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

The first question for any family in Ketton 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. Rutland County 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
Rutland County Council
Postcodes
PE9
Noon sun, 21 March
About 37°
Shadow from a 5 m eaves line
About 6.5 m
Planning plan
Local Plan
County
Rutland

What shapes a plot in Ketton

Access usually decides what a Ketton garden can take. An annexe can often share your drive because it is used with the house, but a separate home needs an access Rutland County Council will accept for a dwelling in its own right, with room for cars, bin collection and emergency vehicles. We cover homes in Ketton and around Stamford, Ryhall and Cottesmore, 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 Ketton: about 37 degrees on 21 March and 14 degrees on 21 December21 m21 Mar, noon: sun 37°, shadow 6.5 m21 Dec, noon: sun 14°, shadow 20.2 mExistingNew home
Noon sun in Ketton on 21 March sits about 37° above the horizon, so a typical two-storey eaves line (about 5 m) throws a shadow of roughly 6.5 m. In December the sun is only about 14° up and shadows stretch much further. Drawn for a garden facing north, where it matters most.

How we’d take it forward in Ketton

Getting started in Ketton 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.

  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

  • A separate home needs its own garden, parking, bins and access, so it needs more land than an annexe.
  • An annexe tied by planning condition usually can’t be sold or let separately, which limits flexibility later.
  • 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.

Your questions, answered for Ketton

Will an annexe in Ketton 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. Rutland County Council’s council tax team can tell you how the rules apply to your household.

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

Yes, almost always for a detached annexe with its own kitchen, bathroom and bedroom. Rutland County 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.

Can you design a home in Ketton 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 Rutland County 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.

Can I reclaim VAT on a family annexe in Ketton?

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 Ketton

Family home in your garden near Ketton

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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