- Planning authority
- North East Lincolnshire Council
- Postcodes
- DN35
- Noon sun, 21 March
- About 36°
- Shadow from a 5 m eaves line
- About 6.8 m
- Planning plan
- Local Plan
- County
- Lincolnshire
What shapes a plot in Cleethorpes
Daylight matters twice over when the new home is for a relative who spends much of the day indoors. At noon on 21 March the sun in Cleethorpes is about 36° above the horizon, so a two-storey eaves line around 5 m high casts a shadow of roughly 6.8 m. A single-storey annexe with eaves at half that height casts one about half as long, which is one reason low buildings often sit more easily in a garden. By late December the midday sun climbs only about 13°, so we test winter light on both homes, and on next-door gardens, before the layout is fixed.
From first call to decision
Getting started in Cleethorpes costs nothing. Send us a few photos of your garden and the way in, or simply call, and we’ll look at the plot from the desk and talk through your family’s plans. If there’s a realistic scheme, we arrange a site visit. Survey and design are quoted in writing before you commit, and the build price follows once the design is settled.
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.
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.
Worth checking early
- VAT savings available on a separate dwelling often don’t apply to an annexe; take advice from a tax adviser before choosing.
- An annexe tied by planning condition usually can’t be sold or let separately, which limits flexibility later.
- Planning is the council’s decision, and an annexe is not a way round the rules that apply to a new house.
Cleethorpes: questions to ask
Is CIL payable on a family home in Cleethorpes?
Only if North East Lincolnshire 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.
How much garden do I need for a family home in Cleethorpes?
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 North East Lincolnshire 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 I build a separate house in my Cleethorpes garden for my son or daughter?
Possibly, if the plot can work as a home in its own right. North East Lincolnshire Council will look at access, parking, garden space for both houses, privacy and the character of the street, as it would for any new house. If permission is granted, the plot can be transferred to your child with its own title, with your lender’s consent if the house is mortgaged.
Can I reclaim VAT on a family annexe in Cleethorpes?
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 Cleethorpes
- Sell subject to planning
- Planning promotion for your garden plot
- Large rear gardens
- Corner and side plots
- Joint venture on your garden plot
- Sell part of your garden