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

A new home for family in your Royton garden is built around one person’s needs, which makes the brief unlike other builds. Level paths from the car, a ground-floor bedroom with a shower room beside it, and enough distance from the main house for privacy matter more than an extra bedroom upstairs.

We take that brief through measured survey, design, planning with Oldham Metropolitan Borough Council, approval under the Building Regulations and construction, with a written quote once design and survey are done. The first step is free: an appraisal of your plot, access and the planning picture, with a visit if it looks viable.

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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
Oldham Metropolitan Borough Council
Postcodes
OL2
Noon sun, 21 March
About 36°
Shadow from a 5 m eaves line
About 6.8 m
Planning plan
Local Plan
County
Greater Manchester

The local picture in Royton

Oldham Metropolitan Borough Council will judge a family home against the council’s Local Plan and any guidance it has adopted on garden development and annexes. Some councils spell out how closely an annexe must relate to the main house, such as sharing the drive, garden or parking, and what turns a building into a separate home instead. We read the current policies for your address before design starts, because a scheme drawn to suit the wrong test wastes time and money. Where the position is unclear, the council’s pre-application advice can be worth its fee.

Section showing noon sun and shadows in Royton: 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 21.7 mExistingNew home
Noon sun in Royton 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.

The next steps, locally

Here’s what happens next for a family home in Royton. You tell us about your plot and who the home is for, and we carry out a free desktop appraisal of access, space and the planning context. If it looks viable we visit, then set out the annexe and separate-home options. With your go-ahead we survey, design and give you a written quote, then prepare the application for Oldham Metropolitan Borough Council.

  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

  • 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.
  • VAT savings available on a separate dwelling often don’t apply to an annexe; take advice from a tax adviser before choosing.
  • A separate home needs its own garden, parking, bins and access, so it needs more land than an annexe.

Royton: questions to ask

Do I need planning permission for a granny annexe in Royton?

Yes, almost always for a detached annexe with its own kitchen, bathroom and bedroom. Oldham Metropolitan Borough Council will treat it as accommodation linked to your home and will usually add a condition so it can’t be let or sold separately. A garden building used only as a home office or gym is a different matter, but sleeping and cooking take it beyond those allowances.

How much garden do I need for a family home in Royton?

There’s no fixed figure. A single-storey annexe close to the house can work on a smaller plot than a separate dwelling, which needs its own garden, parking and access. What matters is whether Oldham Metropolitan Borough Council can be satisfied on privacy, daylight and the space left for both homes. The free appraisal gives you a first view based on your plot’s actual shape and access.

Can you design a home in Royton 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 Oldham Metropolitan Borough 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.

Who owns an annexe built in my Royton 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.

Other options in Royton

Family home in your garden near Royton

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