- Planning authority
- Telford and Wrekin Council
- Postcodes
- TF2, TF3, TF4, TF7, TF8
- Noon sun, 21 March
- About 37°
- Shadow from a 5 m eaves line
- About 6.6 m
- Planning plan
- Local Plan
- County
- Shropshire
What the council will look at in Telford
People living next door are consulted on every planning application, and across TF2, TF3, TF4 and TF7 that applies to a family annexe just as much as to a new house. Their privacy, outlook and light carry real weight with Telford and Wrekin Council. A design that keeps upper windows away from adjoining gardens, uses obscure glazing where it has to, and leaves a planted margin along the boundary gives the council fewer reasons to refuse. A quiet word with the people either side before the application goes in is often worthwhile too.
What happens next in Telford
Here’s what happens next for a family home in Telford. 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 Telford and Wrekin Council.
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.
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.
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.
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
- Family plans change: agree ownership, costs and what happens if circumstances change in writing, with a solicitor.
- Planning is the council’s decision, and an annexe is not a way round the rules that apply to a new house.
- A separate home needs its own garden, parking, bins and access, so it needs more land than an annexe.
Questions about garden plots in Telford
Is CIL payable on a family home in Telford?
Only if Telford and Wrekin 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.
Who owns an annexe built in my Telford 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.
Will an annexe in Telford 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. Telford and Wrekin Council’s council tax team can tell you how the rules apply to your household.
Can you design a home in Telford 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 Telford and Wrekin 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.
Other options in Telford
- Corner and side plots
- Bungalows on large plots
- Build a new home in your garden
- Joint venture on your garden plot
- Sell part of your garden
- Tandem and landlocked plots