Can you add a conservatory onto a new build?

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We’re looking at moving house, but every new-build we look at is just slightly too small.

In most cases if we could tweak it slightly by adding a conservatory or a small extension it would be fine.

Are there restrictions as to what you can do to a new build after you have bought it? I don’t know why I think here would be, but it just seems an odd idea and I don’t know why.

(Obviously we are not only considering new builds, but it would help to know what our options would be in this case as it looks to be cheaper.)

I bought a home that was a new build for the previous owners. There was a covenant in place saying that if you wanted to build a conservatory in the first five years, you had to get the developer's permission. (I suspect they would have charged a large fee for it).
I don't know if that's standard for new builds, but you need to ask.

How close is the development to being finished?

I work for a House Builder and we usually only care about covenants restricting extensions and conservatories whilst we are still selling units there.

When we have inquiries from people from our "closed sites" we simply email confirming its okay as long as its not going to be detrimental to neighbours etc. (And we don't charge a fee for this)

However, do also check PD rights haven't been removed from the houses by the local council as sometimes they restrict PD on new developments.

I bought a newbuild, it also has a covenant requiring builder's permission, but without time limit. I think that's because there was also a stipulation in the planning permission - that is, an extension/conservatory would require PP even if it was, in principle, below the limits at which PP is normally required.

If you are looking at a newbuild then an evening looking through the planning history online would be time well spent because there is often a lot of back and forth negotiating between the developer and the council that is reflected in PP refusals then re-submissions.

Also of course just ask the developer what covenants there will be.

But if you are looking at houses that immediately require a conservatory or extension, might it not be more cost effective just to look for a bigger house?

We just moved into a new build, and our next door neighbour moved in a week before and has a conservatory built already. He had to get permission from the developer and his neighbours.

Thank you all. That’s really helpful! So it seems mostly it boils down to “ask the developer” but seems it is a thing that people do.

Answering the question about why we don’t just buy a bigger house - they just don’t seem to build them that big! We want something that will comfortably suit for 2 adults working from home and two students (so bedrooms big enough for double bed and desk, and a separate lounge area). For us that means about 220-240 sq m. The upper end of new builds seems to be 200 sq m. (I realise that it’s a luxury and we are lucky to be able to consider it.)

I have also realised this evening that a lot of 4 bed new builds are actually bigger than the 5 beds, so that’s something I’m now exploring too.

i don’t have a new build but I have a conservatory. I do NOT recommend it if you want to get a classic style with glass everywhere

its awful, we can barely use it. Summer time its a greenhouse/sauna and attracts flies constantly.

winter time its freezing, and if it is torrential rain its SO loud.

We have customised blinds on the roof to reflect or maintain heat and its still shit

i would definitely recommend an extension with a roof but obviously that would need permission

Often new builds have Permitted Development Rights removed on the planning consent - which means that you have to apply for planning permission for things that other houses - that have full permitted development rights, might not. This may well include conservatories, outbuildings, fences - you name it.
Ignore conservatory companies for example, that tell you pp is not required!
Without them checking your original planning permission for the house, they will not be able to say, (likewise they have no idea about specific covenants - not related to planning, that may be in place - check your deeds.

Anything built since 1974 may well have Permitted Development Rights removed - in whole or in part.

Another thought - why are you so committed to a new build?

I also have a 4 bed house from the 1980s that has bigger rooms than my 5 bed new build. Would comfortably fit 4 adults wfh. And at a guess at least £100,000 less to buy today

It also has a double garage whereas my newbuild only has a single because the council has become anti-car. Then they cut the bus services.... I don't know how they expect people to manage - one of our neighbours has two adults and two uni students so have 4 cars - and they converted their single garage to a gym so they are all parked on the street.

Like @Covetthee I put a conservatory on the 1980s house and have much the same experience. If you are going to extend, do it properly, with a real roof and heating. A conservatory is not really a substitute for proper living space.

Exactly this.

Developers are only interested in enforcing covenants that might impact the look of the estate whilst they’re still selling. They won’t bother to enforce after that.

You are likely to have no permitted development rights and need planning permission as well as developer's consent.

Our next door neighbours told the developers they intended to add an orangery to the house and had the plans and permission before they moved in. It is a proper orangery and stretches the width of the house.