Orangeries for Modern Homes in Washington

A New Town Laid Out in Villages

Washington was designated as a new town in 1964 and laid out as a series of villages, or districts, such as Fatfield, Albany and Oxclose. Older landmarks remain, Washington Old Hall among them, but most of the housing was built from the 1960s onwards, much of it as planned estates.

That background is useful when designing an extension. Rear elevations on estate houses are often straightforward, with a kitchen or living room door opening onto a patio, which makes it easier to plan a clear connection between the house and a new orangery. The challenge is usually to make the room feel generous and well lit while keeping it in proportion with a house of modest height.

Why a Flat Roof and Lantern Suits a Modern House

Many estate homes in Washington have lower eaves than older properties, which limits the height available for a pitched roof against the back wall. A flat roof with a raised lantern solves that neatly. The flat sections are insulated and can carry downlights, while the lantern draws daylight into the centre of the room.

Sizing the Lantern

A lantern should be in proportion with the room below. If it is too small it looks like an afterthought, and if it is too large the room can lose heat in winter and overheat in summer. We position it over the area where you will spend most time, often a dining table or seating area. See our orangery roof options for more detail on shapes and glazing.

Frames, Doors and Finishes

Slim frames in grey, black or white, combined with sliding or bi-folding doors, tend to sit comfortably against a brick estate house. Brick for the piers and base walls is matched as closely as practical to the existing walls, so the orangery looks planned rather than added on later. Where the rear of the house has a rendered or tiled section, the fascia and frame colours can pick up those tones as well.

Check Your Deeds Before You Design

Houses on planned estates sometimes carry restrictive covenants in their title deeds. These are separate from planning law and can limit extensions, specify materials or require consent from a developer, management company or other party before building. A covenant can still apply even when the orangery itself would fall within permitted development, and because covenants are common on planned estates, checking them belongs near the top of any Washington extension plan.

Read the deeds, or ask a solicitor or conveyancer to check them, at an early stage. Some estate homes also had permitted development rights removed by a condition on the original planning permission, which would mean an application is needed for work that would normally be allowed. Sunderland City Council, the planning authority for the area, can confirm whether such a condition applies to your property.

Coal Mining History and Your Foundations

Washington has a coal mining history, and old shallow workings or mine entries can affect the ground in former coalfield areas. Before foundations are designed, it is sensible to obtain a coal mining search for the property. You may already have one from when you bought the house, but check how recent it is and what it covers.

If the search highlights a potential risk, further ground investigation may be recommended, and the foundation design can be adjusted to suit what is found. Building control will also consider ground conditions as part of the approval process. Dealing with this before the design is finalised avoids unwelcome surprises once excavation begins, and gives a clearer picture of the work involved when your quote is prepared.

Planning Rules in the Washington Area

For a house with its permitted development rights intact, a single-storey rear orangery may not need planning permission if it stays within the limits on depth, height and the share of the garden it covers. Flats and maisonettes have no householder permitted development rights, so an application is always needed for those.

Building regulations approval is a separate requirement for most orangeries that open into the house, covering structure, insulation, glazing and drainage. The Planning Portal explains when building regulations approval is needed for an extension.