Annexe and granny-flat drawings for Bourne homes — designed to stay ancillary to the main house rather than become a separate dwelling, drawn to Tonbridge and Malling Borough Council's policies, delivered in days and revised free until your decision.
Tonbridge and Malling Borough Council granted 97% of the householder planning decisions it made in its latest published year — 10 points above the 87% England-wide householder average. Bourne contains Budd's Green, Shipbourne, Claygate Cross, Plaxtol, Fairlawne conservation areas (Budd's Green, Shipbourne designated 1993), so materials, fenestration and roof form are assessed against the appraisal, which is where a policy-literate drawing pack earns its keep. Its dominant Victorian (1837–1901) and postwar (1945–1970) housing stock sets the design brief on most streets.
The permitted-development ceilings are fixed: 40m³ of new roof volume for a terraced loft and 50m³ for a semi or detached house under Class B, plus a 3m single-storey rear extension on a terrace or 4m on a detached house under Class A. In conservation areas such as Budd's Green, Shipbourne, Claygate Cross, Plaxtol and Fairlawne those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Bourne is determined against an 8-week statutory target.
Budd's Green, Shipbourne (conservation area designated in 1993), Claygate Cross, Plaxtol (conservation area designated in 1993), Fairlawne (conservation area designated in 1972), Hadlow (conservation area designated in 1972), North Frith, Hadlow (conservation area designated in 1993), Old Soar and Allen's, Plaxtol (conservation area designated in 1993), Plaxtol (conservation area designated in 1972), Roughway, Plaxtol (conservation area designated in 1993), Shipbourne (conservation area designated in 1989), The Freehold, Hadlow (conservation area designated in 2011), Hadlow (civil parish within Bourne), Plaxtol (civil parish within Bourne) and Shipbourne (civil parish within Bourne) — these are the Bourne pockets our drawings cover most. Heritage designations here include Budd's Green, Shipbourne, Claygate Cross, Plaxtol, Fairlawne, Hadlow, North Frith, Hadlow, Old Soar and Allen's, Plaxtol, Plaxtol, Roughway, Plaxtol, Shipbourne and The Freehold, Hadlow. Tonbridge and Malling Borough Council weighs each proposal against Tonbridge and Malling Borough Council's adopted local plan and its householder design guidance, where the 2,170 homes here are 29% pre-1900, 10% 1945-1954, 10% 1965-1972, which is what sets the realistic roof and rear-projection options. On roofs the borough is steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and simple gabled and hipped roofs typical of early postwar building, over Victorian and earlier houses (29% of 2,170 homes), early postwar houses (10%) and late-1960s and early-1970s houses (10%).
Before anything is drawn we check your address against the designations that apply in Bourne: Budd's Green, Shipbourne (conservation area designated in 1993), Claygate Cross, Plaxtol (conservation area designated in 1993), Fairlawne (conservation area designated in 1972), Hadlow (conservation area designated in 1972), North Frith, Hadlow (conservation area designated in 1993), Old Soar and Allen's, Plaxtol (conservation area designated in 1993), Plaxtol (conservation area designated in 1972), Roughway, Plaxtol (conservation area designated in 1993), Shipbourne (conservation area designated in 1989) and The Freehold, Hadlow (conservation area designated in 2011). Inside those boundaries permitted development is curtailed and Tonbridge and Malling Borough Council assesses materials, window detail and roof form against the area's own appraisal, so a scheme that would be waved through two streets away can need a full application here.
Beyond the designated areas, Bourne takes in Hadlow, Plaxtol and Shipbourne. No Article 4 direction is recorded for Tonbridge and Malling Borough Council, but Bourne's 10 conservation areas still limit permitted development on those streets.
On stock, Bourne is Victorian and earlier houses (29% of 2,170 homes), early postwar houses (10%) and late-1960s and early-1970s houses (10%) — which is why steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and simple gabled and hipped roofs typical of early postwar building govern what a loft or rear projection can realistically be. Tonbridge and Malling Borough Council decided 515 householder applications in the latest published year and granted 97%, with 49% issued inside the eight-week target. That decision record, not a national figure, is what we design to.
The full build-period split for Bourne runs pre-1900 29% (640 homes), 1900-1918 2% (50 homes), 1919-1929 5% (110 homes), 1930-1939 1% (30 homes), 1945-1954 10% (220 homes), 1955-1964 9% (200 homes), 1965-1972 10% (210 homes), 1973-1982 6% (140 homes), 1983-1992 6% (140 homes), 1993-1999 6% (120 homes) and 2000-2008 5% (110 homes). That distribution is why pre-1900 detailing dominates the drawings here, and it is measured from council-tax records rather than assumed from the street name.
Tonbridge and Malling Borough Council also decides for Borough Green & Platt, Hildenborough, Judd, Larkfield and Pilgrims with Ightham, so a decision in Bourne sits inside a wider pattern of decisions we track across the same authority — useful when an officer cites a precedent from the next area over.
