Before paying for a conservatory design or a planning fee, a homeowner can ask the council for its view. This guide summarises two pages of the national planning practice guidance on GOV.UK: “Before submitting an application”, which the page shows as last updated on 15 March 2019, and “Making an application”, last updated on 12 May 2025. These are planning practice guidance pages from the GOV.UK collection that sits alongside the National Planning Policy Framework, which the collection page describes as setting out the government’s planning policies for England. The pages address planning generally rather than conservatories specifically. The guides to Wales, Scotland and Northern Ireland cover those systems separately. General information, not planning advice.

What is pre-application engagement for?

The guidance says that pre-application engagement offers significant potential to improve both the efficiency and the effectiveness of the planning application system, and to improve the quality of applications and their likelihood of success. It lists five ways this can happen:

• understanding the relevant planning policies and other material considerations;
• working with interested parties at an early stage to identify and try to resolve issues;
• discussing the possible mitigation of the impact of a development, including any planning conditions;
• identifying the information needed with a formal application, which reduces the likelihood of delay at the validation stage; and
• putting in place a planning performance agreement where that would help.

It adds that the approach needs to be tailored to the nature of the proposed development and the issues to be addressed.

Can the council charge for it?

Yes, within limits. The guidance says local planning authorities may charge for discretionary services under section 93 of the Local Government Act 2003, and that where charges are made they must not exceed the cost of providing the service. It says councils need to consider whether charging is appropriate in all cases and that charging should not discourage appropriate pre-application discussions. Where possible, authorities are strongly encouraged to provide at least a basic level of service without charge.

Where a council does charge, the guidance strongly encourages it to publish online the scale of charges for different types of application, the scope of work (for example duration and the number of meetings or site visits), the amount of officer time and the outputs to expect, such as a letter or report, with firm response times. The guidance also says there is no one-size-fits-all approach to the pre-application services councils offer.

How much do you have to provide?

The guidance describes the stage as a two-way process. The level of information a council asks for must be proportionate to the development proposed, and an applicant would not necessarily be expected to provide everything that would accompany a formal application. It does need to be enough for the council to take an informed view.

What should you expect back?

A prospective applicant should expect a clear, timely and authoritative view on the merits of the proposal, together with clear advice on consultation requirements and the information to be submitted with a formal application. The guidance also says a proposal may change before a formal application is submitted if pre-application advice is to be meaningful, which could resolve issues or raise new ones to discuss.

Does the advice bind the council?

No. The guidance says pre-application advice from the council cannot pre-empt the democratic decision-making process or a particular outcome if a formal application is made. It could, however, be a material consideration taken into account and given weight in the application process. The householder process that follows is explained in the guide to householder planning applications.

What if the service falls short?

An applicant who thinks the service fell below expectations may raise it directly with the council, if necessary through its formal complaints procedure. Where a fee was paid, the guidance says the scope for a full or partial refund depends on the terms and conditions of any agreement entered into.

What if you are not sure which application you need?

The “Making an application” page lists the applications that can be made, including full and outline planning permission, lawful development certificates, and prior approval for some permitted development rights. It says applicants who are unsure which type of application is needed should speak to their local planning authority. This site explains lawful development certificates and prior approval for larger single-storey rear extensions in separate guides.

FAQs

Do I have to consult neighbours before applying?

The guidance says community engagement is encouraged where it will add value, and names mandatory pre-application consultation only for wind turbine development involving more than two turbines or a hub height above 15 metres.

Is a planning performance agreement part of this?

It can be. The guidance says a planning performance agreement is voluntary, is agreed before the application is submitted and should be proportionate to the scale of the project, with a simple form possible for smaller schemes.

The bottom line

National planning practice guidance presents pre-application engagement as a way to improve applications and reduce delay at validation. Councils may charge under section 93 of the Local Government Act 2003 but not more than the cost of the service, and, where possible, are strongly encouraged to offer a basic service free. The information asked for should be proportionate, the advice does not bind the council but can be a material consideration, and a council’s complaints procedure is open if the service falls short. Anyone unsure which application applies is told to speak to the local planning authority. General information, not planning advice.

Sources

This guide draws on the following sources, read on 25 October 2026:

• Before submitting an application, planning practice guidance, last updated 15 March 2019 (gov.uk)
• Making an application, planning practice guidance, last updated 12 May 2025 (gov.uk)
• Planning practice guidance, GOV.UK collection, last updated 23 September 2026 (gov.uk)

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property; always confirm requirements directly with your local planning authority.

A planning permission for a conservatory carries a time limit, a list of conditions and, in practice, a set of approved drawings. Homeowners who delay the build, or change the design once the permission is in hand, can lose the benefit of it. This guide covers England, using the Town and Country Planning Act 1990 and the government’s planning practice guidance. It is general information, not planning advice, and the decision notice for the specific permission is the document that governs.

The start deadline

Section 91 of the Town and Country Planning Act 1990 provides that every planning permission is subject to a condition that the development must begin within the applicable period, unless the council directs a different period. The Act defines the applicable period as three years in England and five years in Wales. The period begins on the date the permission is granted.

Planning practice guidance says the standard time limit condition normally appears first in the list of conditions on the notice. Where permission was granted without that condition, section 91(3) deems it to apply. The same guidance confirms that a section 73 application cannot be used to extend the time limit for starting development, so the deadline cannot be renewed that way.

What counts as starting

Section 56 of the 1990 Act says that, for section 91 purposes, development is begun on the earliest date any material operation starts. A material operation includes any work of construction in the course of erecting a building, the digging of a trench that will contain the foundations or part of them, and laying an underground main or pipe to the foundations or to such a trench. For a conservatory, digging the foundation trench is therefore one of the operations that can start the clock. The foundation stage is explained in the guide to conservatory foundations.

