- Nation
- England
- National planning policy
- NPPF
- Planning authorities
- 3
- County town
- Bedford
Bedfordshire: the planning picture
Councils across Bedfordshire tend to look harder at a separate home in a back garden than at an annexe linked to the main house. A separate dwelling has to stand on its own, with its own garden, parking, bins and fire engine access (or other measures, often sprinklers, agreed with building control and the fire service where a fire engine can’t get close enough). An annexe usually needs less, but the council will want to see that it really will be used with the house, and will normally add a condition to keep it that way. The shape, width and access of your plot usually decide which case is stronger.
Planning authorities covering Bedfordshire include Bedford Borough Council, Central Bedfordshire Council, Luton Borough Council.
How it works
Free plot appraisal
We look at your plot, access and the planning picture from the desk, talk through who will live in the new home, and visit if it looks viable. There’s no cost and no obligation.
Annexe or separate home
We set out both routes for your plot, covering what each means for planning, ownership, council tax, CIL and VAT, so you can decide with your family and advisers before design starts.
Survey and design
A measured survey, then a design built around the person moving in: step-free routes, a ground-floor bedroom if needed and privacy for both households. You get a written quote after design and survey.
Planning and approvals
We prepare and submit the planning application and manage it with the council, which makes the decision. Before work starts, approval under the Building Regulations is in place and any CIL exemption has been claimed.
Build and handover
We build while you carry on living next door, with access, deliveries and working hours agreed up front. At handover you get the completion certificate and the paperwork you’ll need for council tax, lenders and any VAT claim.
Family home in your garden in towns across Bedfordshire
Questions about family home in your garden in Bedfordshire
What rules apply to a family home in Bedfordshire?
National policy in England sets the framework through the National Planning Policy Framework (NPPF). Each council then applies its own Local Plan policies, along with the council’s design guide or supplementary planning document where relevant. The building must also meet the Building Regulations, and you need to plan for fire engine access (or other measures, often sprinklers, agreed with building control and the fire service where a fire engine can’t get close enough). If the home is for an older relative, it is worth designing to a higher access standard from the start.
Can I build a separate home for my child in Bedfordshire?
Yes, where the plot is big enough to function as an independent home and the council grants permission. It needs its own access, garden, parking and bin store, and must not unduly harm neighbours’ privacy or light. Once approved, the plot can be given its own title, so your child can own it and, if they need to, mortgage it.
Do you build family homes across all of Bedfordshire?
Yes, we cover garden plots throughout Bedfordshire, including in and around Luton, Bedford, Dunstable and Leighton Buzzard. Every enquiry starts with a free desktop appraisal of the plot and the planning context, and we arrange a site visit if the scheme looks viable. Design, planning and build follow only if you decide to go ahead.
Can neighbours in Bedfordshire combine their gardens?
Yes. Putting two or more adjoining back gardens together can allow one shared access and a better layout than separate plots. Each owner keeps their house. The owners usually sign a collaboration agreement, with an equalisation clause so that value is shared fairly even though only one garden provides the access. Each household should take its own legal advice.