Orangery and conservatory drawings for Wroxham homes — checked against the Class A rear limits and the 30m² building-regulations exemption, drawn to Broadland District Council's guidance and revised free until your decision.
Broadland District Council granted 97% of the householder planning decisions it made in its latest published year — 10 points above the 87% England-wide householder average. Wroxham contains Belaugh, Salhouse, Salhouse BA Conservation Area conservation areas (Belaugh designated 1973), 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.
Under Class B, a rear dormer stays permitted development up to 40m³ of added roof volume on a terrace or 50m³ on a semi-detached or detached house, while Class A allows a single-storey rear extension of 3m beyond the original rear wall on a terrace and 4m on a detached house before a full application is needed. Wroxham carries at least one Article 4 direction, and conservation areas including Belaugh, Salhouse and Salhouse BA Conservation Area remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Wroxham is determined against an 8-week statutory target.
Belaugh (conservation area designated in 1973), Salhouse (conservation area designated in 2003), Salhouse BA (conservation area designated in 2003), Salhouse (conservation area designated in 2003), Wroxham BA (designated conservation area), Wroxham (designated conservation area), Wroxham (designated conservation area), Belaugh (civil parish within Wroxham), Rackheath (civil parish within Wroxham) and Salhouse (civil parish within Wroxham) — these are the Wroxham pockets our drawings cover most. Heritage designations here include Belaugh, Salhouse, Salhouse BA Conservation Area, Salhouse Conservation Area, Wroxham BA Conservation Area, Wroxham Conservation Area and Wroxham Conservation Area. Broadland District Council weighs each proposal against Broadland District Council's development plan and the design policies it applies to householder applications, where the 2,900 homes here are 14% 1955-1964, 10% 1973-1982, 9% pre-1900, which is what sets the realistic roof and rear-projection options. On roofs the borough is shallow gabled roofs typical of that period's building and shallow trussed roofs typical of 1970s building, over late-1950s and early-1960s houses (14% of 2,900 homes), 1970s and early-1980s houses (10%) and Victorian and earlier houses (9%).
Wroxham's designated heritage is specific, and it is the first thing we check against your address: Belaugh (conservation area designated in 1973), Salhouse (conservation area designated in 2003), Salhouse BA (conservation area designated in 2003), Salhouse (conservation area designated in 2003), Wroxham BA (designated conservation area), Wroxham (designated conservation area) and Wroxham (designated conservation area). Inside those boundaries permitted development is curtailed and Broadland District 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.
Beyond the designated areas, Wroxham takes in Belaugh, Rackheath and Salhouse. Broadland District Council has 28 recorded Article 4 directions — check the address before assuming PD applies in Wroxham.
On stock, Wroxham is late-1950s and early-1960s houses (14% of 2,900 homes), 1970s and early-1980s houses (10%) and Victorian and earlier houses (9%) — which is why shallow gabled roofs typical of that period's building and shallow trussed roofs typical of 1970s building govern what a loft or rear projection can realistically be. Broadland District Council decided 470 householder applications in the latest published year and granted 97%, with 68% issued inside the eight-week target. Those are the numbers our drawings are prepared against.
The full build-period split for Wroxham runs pre-1900 9% (260 homes), 1900-1918 1% (40 homes), 1919-1929 4% (110 homes), 1930-1939 4% (130 homes), 1945-1954 5% (150 homes), 1955-1964 14% (420 homes), 1965-1972 6% (160 homes), 1973-1982 10% (280 homes), 1983-1992 5% (150 homes), 1993-1999 9% (250 homes) and 2000-2008 8% (230 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.
Broadland District Council also decides for Aylsham, Eynesford, Hellesdon North West, Marshes, Plumstead and Coltishall, so a decision in Wroxham 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 Area centred on the Market Place, Broads Authoriity Holly Lodge, Broads Authority and Broads Authority 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 Wroxham and Broadland District Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Wroxham |
|---|---|
| Dwellings recorded | 2,900 |
| Built pre-1900 | 260 (9%) |
| Built 1900-1918 | 40 (1%) |
| Built 1919-1929 | 110 (4%) |
| Built 1930-1939 | 130 (4%) |
| Built 1945-1954 | 150 (5%) |
| Built 1955-1964 | 420 (14%) |
| Built 1965-1972 | 160 (6%) |
| Built 1973-1982 | 280 (10%) |
| Built 1983-1992 | 150 (5%) |
| Built 1993-1999 | 250 (9%) |
| Built 2000-2008 | 230 (8%) |
| Built before 1919 | 10% |
| Built 1919–1939 | 8% |
| Built 1945–2008 | 57% |
| Conservation areas in Wroxham | 7 (Belaugh, Salhouse…) |
| Conservation areas district-wide | 31 |
| Article 4 directions recorded | 28 |
| Householder applications decided | 470 |
| Householder applications granted | 97% |
| Decided within 8 weeks | 68% |
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 Broadland District 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 Broadland District Council's development plan and the design policies it applies to householder applications. Wroxham is largely late-1950s and early-1960s houses (14% of 2,900 homes), 1970s and early-1980s houses (10%) and Victorian and earlier houses (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 Belaugh and Salhouse, rear glazing is assessed on visibility from the street and on the effect on the rear elevation's character. Broadland District Council has 28 recorded Article 4 directions — check the address before assuming PD applies in Wroxham.
Many conservatories are permitted development. You will need an application to Broadland District 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 Broadland District Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Broadland District Council granted 97% of its householder applications in the year to 31 March 2026, and Belaugh 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 Belaugh, Salhouse and Salhouse BA, 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-1950s and early-1960s houses (14% of 2,900 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.
Wroxham contains Belaugh, Salhouse, Salhouse BA Conservation Area conservation areas (Belaugh designated 1973), 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 Wroxham. A few of the areas where they come up most often:
Orangery and conservatory drawings for Belaugh — conservation area designated in 1973 — checked against the Class A limits and drawn to Broadland District Council's guidance.
Orangery and conservatory drawings for Salhouse — conservation area designated in 2003 — checked against the Class A limits and drawn to Broadland District Council's guidance.
Orangery and conservatory drawings for Salhouse BA — conservation area designated in 2003 — checked against the Class A limits and drawn to Broadland District Council's guidance.
Orangery and conservatory drawings for Salhouse — conservation area designated in 2003 — checked against the Class A limits and drawn to Broadland District Council's guidance.
Orangery and conservatory drawings for Wroxham BA — designated conservation area — checked against the Class A limits and drawn to Broadland District Council's guidance.
Orangery and conservatory drawings for Wroxham — designated conservation area — checked against the Class A limits and drawn to Broadland District 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 Wroxham postcode and house type. We confirm the Class A limits that apply, check designation status, and score your odds against live Broadland District 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 Broadland District 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 Wroxham you will need an application to Broadland District Council beyond those limits, and on designated land such as Belaugh and Salhouse.
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 Wroxham address specifically. Broadland District Council is the decision-maker.
For planning, none — both are rear extensions assessed against the same Class A limits by Broadland District 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 Wroxham 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 Wroxham address specifically. Broadland District 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 Wroxham address specifically. Broadland District 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 Broadland District 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 Wroxham address specifically.
We quote each Wroxham 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 Broadland District Council approves. Call 020 7864 7245 to start.
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