-pitched roofs and integral garages typical of that period's building and steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building govern what a loft or rear projection can realistically be. Borough Council of King's Lynn and West Norfolk decided 521 householder applications in the latest published year and granted 95%, with 87% issued inside the eight-week target. That decision record, not a national figure, is what we design to.
The full build-period split for Feltwell runs pre-1900 14% (390 homes), 1900-1918 2% (50 homes), 1919-1929 2% (50 homes), 1930-1939 5% (140 homes), 1945-1954 11% (290 homes), 1955-1964 11% (310 homes), 1965-1972 15% (400 homes), 1973-1982 14% (380 homes), 1983-1992 4% (100 homes), 1993-1999 4% (110 homes) and 2000-2008 7% (200 homes). That distribution is why pre-1900 detailing dominates the drawings here, and it is measured from council-tax records rather than assumed from the street name.
Borough Council of King's Lynn and West Norfolk also decides for Airfield, Bircham with Rudhams, Brancaster, Dersingham, Downham Old Town, Heacham, Methwold and Terrington, so a decision in Feltwell sits inside a wider pattern of decisions we track across the same authority — useful when an officer cites a precedent from the next area over.
The Article 4 directions recorded for this council include Coastal area Heacham, Coastal area Snettisham, Holme next the Sea and Kings Lynn Conservation Area. Each removes a specific permitted-development right inside its own boundary, which is why the check is done on the address rather than on the town.
Published figures for Feltwell and Borough Council of King's Lynn and West Norfolk. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Feltwell |
|---|---|
| Dwellings recorded | 2,710 |
| Built pre-1900 | 390 (14%) |
| Built 1900-1918 | 50 (2%) |
| Built 1919-1929 | 50 (2%) |
| Built 1930-1939 | 140 (5%) |
| Built 1945-1954 | 290 (11%) |
| Built 1955-1964 | 310 (11%) |
| Built 1965-1972 | 400 (15%) |
| Built 1973-1982 | 380 (14%) |
| Built 1983-1992 | 100 (4%) |
| Built 1993-1999 | 110 (4%) |
| Built 2000-2008 | 200 (7%) |
| Built before 1919 | 16% |
| Built 1919–1939 | 7% |
| Built 1945–2008 | 66% |
| Conservation areas in Feltwell | 1 (HOCKWOLD cum WILTON Conservation Area) |
| Conservation areas district-wide | 44 |
| Article 4 directions recorded | 12 |
| Householder applications decided | 521 |
| Householder applications granted | 95% |
| Decided within 8 weeks | 87% |
Dwelling stock from VOA council-tax data at 31 March 2025; conservation-area and Article 4 counts from planning.data.gov.uk (MHCLG); decision figures are Borough Council of King's Lynn and West Norfolk's own, from MHCLG live table PS2 for the year to 31 March 2026.
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 Borough Council of King's Lynn and West Norfolk's development plan and the design policies it applies to householder applications. Feltwell is largely late-1960s and early-1970s houses (15% of 2,710 homes), Victorian and earlier houses (14%) and 1970s and early-1980s houses (14%), 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 HOCKWOLD cum WILTON Conservation Area, rear glazing is assessed on visibility from the street and on the effect on the rear elevation's character. Borough Council of King's Lynn and West Norfolk has 12 recorded Article 4 directions — check the address before assuming PD applies in Feltwell.
Many conservatories are permitted development. You will need an application to Borough Council of King's Lynn and West Norfolk 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 Borough Council of King's Lynn and West Norfolk's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Borough Council of King's Lynn and West Norfolk granted 95% of its householder applications in the year to 31 March 2026, and HOCKWOLD cum WILTON Conservation Area shapes what is approved here. 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.
Tell us about your project and get a fixed, no-obligation quote back within one working day. If you don't need planning permission at all, we'll tell you that too — for free.
Across HOCKWOLD cum WILTON, Hockwold cum Wilton and Southery, 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 late-1960s and early-1970s houses (15% of 2,710 homes), 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.
Feltwell contains the HOCKWOLD cum WILTON Conservation Area conservation area (HOCKWOLD cum WILTON Conservation Area designated 1979), so materials, fenestration and roof form are assessed against the appraisal. 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 Feltwell. A few of the areas where they come up most often:
Orangery and conservatory drawings for HOCKWOLD cum WILTON — conservation area designated in 1979 — checked against the Class A limits and drawn to Borough Council of King's Lynn and West Norfolk's guidance.
Orangery and conservatory drawings for Hockwold cum Wilton — civil parish within Feltwell — checked against the Class A limits and drawn to Borough Council of King's Lynn and West Norfolk's guidance.
Orangery and conservatory drawings for Southery — civil parish within Feltwell — checked against the Class A limits and drawn to Borough Council of King's Lynn and West Norfolk's guidance.
Orangery and conservatory drawings for Hilgay — civil parish within Feltwell — checked against the Class A limits and drawn to Borough Council of King's Lynn and West Norfolk'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 Feltwell postcode and house type. We confirm the Class A limits that apply, check designation status, and score your odds against live Borough Council of King's Lynn and West Norfolk 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 Borough Council of King's Lynn and West Norfolk 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 Feltwell you will need an application to Borough Council of King's Lynn and West Norfolk beyond those limits, and on designated land such as HOCKWOLD cum WILTON Conservation Area.
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 Feltwell address specifically. Borough Council of King's Lynn and West Norfolk is the decision-maker.
For planning, none — both are rear extensions assessed against the same Class A limits by Borough Council of King's Lynn and West Norfolk. 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 Feltwell 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 Feltwell address specifically. Borough Council of King's Lynn and West Norfolk 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 Feltwell address specifically. Borough Council of King's Lynn and West Norfolk 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 Borough Council of King's Lynn and West Norfolk's planning decision. We flag it at design stage so the notice period does not delay the start on site. This applies to your Feltwell address specifically.
We quote each Feltwell 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 Borough Council of King's Lynn and West Norfolk approves. Call 020 7864 7245 to start.
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