Conditions on the decision notice

Planning practice guidance says conditions should meet six tests: necessary, relevant to planning, relevant to the development, enforceable, precise and reasonable in all other respects. A pre-commencement condition, which stops development beginning until something is done, must not be imposed without the applicant’s written agreement except in the circumstances set out in the Town and Country Planning (Pre-commencement Conditions) Regulations 2018. The guidance notes that such conditions include wording such as “no development shall take place until”.

Common householder conditions require matching materials or work in accordance with listed plans. A different kind of condition can remove permitted development rights, as discussed in the guide to planning conditions that remove permitted development rights. A fee of £89 applies to a request to discharge a condition on householder development, according to the April 2026 schedule described in the guide to conservatory planning fees.

Changing the design after permission

Planning practice guidance sets out the options. Where changes are fundamental or substantial, a new planning application is needed. For lesser changes there are two routes.

• Non-material amendment (section 96A). There is no statutory definition of non-material; the council must be satisfied the change is non-material in the context of the scheme. The applicant must notify anyone who owns land affected, who then have 14 days to make representations. The council has 28 days to decide, or longer if agreed in writing. There is no right of appeal against refusal, and the original permission still stands. The fee for householder development is £46.
• Varying a condition (section 73). This can make a material amendment, but only to conditions, not to the operative part of the permission or the description of development. A grant takes effect as a new, independent permission that sits alongside the original. The householder fee is £89.

Guidance adds that section 73 cannot be used if no condition lists the originally approved plans; a section 96A application can add such a condition first.

Practical checks before work starts

Planning practice guidance says development must take place in accordance with the permission and the conditions attached to it. The builder’s plans should therefore match the decision notice, and a change in size, glazing or roof form should be raised with the council before it is built rather than after. The position of a conservatory built without the right consent is explained in the guide to retrospective planning permission. See the guide to householder planning applications for how the decision is reached.

FAQs

How long does planning permission for a conservatory last in England?

Three years to begin development, under section 91 of the Town and Country Planning Act 1990. In Wales the period is five years.

Can the three-year deadline be extended?

Not through a section 73 application, according to planning practice guidance. A fresh application would be needed if the deadline passes.

Can I move the conservatory a little after permission is granted?

Only if the council agrees the change is non-material under section 96A, or approves a new application. There is no statutory definition of non-material.

What counts as starting the build?

Under section 56 of the 1990 Act, digging a trench that will contain the foundations, or laying an underground pipe to them, counts as a material operation, as does construction work on the building itself.

The bottom line

Planning permission for a conservatory in England must be started within three years under section 91 of the Town and Country Planning Act 1990, the deadline cannot be extended through section 73, and the conditions on the decision notice must be followed. Small design changes can go through a non-material amendment at £46, while changes to conditions use section 73 at £89. Matching the build to the approved drawings protects the permission.

Sources

This guide draws on the following sources, current as of 9 October 2026:

• Town and Country Planning Act 1990, sections 56 and 91 (legislation.gov.uk)
• Flexible options for planning permissions, planning practice guidance (gov.uk)
• Use of planning conditions, planning practice guidance (gov.uk)
• Planning fees: annual indexation from 1 April 2026, Ministry of Housing, Communities and Local Government (gov.uk)

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

Great crested newts are protected in England, and the protection extends to their ponds and the land around them. Digging foundations, clearing scrub or moving a log pile can fall within the activities that Natural England lists as capable of harming them. This guide summarises Natural England’s guidance for England only. It is general information, not legal or ecological advice, and a qualified ecologist should be consulted where newts may be present.

What the law protects

Natural England’s standing advice says great crested newts are European protected species under the Conservation of Habitats and Species Regulations 2017. It is an offence to deliberately kill, injure, disturb or capture them, to deliberately destroy their eggs, to damage or destroy breeding sites and resting places (including when no newts are present), and to possess, control, transport or sell them. The Wildlife and Countryside Act 1981 adds offences of intentionally or recklessly disturbing newts in a place used for shelter or protection and obstructing access to it.

GOV.UK guidance on protection and licences states that a person found guilty could face an unlimited fine and up to 6 months in prison for each offence. The offences attach to the activities themselves, so they are relevant to permitted development conservatories as well as those that need an application.

Groundwork that can cause harm

The GOV.UK guidance lists activities that can affect great crested newts, several of which overlap with conservatory preparation:

• removing dense vegetation and disturbing the ground;
• removing materials such as dead wood piled on the ground;
• excavating the ground, for example to renovate a building;
• filling in or destroying ponds or other water bodies; and
• maintaining ponds, scrub or rough grassland.

Building and development work can also harm newts if it removes habitat, splits it up, changes the water table, increases shade and silt in ponds, or increases chemical run-off into them. Foundation depths and drainage are discussed in the guide to conservatory foundations. Other wildlife limits on a building site are covered in the guides to bats and nesting birds.

When a survey is expected

The standing advice tells councils when to ask a developer for a survey. The triggers are historical or distribution records suggesting newts may be present, a suitable water body such as a pond or ditch within 500 metres of the development (even if it holds water only part of the year), or refuges such as log piles, rubble, grassland, scrub, woodland or hedgerows on the site within 500 metres of suitable water. Surveys of water bodies within 250 metres are usually sufficient, and the advice says this may need to rise to 500 metres where there are no obvious barriers to dispersal.

The advice adds that the absence of a record does not mean newts are absent; it may mean no survey data exist. Survey methods can include eDNA sampling. The advice is written for planning authorities, so a householder building under permitted development will not necessarily be asked, but the offences above still apply to the work.

Avoiding harm, licences and district schemes

GOV.UK guidance says that in many cases harm and damage to habitats can be avoided by adjusting plans, and recommends an ecologist for advice. Where harm cannot be avoided, a mitigation licence can be sought from Natural England, with expert help from an ecologist. Standing advice lists leaving ponds in place and leaving or enhancing surrounding habitat among mitigation measures.

