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

A new home for family in your Oswestry 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 Shropshire 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
Shropshire Council
Postcodes
SY11
Noon sun, 21 March
About 37°
Shadow from a 5 m eaves line
About 6.6 m
Planning plan
Local Plan
County
Shropshire

Before you decide in Oswestry

Shropshire 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 Oswestry: about 37 degrees on 21 March and 14 degrees on 21 December21 m21 Mar, noon: sun 37°, shadow 6.6 m21 Dec, noon: sun 14°, shadow 20.5 mExistingNew home
Noon sun in Oswestry on 21 March sits about 37° above the horizon, so a typical two-storey eaves line (about 5 m) throws a shadow of roughly 6.6 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 Oswestry

From first call to keys, a family home in Oswestry follows a clear order. Free appraisal and site visit; measured survey and design around the person moving in; a planning application to Shropshire Council; approval under the Building Regulations and any CIL exemption claimed before work starts; then the build, with you living next door throughout. You receive a written quote after design and survey, and we keep the household updated at each stage.

  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. 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.

  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.
  • VAT savings available on a separate dwelling often don’t apply to an annexe; take advice from a tax adviser before choosing.

Your questions, answered for Oswestry

Can I build a separate house in my Oswestry garden for my son or daughter?

Possibly, if the plot can work as a home in its own right. Shropshire 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.

Is CIL payable on a family home in Oswestry?

Only if Shropshire 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.

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

Can I reclaim VAT on a family annexe in Oswestry?

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 Oswestry

Family home in your garden near Oswestry

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