Orangery and conservatory drawings for Kemp Town homes — checked against the Class A rear limits and the 30m² building-regulations exemption, drawn to Brighton & Hove City Council's guidance and revised free until your decision.
Brighton & Hove City Council granted 89% of the householder planning decisions it made in its latest published year — 2 points above the 87% England-wide householder average. The Kemp Town estate holds one of the densest concentrations of Grade I and Grade II* listing in the city, so alterations are assessed against the original architectural set piece, which is where a policy-literate drawing pack earns its keep. Its dominant Georgian (1714–1837) and Victorian (1837–1901) 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. Kemp Town carries at least one Article 4 direction, and conservation areas including Kemp Town, East Cliff and Queen's Park remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Kemp Town is determined against an 8-week statutory target.
Kemp Town estate (Busby and Wilds' 1820s set piece of Sussex Square and Lewes Crescent), East Cliff (bow-fronted Regency terraces stepping up from Marine Parade), Queen's Park (Victorian terraces and villas around the park bowl), College (planned Victorian streets near Brighton College), Kemptown Village (the compact St George's Road high-street terraces) and Whitehawk fringe (later housing climbing the eastern downland slope) — these are the Kemp Town pockets our drawings cover most. Heritage designations here include Kemp Town, East Cliff, Queen's Park and College. Brighton & Hove City Council weighs each proposal against Brighton & Hove City Plan (Parts One 2016 and Two 2022) and the relevant SPDs, where basement, lightwell and seafront-frontage proposals meet detailed structural and heritage tests before the usual householder considerations. Large tracts of the Regency terraces are long since converted into flats and maisonettes, which hold no householder permitted-development rights.. On roofs the borough is parapet-hidden flat and shallow leaded roofs on the Regency estate, butterfly roofs behind the terrace fronts and pitched slate roofs on the Victorian streets, over Grade I and Grade II* Regency stucco terraces, bow-fronted seafront houses, Victorian bay-fronted terraces and converted flats and maisonettes.
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 Brighton & Hove City Plan (Parts One 2016 and Two 2022) and the relevant SPDs. Kemp Town is largely Grade I and Grade II* Regency stucco terraces, bow-fronted seafront houses, Victorian bay-fronted terraces and converted flats and maisonettes, 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 Kemp Town and East Cliff, rear glazing is assessed on visibility from the street and on the effect on the rear elevation's character. Kemp Town falls under the city-wide Article 4 direction removing permitted-development rights for small HMOs, and the Kemp Town and East Cliff conservation-area controls pull most external alterations to the listed Regency terraces into the application system.
Many conservatories are permitted development. You will need an application to Brighton & Hove 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 Brighton & Hove City Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. The council approves most householder schemes across the city, yet in Kemp Town the concentration of high-grade listed terraces means heritage impact, not principle, decides how far a project can go. 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 Kemp Town estate, East Cliff and Queen's Park, 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 grade i and grade ii* regency stucco terraces, 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 Kemp Town estate holds one of the densest concentrations of Grade I and Grade II* listing in the city, so alterations are assessed against the original architectural set piece. 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 Kemp Town. A few of the areas where they come up most often:
Orangery and conservatory drawings for Kemp Town estate — Busby and Wilds' 1820s set piece of Sussex Square and Lewes Crescent — checked against the Class A limits and drawn to Brighton & Hove City Council's guidance.
Orangery and conservatory drawings for East Cliff — bow-fronted Regency terraces stepping up from Marine Parade — checked against the Class A limits and drawn to Brighton & Hove City Council's guidance.
Orangery and conservatory drawings for Queen's Park — Victorian terraces and villas around the park bowl — checked against the Class A limits and drawn to Brighton & Hove City Council's guidance.
Orangery and conservatory drawings for College — planned Victorian streets near Brighton College — checked against the Class A limits and drawn to Brighton & Hove City Council's guidance.
Orangery and conservatory drawings for Kemptown Village — the compact St George's Road high-street terraces — checked against the Class A limits and drawn to Brighton & Hove City Council's guidance.
Orangery and conservatory drawings for Whitehawk fringe — later housing climbing the eastern downland slope — checked against the Class A limits and drawn to Brighton & Hove 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 Kemp Town postcode and house type. We confirm the Class A limits that apply, check designation status, and score your odds against live Brighton & Hove 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 Brighton & Hove 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 Kemp Town you will need an application to Brighton & Hove City Council beyond those limits, and on designated land such as Kemp Town and East Cliff.
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 Kemp Town address specifically. Brighton & Hove City Council is the decision-maker.
For planning, none — both are rear extensions assessed against the same Class A limits by Brighton & Hove 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 Kemp Town 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 Kemp Town address specifically. Brighton & Hove 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 Kemp Town address specifically. Brighton & Hove 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 Brighton & Hove 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 Kemp Town address specifically.
We quote each Kemp Town 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 Brighton & Hove City Council approves. Call 020 7864 7245 to start.
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