Published figures for Bourne and Tonbridge and Malling Borough Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Bourne |
|---|---|
| Dwellings recorded | 2,170 |
| Built pre-1900 | 640 (29%) |
| Built 1900-1918 | 50 (2%) |
| Built 1919-1929 | 110 (5%) |
| Built 1930-1939 | 30 (1%) |
| Built 1945-1954 | 220 (10%) |
| Built 1955-1964 | 200 (9%) |
| Built 1965-1972 | 210 (10%) |
| Built 1973-1982 | 140 (6%) |
| Built 1983-1992 | 140 (6%) |
| Built 1993-1999 | 120 (6%) |
| Built 2000-2008 | 110 (5%) |
| Built before 1919 | 32% |
| Built 1919–1939 | 6% |
| Built 1945–2008 | 53% |
| Conservation areas in Bourne | 10 (Budd's Green, Shipbourne, Claygate Cross, Plaxtol…) |
| Conservation areas district-wide | 60 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 515 |
| Householder applications granted | 97% |
| Decided within 8 weeks | 49% |
Dwelling stock from VOA council-tax data at 31 March 2025; conservation-area and Article 4 counts from planning.data.gov.uk (MHCLG); decision figures are Tonbridge and Malling Borough Council's own, from MHCLG live table PS2 for the year to 31 March 2026.
Councils do not decide annexes on square metres. They decide whether, once built, the accommodation forms part of one planning unit with the main house or a second one beside it. Tonbridge and Malling Borough Council looks at whether the garden is shared or divided, whether the annexe has its own street access and address, whether the occupier could live there entirely independently, and whether the two households would function as one. That is the whole case, and it is made or lost on the layout.
Bourne is largely Victorian and earlier houses (29% of 2,170 homes), early postwar houses (10%) and late-1960s and early-1970s houses (10%), which shapes the realistic options: converting part of the existing house, extending it, or building a detached unit in the garden. A detached annexe can sometimes sit under Class E as an outbuilding incidental to the enjoyment of the dwellinghouse — but sleeping accommodation is generally not "incidental", so a garden annexe with a bedroom usually needs its own permission rather than relying on outbuilding rights.
In Bourne's conservation areas — including Budd's Green, Shipbourne and Claygate Cross, Plaxtol — a garden building is also judged on its effect on the character of the area, which limits height and footprint before the use question is reached. No Article 4 direction is recorded for Tonbridge and Malling Borough Council, but Bourne's 10 conservation areas still limit permitted development on those streets.
An annexe almost always needs an application to Tonbridge and Malling Borough Council. Expect one where any of these apply:
We plan the annexe so its relationship to the main house is visible on the page — shared garden, connected access, a layout that reads as one household — and set out the case Tonbridge and Malling Borough Council has to test, rather than leaving the officer to assume the worst.
Below is Tonbridge and Malling Borough Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Tonbridge and Malling Borough Council granted 97% of its householder applications in the year to 31 March 2026, and Budd's Green, Shipbourne shapes what is approved here. Annexe applications are decided on use as much as design, so the supporting case matters as much as the elevations.
Source: MHCLG planning application statistics (householder decisions, England, 1 April 2025 - 31 March 2026). Compare every borough on our London approval-rate league table.
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Across Budd's Green, Shipbourne, Claygate Cross, Plaxtol and Fairlawne, the annexes that succeed keep one shared garden, take access past the main house rather than from the street, and are modest against the host building — single storey where the plot is overlooked, and set back from boundaries. On victorian and earlier houses (29% of 2,170 homes), converting an integral garage or a rear ground floor is often approved more readily than a detached garden unit, because the ancillary relationship is self-evident.
Bourne contains Budd's Green, Shipbourne, Claygate Cross, Plaxtol, Fairlawne conservation areas (Budd's Green, Shipbourne designated 1993), so materials, fenestration and roof form are assessed against the appraisal. Where Tonbridge and Malling Borough Council grants permission, it commonly attaches a condition tying occupation of the annexe to the main dwelling. That condition is not a problem to be avoided — it is usually the mechanism that makes approval possible, and we draft the application on that basis rather than pretending the annexe is something it is not.
We draw annexes across Bourne. A few of the areas where multigenerational schemes come up most often:
Annexe and granny-flat drawings for Budd's Green, Shipbourne — conservation area designated in 1993 — planned to stay ancillary and drawn to Tonbridge and Malling Borough Council's policies.
Annexe and granny-flat drawings for Claygate Cross, Plaxtol — conservation area designated in 1993 — planned to stay ancillary and drawn to Tonbridge and Malling Borough Council's policies.
Annexe and granny-flat drawings for Fairlawne — conservation area designated in 1972 — planned to stay ancillary and drawn to Tonbridge and Malling Borough Council's policies.
Annexe and granny-flat drawings for Hadlow — conservation area designated in 1972 — planned to stay ancillary and drawn to Tonbridge and Malling Borough Council's policies.
Annexe and granny-flat drawings for North Frith, Hadlow — conservation area designated in 1993 — planned to stay ancillary and drawn to Tonbridge and Malling Borough Council's policies.
Annexe and granny-flat drawings for Old Soar and Allen's, