Planning Permission for Granny Annexes
One of the most common questions we're asked: "Do I need planning permission?" The good news: most of our annexes don't require it. Here's everything you need to know.
Two Routes to Your Annexe
Our annexes can be built under either the Caravan Act or with full planning permission. We'll advise which is best for your situation.
Caravan Act Route
Most CommonOur annexes are built to BS 3632 residential standards and qualify as "caravans" under the Caravan Act 1968. This means:
- No planning permission required in most cases
- Zero VAT on the annexe itself
- Faster process, typically 3-4 months total
- Often council tax exempt as ancillary dwelling
- Must be used by family member of main house
Note: We may still recommend a Lawful Development Certificate (LDC) for your records, which confirms no planning permission is needed.
Full Planning Permission
When RequiredSome situations require full planning permission. This takes longer but provides maximum flexibility:
- Properties in conservation areas
- Properties in Green Belt areas
- Listed buildings or their grounds
- If annexe will be rented out separately
- Larger builds exceeding permitted development limits
Timeline: Planning applications typically take 8-12 weeks for decision.
What Affects Planning Requirements?
Location & Designations
Your property's location matters. Conservation areas, Green Belt, Areas of Outstanding Natural Beauty (AONB), and listed building status all affect what's permitted.
We check your property's designations during our initial assessment and advise accordingly.
Size & Position
Under permitted development, outbuildings have size limits: maximum 50% of garden coverage, maximum 2.5m eaves height, and 4m ridge height (3m if within 2m of boundary).
Our standard annexes are designed to comply with these limits. Larger builds may need planning permission.
Intended Use
The annexe must be "ancillary" to the main dwelling, used by a family member for residential purposes. It cannot be sold or rented separately without planning permission.
This is what makes our annexes eligible for the Caravan Act benefits, including zero VAT.
Previous Development
If your property has had previous extensions or outbuildings, this may affect permitted development allowances. We'll assess your full situation.
Previous planning conditions on your property may also be relevant.
We Handle Planning For You
Planning regulations can be complicated. We deal with it so you don't have to. Here's how we handle it.
Initial Assessment
We check your property's planning history, designations, and constraints during our free site survey.
Route Recommendation
We advise whether the Caravan Act route or full planning is best for your situation.
Application Preparation
If needed, we prepare and submit all planning documents, drawings, and supporting statements.
Council Liaison
We communicate directly with the planning authority, responding to queries and negotiating on your behalf.
Common Planning Questions
Do I need planning permission for a granny annexe?
Most of our annexes don't require planning permission because they qualify under the Caravan Act 1968. However, if your property is in a conservation area, Green Belt, or you want to use the annexe for rental, you'll likely need full planning permission. We assess this during your free consultation.
What's a Lawful Development Certificate (LDC)?
An LDC is an optional certificate from your local council confirming that your annexe doesn't need planning permission. It's useful documentation for property records and future sale. We can obtain this for you if desired.
How long does planning permission take?
Standard planning applications (householder applications) typically take 8 weeks for a decision. More complex applications or those requiring additional surveys may take 12 weeks or longer. The Caravan Act route avoids this wait entirely.
What if planning is refused?
It's rare for well-prepared annexe applications to be refused. If it happens, we review the reasons and advise on options: amending the design and resubmitting, or appealing the decision. We try to anticipate and address potential issues before they arise.
Will the annexe affect my council tax?
Annexes used as "ancillary" accommodation for family members are typically exempt from separate council tax. You may be entitled to a council tax exemption or reduction. We advise checking with your local council, but most of our customers pay no additional council tax.
Not Sure About Planning?
Book a free consultation and we'll assess your property and explain exactly what's needed.