District level licensing is an alternative in areas where a scheme exists. Natural England describes it as a simpler, quicker process in which a developer applies for a district licence and pays for compensation ponds, rather than seeking an individual mitigation licence. The advice states that where a scheme exists and the developer does not use it, an individual licence is needed if the activities are likely to affect newts. Natural England generally will not issue a licence until planning conditions relating to protected species have been discharged where they can be discharged before development begins. The planning side is explained in the guide to householder planning applications.

Pond work and rescuing a newt

Where a garden pond is being altered alongside a conservatory, GOV.UK guidance says standard pond management often needs no licence but must be planned to avoid killing, injuring or disturbing newts. Work should normally be done in late autumn through winter, typically between early November and late January. Summer work will almost certainly need a licence. The guidance says to stop work if newts are found during unlicensed pond management and to change the timing or method. It also lists activities that do not break the law, including rescuing a newt that would otherwise die and doing pond work in winter when newts are unlikely to be present.

FAQs

Do I need a survey for a permitted development conservatory?

Natural England’s survey triggers are written for planning authorities. They show the circumstances that indicate risk, such as a pond within 500 metres, but the legal offences apply to the work regardless of planning route.

Is a licence always needed if there is a pond nearby?

No. GOV.UK guidance says plans can often be adjusted to avoid harm, and a mitigation licence is for cases where harm cannot be avoided.

What if newts are found during groundwork?

The guidance for unlicensed pond work is to stop and change the timing or method. For building work, an ecologist should advise on whether a licence is required.

Does this apply in Scotland or Wales?

No. The Natural England guidance used here applies to England only.

The bottom line

Great crested newts and their habitat are legally protected in England, with offences carrying an unlimited fine and up to 6 months in prison, and conservatory groundwork near a pond can fall within the activities Natural England lists as risky. A pond within 500 metres is the standing-advice trigger for a survey, plans can often be adjusted to avoid harm, and a mitigation or district licence covers harm that cannot be avoided. Taking an ecologist’s advice before digging is the sensible first step.

Sources

This guide draws on the following sources, current as of 9 October 2026:

• Great crested newts: protection and licences, Natural England (gov.uk)
• Great crested newts: advice for making planning decisions, Natural England (gov.uk)

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

Most guidance on permitted development conservatories concentrates on depth at the back of a house. A conservatory that extends beyond a side wall, fills the gap between side and rear, or sits on a corner plot faces extra limits in England. This guide explains those limits using the Town and Country Planning (General Permitted Development) (England) Order 2015 and the government’s householder technical guidance. It is general information, not planning advice, and the local planning authority has the final say.

The side-wall limits

Under Class A, Part 1, Schedule 2 to the Order, development is not permitted where the enlarged part would extend beyond a wall forming a side elevation of the original dwellinghouse and would exceed 4 metres in height, have more than a single storey, or be wider than half the width of the original dwellinghouse. The technical guidance says a side elevation wall is any wall that cannot be identified as a front or rear wall, so a house often has more than two. The width of the original house is calculated at its widest point.

“Original” has a specific meaning. The guidance defines it as the building as it existed on 1 July 1948, or as built if constructed after that date, so earlier extensions are not counted when working out half the width. A conservatory counts as an enlargement under Class A and must meet these limits like any other extension. The wider framework is explained in the guide to permitted development rights and conservatories.

Corner plots and walls that face the road

A separate limit applies at the front. The Order says development is not permitted if the enlarged part would extend beyond a wall that forms the principal elevation of the original house, or that fronts a highway and forms a side elevation. The guidance explains that “extend beyond a wall” covers not only the area directly in front of the wall but also the area in front of a line drawn from the end of the wall to the boundary of the property.

On a corner plot, whether a side wall fronts a highway depends on factors such as the angle between the wall and the road and the distance between them. The guidance says that if the angle is more than 45 degrees the elevation will not normally be considered to front a highway, and that a substantial distance, or land in different ownership or use in between, makes it unlikely.

Wraparound conservatories

Where an extension fills the area between a side elevation and a rear wall, the guidance says the limits for both apply. A single-storey extension of this kind must:

• extend no more than 4 metres beyond the rear wall (3 metres for a house that is not detached), or up to 8 metres (6 metres for other houses) under the larger-extension notification route, which is unavailable on article 2(3) land and sites of special scientific interest;
• be a single storey and no more than 4 metres high; and
• not exceed half the width of the original house at its widest point.

The guidance warns that an extension under half the width can still fail if it projects too far beyond a second, stepped rear wall. Where the original rear wall is stepped, each wall counts as the rear wall for these tests. The notification route for deeper extensions is described in the guide to larger single-storey rear extensions.

Earlier extensions count towards the limits

Paragraph A.1(ja) provides that any total enlargement, meaning the new part together with any existing enlargement it will be joined to, must stay within the limits for front, rear and side walls. The guidance uses a staged example. A side extension that is under half the width of the house is permitted by itself. Adding a rear extension later can push the total width across the widest point past half the original width, and the rear extension then needs a planning application.

The overall ground coverage test is separate and is explained in the guide to the 50% garden rule.

Boundary height, materials and protected areas

Three further provisions matter at the side of a house. If any part of the enlarged section is within 2 metres of the boundary of the curtilage, the eaves must not exceed 3 metres. The materials condition, which requires similar-looking exterior work, excludes materials used in the construction of a conservatory. On article 2(3) land, which includes national parks, areas of outstanding natural beauty, conservation areas and World Heritage Sites, paragraph A.2 says development is not permitted if it would extend beyond a wall forming a side elevation. See the guide to article 2(3) land for the wider restrictions there.

FAQs

Can a conservatory be built beside a house without planning permission?

In England it can be, provided it is a single storey, no more than 4 metres high, no wider than half the width of the original house, and does not breach the other Class A limits.

Does a corner plot stop a side conservatory?

Not automatically. A side wall that fronts a highway cannot be extended in front of, but the guidance says an angle of more than 45 degrees or a substantial distance from the road means the wall will not normally be treated as fronting it.

Do previous extensions affect a new conservatory?

Yes. The total enlargement, including any existing extension that the new part joins, must stay within the limits.

The bottom line

A conservatory at the side of a house in England must be single storey, no higher than 4 metres and no wider than half the original house, and it cannot extend in front of the principal elevation or a side wall facing the road. Wraparound designs must satisfy the rear and side limits together, and earlier extensions count towards the totals. Checking the measurements against the original house, and asking the council for a lawful development certificate if in doubt, is the safest route.

Sources

This guide draws on the following sources, current as of 9 October 2026:

• The Town and Country Planning (General Permitted Development) (England) Order 2015, Schedule 2, Part 1, Class A (legislation.gov.uk)
• Permitted development rights for householders: technical guidance, Ministry of Housing, Communities and Local Government (gov.uk)

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

Fitting a conservatory usually involves a written contract with a deposit, stage payments and a long list of conditions. Part 2 of the Consumer Rights Act 2015 lets a homeowner ignore terms that are unfair, and it applies across the United Kingdom. This guide sets out how the test works, using the Act and the Competition and Markets Authority (CMA) guidance for businesses. It is general information, not legal advice.

How the fairness test works

Section 62 of the Act says an unfair term of a consumer contract is not binding on the consumer. A term is unfair if, contrary to the requirement of good faith, it causes a significant imbalance in the parties’ rights and obligations to the consumer’s detriment. Fairness is judged by the nature of the subject matter, all circumstances when the term was agreed, and the contract’s other terms.

The protection is one-way. Section 62(3) allows a consumer to rely on a term if they choose to, so a homeowner is not forced to abandon a clause that helps them. Under section 71, a court must also consider whether a term is fair even where neither side has raised the point, provided it has enough legal and factual material before it.

What the test cannot check

Section 64 removes two things from the fairness assessment: the term that specifies the main subject matter of the contract, and the appropriateness of the price compared with what is supplied. The exemption applies only if the term is transparent and prominent. Transparent means expressed in plain and intelligible language and, if written, legible; prominent means brought to the consumer’s attention so an average consumer would be aware of it.

The exemption has limits. CMA guidance states that elements of price other than the amount charged, such as timing, method or variation of payment, are not part of the essential bargain and can be checked for fairness. Terms on the indicative list in Schedule 2 to the Act are also not exempt.

Terms to look for in a conservatory contract

Schedule 2 lists terms that may be regarded as unfair. Several map directly onto home-improvement paperwork:

• Letting the trader keep sums paid when the consumer decides not to go ahead, without equivalent compensation when the trader is the one cancelling.
• Requiring a disproportionately high sum from a consumer who cancels or fails to fulfil the contract.
• Letting the trader raise the price without giving the consumer the right to cancel if the final price is too high.
• Letting the trader decide the price afterwards, or change the characteristics of what is supplied, without a valid reason specified in the contract.
• Giving the trader the exclusive right to decide whether the work conforms to the contract.
• Binding the consumer to terms they had no real opportunity to read before agreeing.

The CMA gives worked examples. A clause stating that start and completion dates are estimates only, with time not of the essence, is described as unlikely to be fair because it excludes liability even where the trader is at fault for the delay. A fairer version lets the customer set a new date if work is not started or finished within 5 days of the estimate and then cancel for a full refund.

Deposits and cancellation charges

On prepayments, the CMA says a term is unlikely to be fair if it makes prepayments non-refundable regardless of why the customer cancels, or lets the business keep money when it has not supplied anything. A business may legitimately keep a deposit in full if it is no more than a small percentage of the price and the contract makes clear exactly when it becomes non-refundable. Cancellation fees should reflect a genuine estimate of what the business loses, taking account of steps to reduce that loss.

These contract-law checks sit alongside statutory cancellation rights. The 14-day rules and the personalised-goods exception are explained in the guide to cancelling a conservatory order, and money paid before an installer fails is covered in the guide to installer insolvency.

Terms that never bind

Some wording is prohibited outright. The CMA states that wording excluding or limiting a trader’s responsibility for the death or injury of any customer must never be used, and that wording cannot take away legal rights such as the right to services of a reasonable standard or a price reduction or replacement. Those service standards are explained in the guide to substandard installations.

Where a dispute arises, CMA and Trading Standards can act against businesses that use unfair or non-transparent terms, according to GOV.UK. A homeowner can raise an unfair term with the installer and use the routes in the guide to resolving a dispute without court.

FAQs

Does a signed contract mean every term is binding?

No. Section 62 says an unfair term is not binding on the consumer, whatever the consumer signed, although the consumer may choose to rely on it.

Can the price itself be challenged as unfair?

Not under the fairness test, if the price term is transparent and prominent. Other rules on misleading pricing may still apply.

Is a non-refundable deposit always unfair?

No. CMA guidance says a small deposit can legitimately be kept in full if the contract is clear when it becomes non-refundable, but making prepayments non-refundable in all circumstances is unlikely to be fair.

The bottom line

Under Part 2 of the Consumer Rights Act 2015, an unfair term in a conservatory contract does not bind the homeowner, and terms on retained deposits, disproportionate cancellation charges, one-sided price rises and open-ended delay are the ones the Act and the CMA single out. The price and the product description escape the fairness test only if they are transparent and prominent. Reading the small print before paying a deposit and keeping a copy of the signed terms put a homeowner in the strongest position.

