Orangery and conservatory drawings for High Street homes — checked against the Class A rear limits and the 30m² building-regulations exemption, drawn to Maidstone Borough Council's guidance and revised free until your decision.
Maidstone Borough Council granted 91% of the householder planning decisions it made in its latest published year — 4 points above the 87% England-wide householder average. High Street contains Maidstone, All Saints Church, Maidstone, Chillington House, Maidstone, Holy Trinity Church conservation areas (Maidstone, All Saints Church designated 1974), 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 Edwardian (1901–1910) housing stock sets the design brief on most streets.
Class A and Class B set the thresholds — a rear dormer to 40m³ on a terrace or 50m³ on a semi or detached, and a single-storey rear extension to 3m on a terrace or 4m on a detached house — beyond which Maidstone Borough Council needs a full application. High Street carries at least one Article 4 direction, and conservation areas including Maidstone, All Saints Church, Maidstone, Chillington House and Maidstone, Holy Trinity Church remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in High Street is determined against an 8-week statutory target.
Maidstone, All Saints Church (conservation area designated in 1974), Maidstone, Chillington House (conservation area designated in 1974), Maidstone, Holy Trinity Church (conservation area designated in 1977) and Maidstone, Town Centre (conservation area designated in 1974) — these are the High Street pockets our drawings cover most. Heritage designations here include Maidstone, All Saints Church, Maidstone, Chillington House, Maidstone, Holy Trinity Church and Maidstone, Town Centre. Maidstone Borough Council weighs each proposal against the adopted Maidstone local plan and Maidstone Borough Council's design guidance for householder work, where the 5,410 homes here are 21% pre-1900, 13% 1900-1918, 9% 2000-2008, which is what sets the realistic roof and rear-projection options. On roofs the borough is steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and pitched and hipped roofs with generous eaves typical of Edwardian building, over Victorian and earlier houses (21% of 5,410 homes), Edwardian houses (13%) and 2000s houses and apartments (9%).
Heritage designation is the single biggest variable in High Street, and it is address-specific: Maidstone, All Saints Church (conservation area designated in 1974), Maidstone, Chillington House (conservation area designated in 1974), Maidstone, Holy Trinity Church (conservation area designated in 1977) and Maidstone, Town Centre (conservation area designated in 1974). Inside those boundaries permitted development is curtailed and Maidstone Borough Council 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.
Maidstone Borough Council has 84 recorded Article 4 directions — check the address before assuming PD applies in High Street.
On stock, High Street is Victorian and earlier houses (21% of 5,410 homes), Edwardian houses (13%) and 2000s houses and apartments (9%) — which is why steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and pitched and hipped roofs with generous eaves typical of Edwardian building govern what a loft or rear projection can realistically be. Maidstone Borough Council decided 536 householder applications in the latest published year and granted 91%, with 81% issued inside the eight-week target. We work from the council's own published record.
The full build-period split for High Street runs pre-1900 21% (1,110 homes), 1900-1918 13% (710 homes), 1919-1929 7% (400 homes), 1930-1939 6% (330 homes), 1945-1954 1% (80 homes), 1955-1964 2% (130 homes), 1965-1972 4% (230 homes), 1973-1982 5% (270 homes), 1983-1992 4% (210 homes), 1993-1999 2% (90 homes) and 2000-2008 9% (490 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.
Maidstone Borough Council also decides for Barming Heath & Teston, Bearsted & Downswood, Boxley Downs, Coxheath & Farleigh, Leeds & Langley, Loose & Linton, Marden & Yalding and Staplehurst, so a decision in High Street 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 29 Albion Place, 62 Earl Street, 66 Earl Street and 70-72 King Street,. 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 High Street and Maidstone Borough Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | High Street |
|---|---|
| Dwellings recorded | 5,410 |
| Built pre-1900 | 1,110 (21%) |
| Built 1900-1918 | 710 (13%) |
| Built 1919-1929 | 400 (7%) |
| Built 1930-1939 | 330 (6%) |
| Built 1945-1954 | 80 (1%) |
| Built 1955-1964 | 130 (2%) |
| Built 1965-1972 | 230 (4%) |
| Built 1973-1982 | 270 (5%) |
| Built 1983-1992 | 210 (4%) |
| Built 1993-1999 | 90 (2%) |
| Built 2000-2008 | 490 (9%) |
| Built before 1919 | 34% |
| Built 1919–1939 | 13% |
| Built 1945–2008 | 28% |
| Conservation areas in High Street | 4 (Maidstone, All Saints Church, Maidstone, Chillington House…) |
| Conservation areas district-wide | 53 |
| Article 4 directions recorded | 84 |
| Householder applications decided | 536 |
| Householder applications granted | 91% |
| Decided within 8 weeks | 81% |
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 Maidstone Borough Council'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 the adopted Maidstone local plan and Maidstone Borough Council's design guidance for householder work. High Street is largely Victorian and earlier houses (21% of 5,410 homes), Edwardian houses (13%) and 2000s houses and apartments (9%), 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 Maidstone, All Saints Church and Maidstone, Chillington House, rear glazing is assessed on visibility from the street and on the effect on the rear elevation's character. Maidstone Borough Council has 84 recorded Article 4 directions — check the address before assuming PD applies in High Street.
Many conservatories are permitted development. You will need an application to Maidstone Borough 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 Maidstone Borough Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Maidstone Borough Council granted 91% of its householder applications in the year to 31 March 2026, and Maidstone, All Saints Church 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 Maidstone, All Saints Church, Maidstone, Chillington House and Maidstone, Holy Trinity Church, 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 victorian and earlier houses (21% of 5,410 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.
High Street contains Maidstone, All Saints Church, Maidstone, Chillington House, Maidstone, Holy Trinity Church conservation areas (Maidstone, All Saints Church designated 1974), 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 High Street. A few of the areas where they come up most often:
Orangery and conservatory drawings for Maidstone, All Saints Church — conservation area designated in 1974 — checked against the Class A limits and drawn to Maidstone Borough Council's guidance.
Orangery and conservatory drawings for Maidstone, Chillington House — conservation area designated in 1974 — checked against the Class A limits and drawn to Maidstone Borough Council's guidance.
Orangery and conservatory drawings for Maidstone, Holy Trinity Church — conservation area designated in 1977 — checked against the Class A limits and drawn to Maidstone Borough Council's guidance.
Orangery and conservatory drawings for Maidstone, Town Centre — conservation area designated in 1974 — checked against the Class A limits and drawn to Maidstone Borough 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 High Street postcode and house type. We confirm the Class A limits that apply, check designation status, and score your odds against live Maidstone Borough 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 Maidstone Borough 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 High Street you will need an application to Maidstone Borough Council beyond those limits, and on designated land such as Maidstone, All Saints Church and Maidstone, Chillington House.
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 High Street address specifically. Maidstone Borough Council is the decision-maker.
For planning, none — both are rear extensions assessed against the same Class A limits by Maidstone Borough 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 High Street 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 High Street address specifically. Maidstone Borough 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 High Street address specifically. Maidstone Borough 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 Maidstone Borough 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 High Street address specifically.
We quote each High Street 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 Maidstone Borough Council approves. Call 020 7864 7245 to start.
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