Backland Development
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Build a home for family in your garden in Thatcham

The first question for any family in Thatcham thinking about building in the garden is usually this: annexe or proper house? The answer turns on the person moving in, how long they’re likely to stay, and whether you might ever want to sell or let the building on its own.

An annexe is used with your home and usually tied to it by condition. A separate dwelling stands alone, with its own permission and potentially its own title. West Berkshire Council assesses them on different terms, and council tax, CIL and VAT rules split along the same line. Our free plot appraisal sets out both, so you can decide with your family and your advisers.

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Single-storey garden home with wide glazed doors and a covered porch at the back of a family garden
Planning authority
West Berkshire Council
Postcodes
RG18, RG19
Noon sun, 21 March
About 39°
Shadow from a 5 m eaves line
About 6.3 m
Planning plan
Local Plan
County
Berkshire

What the council will look at in Thatcham

A measured survey is where a family home in Thatcham stops being an idea and becomes a plan. We record boundaries, levels, trees, drains and the windows of your house and the houses next door, then test where the new building can sit. With the spring equinox sun standing near 39° at midday here, a 5 m eaves line throws a noon shadow close to 6.3 m; drawing that onto the survey shows which positions keep light in the main rooms of both homes. West Berkshire Council will expect to see the same evidence with the application.

Section showing noon sun and shadows in Thatcham: about 39 degrees on 21 March and 15 degrees on 21 December21 m21 Mar, noon: sun 39°, shadow 6.3 m21 Dec, noon: sun 15°, shadow 18.5 mExistingNew home
Noon sun in Thatcham on 21 March sits about 39° above the horizon, so a typical two-storey eaves line (about 5 m) throws a shadow of roughly 6.3 m. In December the sun is only about 15° up and shadows stretch much further. Drawn for a garden facing north, where it matters most.

What happens next in Thatcham

The next step is a conversation, by phone or through the form, about your garden in Thatcham and who the new home is for. We check access, title, the main planning constraints and any CIL position for your address, then tell you whether an annexe, a separate home or neither looks realistic. If neither does, we’ll say so and explain why.

  1. 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.

  2. 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.

  3. 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.

  4. 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.

Worth checking early

  • Family plans change: agree ownership, costs and what happens if circumstances change in writing, with a solicitor.
  • Planning is the council’s decision, and an annexe is not a way round the rules that apply to a new house.
  • CIL exemptions are lost if work starts before the claim is made, and can be withdrawn if the home is sold or let within three years.

Questions about garden plots in Thatcham

How long will building work disrupt my home in Thatcham?

A single garden home usually takes several months on site, with the noisiest work, such as groundworks, drainage and heavy deliveries, concentrated near the start. We agree working hours, access and parking with you up front, and with the people next door where it affects them, so your household knows what each week will look like.

Is CIL payable on a family home in Thatcham?

Only if West Berkshire Council has adopted the Community Infrastructure Levy, which its website will confirm, and we check it for you during the appraisal. Where it applies, self-build and residential annexe exemptions exist, but both must be claimed before work starts and can be withdrawn if the home is sold or let within three years of completion.

Who owns an annexe built in my Thatcham garden?

You do. An annexe stays on the title of your house and usually carries a planning condition tying it to the main home, so it can’t be transferred to the relative living in it. If a family member is paying towards it, record what they’ve put in and what happens on a sale in a written agreement drawn up by a solicitor.

Can you design a home in Thatcham for a relative who uses a wheelchair?

Yes. The design can include a level approach and threshold, turning space in each room, a wet room, wider doors and worktops at a usable height. Where West Berkshire Council requires a particular access standard through planning, the design meets it; otherwise it’s your choice how far to go. Input from your relative’s occupational therapist is well worth having.

Other options in Thatcham

Family home in your garden near Thatcham

Find out what your garden could become

Free garden plot appraisal. No cost, no obligation, and a straight answer if it won’t work.

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