Sources

This guide draws on the following sources, current as of 9 October 2026:

• Consumer Rights Act 2015, sections 62, 63, 64 and 71 and Schedule 2 (legislation.gov.uk)
• Writing a fair contract for customers, Competition and Markets Authority (gov.uk)
• Unfair contract terms, Competition and Markets Authority (gov.uk)

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

A conservatory that needs a planning application, a prior approval notification or a lawful development certificate attracts a fee that the council cannot vary. The figures below apply in England from 1 April 2026, as published by the Ministry of Housing, Communities and Local Government. Scotland, Wales and Northern Ireland set their own planning fees. This guide is general information, not planning advice.

The householder application fee

Planning fees in England are set nationally under the Town and Country Planning (Fees for Applications, Deemed Applications, Requests and Site Visits) (England) Regulations 2012, as amended. A conservatory attached to a house falls under the category for the enlargement, improvement or other alteration of existing dwellinghouses. From 1 April 2026 the fee is £548 where the application relates to a single dwellinghouse and £1,083 where it relates to two or more dwellinghouses.

The government’s schedule says every fee value from 1 April 2025 was increased by 3.8% for the April 2026 uplift, which reflects September 2025 inflation measured by the Consumer Prices Index. A separate, detached building in the garden used for purposes ancillary to the house sits in a different category, with a listed fee of £272. The process that follows submission is covered in the guide to householder planning applications.

Prior approval, certificates and later changes

Several other routes carry their own fees, all taken from the same April 2026 schedule:

• Prior approval for a larger rear extension (Part 1, Class A): £249. This is the notification route explained in the guide to larger single-storey rear extensions.
• Lawful development certificate for a proposed conservatory: half the full application fee.
• Lawful development certificate for an existing conservatory: the same as the full application fee. See the guide to lawful development certificates.
• Non-material amendment to a granted permission: £46 for householder development.
• Discharging a condition or varying one under section 73: £89 each where the application relates to householder development.

GOV.UK planning guidance adds that retrospective applications, where the development has already taken place, are subject to a planning application fee. The route for regularising a finished conservatory is described in the guide to retrospective planning permission.

When no fee is due

Regulation 4 of the 2012 Fees Regulations waives the planning application fee for a disabled person who lives, or intends to live, in a dwelling and wants to alter or extend it, or carry out works in its curtilage, to create an access or to improve their safety, health or comfort. GOV.UK guidance states there is no equivalent exemption for building a new dwelling for a disabled person.

Some applications carry no fee at all, including listed building consent and applications to demolish an unlisted building in a conservation area, according to the same guidance. A permitted development extension that needs neither permission nor a prior approval notification involves no planning fee, although a lawful development certificate remains optional and is charged.

Paying correctly and what happens to the money

The correct fee must be paid when the application is submitted. GOV.UK guidance says the council cannot begin to process the application, and it is not valid, until the right amount is paid. If an application cannot be validated, the council must tell the applicant and return the fee. No VAT is charged on planning fees because the service is treated as a non-business activity.

Once paid, most planning fees cannot be refunded, with limited exceptions. One is the Planning Guarantee: for non-major development submitted on or after 6 December 2023, the fee must be refunded where no decision has been made within 16 weeks, unless the applicant and council have agreed a longer period in writing. A fee also does not cover everything a conservatory project needs. Building Regulations charges are fixed locally under separate legislation, and the guidance lists them among items outside the planning fee system. Choosing between a council and a registered approver is explained in choosing building control.

How the figures change

Since April 2025, planning fees rise automatically on 1 April each year. GOV.UK guidance explains that all fees increase by the rate of inflation measured by the Consumer Prices Index for the preceding September, capped at 10%, and that fees do not fall if there is deflation. The government publishes each year’s schedule in advance on its planning fees indexation page. Fees can also change through amendments to the 2012 Regulations. Any figure quoted before 1 April 2026 may therefore be out of date, and a quote taken from the council’s own page or the Planning Portal should be checked against the current schedule.

FAQs

How much is a planning application for a conservatory in England?

From 1 April 2026 the fee for enlarging a single dwellinghouse is £548, according to the government’s fee schedule.

Is there a fee if my conservatory is permitted development?

No planning application is needed, so no planning fee applies. A prior approval notification for a larger rear extension costs £249, and an optional lawful development certificate for a proposed conservatory costs half the full application fee.

Can the fee be refunded if the council is slow?

For non-major development submitted on or after 6 December 2023, GOV.UK guidance says the fee must be refunded where no decision is made within 16 weeks, unless a longer period was agreed in writing.

Do the same fees apply in Wales or Scotland?

No. The figures here apply to England only; each nation sets its own planning fees.

The bottom line

A conservatory that needs permission costs £548 to apply for in England from 1 April 2026, with £249 for a larger-extension prior approval and half the full fee for a proposed-use lawful development certificate. Fees are set nationally, must be paid in full for an application to be valid, rise each 1 April, and are waived for qualifying disabled-access work. Checking the current schedule before budgeting avoids surprises.

Sources

This guide draws on the following sources, current as of 9 October 2026:

• GOV.UK, Ministry of Housing, Communities and Local Government, "Planning fees: annual indexation from 1 April 2026" (gov.uk)
• GOV.UK, Ministry of Housing, Communities and Local Government, "Fees for planning applications" (gov.uk)

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

Digging conservatory foundations in a former coalfield can meet old shafts, shallow workings or mine gas. The Mining Remediation Authority publishes guidance for home extensions, and it names conservatories specifically. Its guidance covers development high risk areas across England, Scotland and Wales; the separate planning and building control systems of each nation are not detailed here. This guide is general information, not engineering, legal or planning advice.

Checking whether your home is in a high risk area

The guidance says mining risks must be checked if a home is in a development high risk area, which includes many former coal mining areas across England, Scotland and Wales. It points to a free online map showing whether a property is in a high risk area, along with recorded mining information. Covered improvements include house extensions, conservatories, garages and outbuildings, driveways and patios, and garden structures.

