Annex guidance
Introduction
Residential annexes are a common form of development. Annexes can allow relatives to live with their family with some independence. We are unlikely to approve development describes as an annex which:
- Would create a new dwelling,
- Be in an inappropriate location, and
- Represent unsustainable development.
General considerations
The annex should:
a) Have a functional link with and be ancillary to the main dwelling. This means that annex occupants would rely on facilities in the main house. Or occupants of the annexe and main dwelling may need to support each other;
b) Be in the same ownership as the main dwelling and remain as such;
c) Be within the curtilage (the land immediately around a property) of the main dwelling and share its vehicular access;
d) Be well-related to the principal dwelling and could be:
- an extension to the dwelling;
- a detached new building; or
- the conversion of an existing building.
e) Have no set boundary or sub-division of garden areas. The annex and main dwelling should share curtilage;
f) Be of a scale subservient to the main dwelling. It should comply with the Council’s normal design standards.
We acknowledge that no two proposals will be the same.
Applicants/agents should submit a supporting statement with their application. This should explain how the proposed use of the annex will be linked to the main dwelling and include information such as:
- who will occupy the annex,
- their relationship with the occupants of the host dwelling,
- shared use of rooms in the host dwelling,
- comments on how the proposal complies with criteria a) to f) above.
The size and floor plan of the annex should not allow for the later subdivision of rooms. Where needed, Planning Officers may request further information. This is so they can gain an understanding of the context and justification for the proposal.
What application form should you use? (Validation)
The definition of “householder application” in the 2015 Development Management Procedure Order is:
- an application for planning permission for development for an existing dwellinghouse, or development within the curtilage of such a dwellinghouse for any purpose incidental to the enjoyment of the dwellinghouse; or
- an application for any consent, agreement or approval required by or under a planning permission, development order or local development order in relation to such development,
but does not include an application for change of use or an application to change the number of dwellings .
This "Householder application" would include all proposals for annexes which are extensions to the dwelling (and which relate to development ancillary to the use/occupation of the existing dwelling).
Detached annexes and outbuildings used for 'ancillary' purposes do not fall within this definition so may need a full planning application – see below:
- Incidental outbuildings within the curtilage of dwellings (garage, shed, store, home office, hobby room, home gym etc.) will require a Householder application form.
- Ancillary outbuildings within the curtilage of dwellings: bedroom, bathroom, living room etc. but not fully self-contained will require a Full planning application form.
- Self-contained outbuildings (bedroom, living room, bathroom, kitchen – facilities of a dwellinghouse) will require a Full planning application form.
Conditions
The Council may impose a planning condition on a planning permission for an annex, where the creation of an additional dwelling would be unacceptable.
Example conditions:
- The annex as indicated on Drawing No xxxx shall only be used as ancillary accommodation. The annex shall only be occupied by members of the family or non-paying guests of the occupiers of the dwelling known as xxxxxx. It shall not be used at any time as a separate residential unit of accommodation.
or
- The building hereby permitted shall not be occupied at any time other than for purposes ancillary to the residential use of the dwelling known as xxxxxx.
Financial contribution
An annex may be liable for a CIL or a Habitat Mitigation payment. Further details can be found on the links below: