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

The first question for any family in Goole 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. East Riding of Yorkshire 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
East Riding of Yorkshire Council
Postcodes
DN14
Noon sun, 21 March
About 36°
Shadow from a 5 m eaves line
About 6.8 m
Planning plan
Local Plan
County
East Riding of Yorkshire

What the council will look at in Goole

Access usually decides what a Goole garden can take. An annexe can often share your drive because it is used with the house, but a separate home needs an access East Riding of Yorkshire Council will accept for a dwelling in its own right, with room for cars, bin collection and emergency vehicles. We cover homes in Goole and around Thorne, Selby and Brough, and on every plot we measure the drive width, the view along the road where the access joins it, and how far bins would need to travel, before anyone draws a plan.

Section showing noon sun and shadows in Goole: about 36 degrees on 21 March and 13 degrees on 21 December21 m21 Mar, noon: sun 36°, shadow 6.8 m21 Dec, noon: sun 13°, shadow 21.9 mExistingNew home
Noon sun in Goole on 21 March sits about 36° above the horizon, so a typical two-storey eaves line (about 5 m) throws a shadow of roughly 6.8 m. In December the sun is only about 13° up and shadows stretch much further. Drawn for a garden facing north, where it matters most.

From first call to decision

The next step is a conversation, by phone or through the form, about your garden in Goole 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. 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.

  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

  • A separate home needs its own garden, parking, bins and access, so it needs more land than an annexe.
  • Planning is the council’s decision, and an annexe is not a way round the rules that apply to a new house.
  • An annexe tied by planning condition usually can’t be sold or let separately, which limits flexibility later.

Goole: questions to ask

Can you design a home in Goole 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 East Riding of Yorkshire 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.

How long will building work disrupt my home in Goole?

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.

Will an annexe in Goole put up my council tax?

It might. Annexes can be banded separately, but exemptions exist for annexes lived in by certain dependent relatives, and in some cases a discount applies where family live there or the annexe is used as part of the main home. Who qualifies depends on the relative’s circumstances and how the annexe is used. East Riding of Yorkshire Council’s council tax team can tell you how the rules apply to your household.

Can I reclaim VAT on a family annexe in Goole?

Often not. HMRC’s guidance gives an annexe that can’t be used or sold separately from the main house as an example of work that can’t be zero-rated, and the DIY housebuilders refund scheme asks the same question. A separate dwelling is usually treated differently. Take advice from a tax adviser before you settle the planning route, because the wording of the permission matters.

Other options in Goole

Family home in your garden near Goole

Find out what your garden could become

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

Get my free appraisal 0800 088 6248