The guidance adds that many home improvements in these areas do not need planning permission but could still require building regulations approval, and that mining risks should be considered for both. Whether a conservatory is exempt from the Building Regulations is a separate question, covered in this site’s guide to the exemption for conservatories.

Who is responsible

The homeowner is responsible for making sure the development is safe and stable, according to the guidance. The Mining Remediation Authority does not sign off or approve householder proposals and will not carry out investigatory or remedial safety work for the homeowner. It also says it is not consulted on householder developments as part of the planning process, but the local planning authority or building control body could still ask the homeowner to prove the development will be safe. The guidance recommends considering the risks at the earliest stage, ideally before a planning or building regulations application is submitted.

The hazards to consider

The listed hazards are mine entries (old shafts and tunnels), shallow mine workings, coal seam outcrops at the surface, opencast mining sites, ground fissures and break lines, mine gas and mine water. All must be given appropriate consideration in the proposals. On mine entries, the guidance says to avoid building over or close to them, and that building over or within the influencing distance of a mine entry can be dangerous. Its planning guidance adds that the Authority’s policy is that building over or close to mine entries should be avoided wherever possible, even after they have been capped.

Mine gas should be assessed by a qualified specialist where there is any risk, and the guidance calls a gas risk assessment prudent where a source, a pathway and a receptor could be present. The Authority does not carry out gas risk assessments.

Mining reports and risk assessments

The guidance distinguishes three products. A CON29M report gives basic conveyancing information for house purchases and should not be used to inform a coal mining risk assessment for development. A consultants’ report gives detailed technical information. A coal mining risk assessment is a professional assessment of the risks to the specific development.

The local planning authority or building control body can request a coal mining risk assessment if they consider it necessary. It must be prepared by a qualified professional who reviews all available information for the site. Separate planning guidance says householder development is on the list of application types for which the Authority, as statutory consultee, does not require one, while noting that a planning authority may consider other cases. See the guide to conservatory foundations for ground conditions more generally.

When a separate permit is needed

A permit from the Mining Remediation Authority is required before starting work if the development could disturb or enter coal seams, or affect historical coal mine workings or mine entries. The guidance says this includes digging foundations or putting in new drainage that could intersect the Authority’s property. Removing any coal during building work also needs an incidental coal agreement. These requirements exist alongside, not instead of, planning and building control.

Getting professional advice and reporting finds

The guidance recommends advice from someone who understands ground stability and mining hazards, with qualifications in geology, geotechnical engineering, mining engineering or structural engineering, and membership of a relevant professional body such as the Geological Society or the Institution of Civil Engineers. If mining features are discovered during work, the guidance says to call the Authority’s 24-hour hazard line immediately. Building control arrangements are explained in choosing building control.

FAQs

Does a conservatory in a coal mining area still need mining checks if it is permitted development?

The guidance says many improvements in high risk areas do not need planning permission but could still need building regulations approval, and mining risks should be considered for both.

Will the Mining Remediation Authority approve my conservatory?

No. The guidance says it does not sign off or approve householder development proposals.

Is a CON29M search enough?

The guidance says a CON29M report should not be used to inform a coal mining risk assessment for development.

When is a permit needed?

Before starting work if the development could disturb or enter coal seams or affect historical workings or mine entries, including digging foundations or drainage that intersects the Authority’s property.

The bottom line

In a former coal mining area, a conservatory carries mining considerations even where it needs no planning permission. The Mining Remediation Authority says the homeowner is responsible for safety and stability, that a permit is needed for work that could affect coal seams or mine workings, and that building over mine entries should be avoided. Checking the high risk area map and taking professional advice before design and foundation work is the guidance’s starting point.

Sources

This guide draws on the following sources, current as of 25 September 2026:

• GOV.UK, Mining Remediation Authority, “Home extensions and improvements in former coal mining areas”
• GOV.UK, Mining Remediation Authority, “Planning applications and Coal Mining Risk Assessments”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

A conservatory contract often involves a deposit and stage payments, so an installer’s insolvency can leave a customer with money paid and no conservatory. This guide summarises Insolvency Service guidance for people owed money by an insolvent company. It follows the guidance as written and does not separately cover the rules of Scotland or Northern Ireland. It is general information, not legal or financial advice.

What insolvency means for a customer

Guidance for creditors explains that a person or company is insolvent if they cannot pay their debts, and that anyone owed money is a creditor. A customer who has paid a deposit for work that is never done is therefore a creditor of the installer. The guidance states that if the company or person has no assets, the creditor will not get their money back.

Where a customer owes the installer money when it goes bust, the guidance says the debt still has to be paid, and the official receiver or insolvency practitioner will make contact.

How to check whether the company is in formal insolvency

The guidance says formal insolvency proceedings can be found by searching Companies House for a company liquidation or administration, or the Individual Insolvency Register for an individual who is bankrupt. It also lists the insolvency enquiry line and the public notices section of The Gazette. If the trader is a partnership, the individual partners have personal responsibility for the debt, whereas the partners in a limited liability partnership, like company directors, have no personal liability.

Before signing, the checks described in this site’s guide to choosing an installer and to installer guarantees matter more, because recovery after the event is uncertain.

If you paid by credit card

The guidance says that where someone paid for an item by credit card, they should contact the card company, which might be able to help. If they get all their money back from the card company, they stop being a creditor of the insolvent business and cannot use the creditor process to claim the money again. Whether the card company has liability depends on the agreement and the amounts involved; see this site’s guide to Section 75 and lender joint liability.

For payments made another way, the guidance says the customer must be added to the list of creditors by contacting the official receiver or the insolvency practitioner dealing with the case.

Claiming as a creditor

The official receiver or insolvency practitioner should contact known creditors and ask them to complete a proof of debt. A creditor who has not been contacted but knows of the insolvency can contact the official receiver, or the insolvency practitioner where one is dealing with an administration, voluntary liquidation or compulsory liquidation. As a known creditor, the customer will normally receive a report on the assets, liabilities and circumstances of the insolvency; the guidance says this can take up to 12 weeks after initial enquiries.

The guidance stresses that creditors should keep their contact details up to date, and that if a dividend is to be paid, submitting a proof of debt at that stage is the last chance, since otherwise the right to share in the money may be lost. Creditors owed under £1,000 may not be asked for a proof of debt but would still receive a payment.

Where a customer ranks and how much may be paid

Proceeds of sold assets go first to the fees and charges of the liquidation, then to preferential creditors such as wages owed and occupational pension contributions, then to any creditor holding a floating charge, and only then to all unsecured creditors. A customer’s deposit claim generally sits with the unsecured creditors. If full repayment is not possible, unsecured creditors receive a dividend in proportion to their claims. The guidance says that if there are few assets, a creditor may receive nothing, and that it can take weeks, months or years to sell assets.

Court action against the installer

According to the guidance, unsecured creditors cannot take action against a company after the date of an insolvency order without the court’s consent, and after obtaining consent they must submit the claim to the liquidator. A separate claim against the installer is therefore not a way around the process; the ordinary route is described in the guide to county court claims.

FAQs

Will I get my conservatory deposit back if the installer goes bust?

Not necessarily. The guidance says a creditor receives nothing if there are no assets, and otherwise a proportionate dividend after fees and higher-ranking creditors are paid.

Should I contact my credit card company?

The guidance says a card company might be able to help where an item was paid for by credit card, and that a full refund from the card company ends the customer’s status as a creditor.

How do I find out who is dealing with the insolvency?

The guidance points to Companies House for a company liquidation or administration, the Individual Insolvency Register for bankruptcies, and The Gazette notices.

Do I still owe the remaining contract balance?

The guidance says a customer who owes money to an insolvent business still has to pay it, and the official receiver or practitioner will make contact.

The bottom line

If a conservatory installer becomes insolvent, a customer with a deposit paid is generally an unsecured creditor and may recover only a share, or nothing, depending on the assets. Contacting the card company where credit card payment was used, registering as a creditor with the official receiver or insolvency practitioner, and keeping the balance obligations in mind are the steps set out in the guidance. Careful checks before signing reduce the exposure.

Sources

This guide draws on the following sources, current as of 25 September 2026:

• GOV.UK, Insolvency Service, “If an insolvent company or bankrupt person owes you money”
• GOV.UK, Insolvency Service, “Claim money back from a bankrupt person or company in compulsory liquidation: detailed guidance for creditors”

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

Householders in England often assume a conservatory can go up under permitted development. That assumption can fail for a house whose original planning permission carried a condition withdrawing those rights. This guide summarises the legislation and government guidance on such conditions in England. Scotland, Wales and Northern Ireland have separate orders and are not covered. It is general information, not legal or planning advice.

How a condition can override permitted development

Article 3 of the Town and Country Planning (General Permitted Development) (England) Order 2015 grants permission for the classes of development in Schedule 2, subject to any relevant exception, limitation or condition specified there. Article 3(4) adds that nothing in the Order permits development contrary to any condition imposed by a planning permission granted under Part 3 of the 1990 Act, other than by the Order itself.

In plain terms, if the permission for the house, or for the estate it belongs to, includes a condition removing the rights for extensions or outbuildings, the general permission for a conservatory does not apply and a planning application is needed. A condition is a matter of the individual permission, whereas an Article 4 direction is a separate council power exercised over a defined area.

What government guidance says about these conditions

Planning Practice Guidance on conditions states that conditions restricting the future use of permitted development rights may not pass the test of reasonableness or necessity. It says the scope of such a condition must be precisely defined, by reference to the relevant provisions of the 2015 Order, so it is clear exactly which rights have been limited or withdrawn. Area-wide or blanket removal of freedoms to carry out small-scale domestic alterations that would otherwise not need an application is described as unlikely to meet the tests. The guidance notes that a council instead has Article 4 powers where justified.

A condition that refers only vaguely to “extensions” without naming the classes, in other words, invites the question whether it is precise enough. Whether a particular wording is valid is a legal question for the specific permission.

The six tests every condition must meet

The guidance repeats the National Planning Policy Framework list of six tests, each of which must be satisfied for each condition. A condition must be necessary, relevant to planning, relevant to the development to be permitted, enforceable, precise and reasonable in all other respects. It also says clear and precise reasons must be given for the imposition of every condition, so the decision notice should explain why the rights were withdrawn.

Finding out whether your house is affected

Any such condition appears on the decision notice for the original planning permission, and the guidance says clear and precise reasons must be given for every condition. The council can confirm what applies to a given address, and a lawful development certificate is the formal route to certainty about what is lawful. Covenants in the title deeds are a different matter, as explained in the guide to restrictive covenants.

Removing or changing a condition

Government guidance sets out what an applicant can do if they do not want to be subject to a condition. One route is an application to the council under section 73 of the Town and Country Planning Act 1990 to remove or change it. On such an application, the council must consider only the disputed conditions, not the whole permission. A refusal of a section 73 application can be appealed to the Secretary of State, who will also consider only the conditions in question. The original permission continues to exist whatever the outcome.

The other route is an appeal against the grant of permission subject to conditions. For householder applications, the guidance says the appeal must be received within 12 weeks of the date of the decision notice. That route carries a risk: the Planning Inspector re-determines the whole application, not just the condition, so the permission could in principle be refused.

Building in breach of a condition

Development carried out in breach of conditions may be subject to enforcement action by the council. Retrospective permission can be sought under section 73A of the 1990 Act. The consequences are covered in this site’s guide to retrospective planning permission, and the safest sequence is to check the position before ordering.

FAQs

Can a planning condition really take away my right to build a conservatory?

Yes. Article 3(4) of the 2015 Order says the Order does not permit development contrary to a condition imposed on a planning permission, so a properly imposed condition can require an application.

Can a council remove rights across a whole estate by condition?

Guidance says area-wide or blanket removal of small-scale domestic freedoms is unlikely to meet the tests of reasonableness and necessity, and that Article 4 powers exist for area-wide withdrawal where justified.

How long do I have to appeal against a condition on a householder permission?

Guidance says an appeal must be received within 12 weeks of the date on the decision notice for householder applications.

Does a section 73 application reopen the whole permission?

No. The council must consider only the disputed conditions, and the original permission continues to exist.

The bottom line

A conservatory that would normally be permitted development can still need an application if a planning condition on the house’s original permission withdraws those rights. Article 3(4) of the 2015 Order gives such a condition effect, while government guidance says it must meet the six tests and be precisely drafted. Checking the decision notice first, and using a section 73 application or an appeal where a condition is disputed, keeps the process orderly.

Sources

This guide draws on the following sources, current as of 25 September 2026:

• legislation.gov.uk, “The Town and Country Planning (General Permitted Development) (England) Order 2015, article 3”
• GOV.UK, “Use of planning conditions” (Planning Practice Guidance)

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.

Most conservatories in England are built under permitted development and never reach a planning officer, but where an application is needed, neighbours are invited to comment. Not every objection carries weight in the decision. This guide summarises what government planning guidance says about consultation and material considerations in England. Scotland, Wales and Northern Ireland run their own planning systems and are not covered. It is general information, not legal or planning advice.

Who can comment on an application

Government guidance on consultation states that anyone can respond to a planning consultation. That includes neighbours directly affected as well as community groups and interest groups. Before a decision is made, the council must run a formal period of public consultation under the Development Management Procedure Order.

The guidance says the comment period is set out in the publicity that accompanies the application and will be not less than 21 days, or 14 days where a notice is published in a newspaper. For an application that is not a major development, which would include a typical householder conservatory scheme, the statutory publicity table lists a site notice or a neighbour notification letter, plus publication on the council’s website. Councils have discretion to do more, and their Statement of Community Involvement may set out further detail.

Timing of comments

The same guidance says comments should be made before the statutory deadline so that they are taken into account. A council may, at its discretion, consider comments received after the closing date, but it has no obligation to do so. The council also may not determine the application before the consultation period has expired, and it must add a day for each public holiday in the prescribed circumstances listed in the guidance.

What counts as a material planning consideration

Guidance on determining planning applications defines a material planning consideration as one that is relevant to the decision in question, such as whether to grant or refuse permission. It says the scope of what can be material is very wide, so the courts often do not say what cannot be. Even so, the courts have generally taken the view that planning is concerned with land use in the public interest.

On that basis, the guidance says the protection of purely private interests, such as the effect of a development on the value of a neighbouring property or the loss of private rights to light, could not be material considerations. A neighbour whose main worry is a fall in property value therefore raises a point the council is not expected to weigh. The separate legal route on light is explained in this site’s guide to right to light.

Weight and the development plan

The guidance draws a clear line between whether a consideration is material and how much weight it deserves. Provided the decision maker has regard to all material considerations, it is for the decision maker to decide the weight of each, and the courts will not generally interfere with weight, subject to a test of reasonableness.

Decisions must also be taken in accordance with the development plan unless material considerations indicate otherwise, citing section 70(2) of the Town and Country Planning Act 1990 and section 38(6) of the Planning and Compulsory Purchase Act 2004. The National Planning Policy Framework is described as a material consideration where relevant. A council may depart from development plan policy where material considerations indicate that the plan should not be followed.

How opposition is treated

Where councillors decide an application, the guidance says they must keep an open mind and may take into account only material planning considerations, which can include public views where those relate to relevant planning matters. It adds that local opposition or support is not in itself a ground for refusing or granting permission unless it is founded on valid material planning reasons. The number of objection letters therefore does not decide the outcome; the planning substance within them matters. Many councils delegate simpler applications to officers, and the guidance says delegation arrangements are a matter for each council.

If the applicant disagrees with the outcome

A refusal can be challenged by the applicant through the appeal route described in this site’s guide to householder planning applications. Where a conservatory falls within permitted development and needs no application, neighbours are not consulted in the same way, although the party wall process may still apply; see the Party Wall Act guide.

FAQs

Can anyone object to a neighbour’s conservatory application?

Government guidance says anyone can respond to a planning consultation, but the council can weigh only material planning considerations in its decision.

Is a drop in my property’s value a valid objection?

Guidance says the courts have generally taken the view that the impact on the value of a neighbouring property is a purely private interest that could not be a material consideration.

Does a large number of objections stop a conservatory?

No. According to the guidance, local opposition is not in itself a ground for refusal unless it is founded on valid material planning reasons.

Can I comment after the deadline?

A council may, at its discretion, take late comments into account but has no obligation to do so.

The bottom line

Neighbours can comment on an English planning application, and a council must consult before deciding. The council may weigh only material planning considerations, which concern land use in the public interest, not property values or private rights to light. Comments made within the consultation period and focused on planning substance are the ones most likely to influence the outcome, and the weight given to each point is the decision maker’s judgement.

Sources

This guide draws on the following sources, current as of 25 September 2026:

• GOV.UK, “Consultation and pre-decision matters” (Planning Practice Guidance)
• GOV.UK, “Determining a planning application” (Planning Practice Guidance)

Related guides

Compare Conservatories is an independent guide. We may earn a fee from some links; this never affects what we write. This article is general information, not legal or planning advice on any specific property — always confirm requirements directly with your local planning authority.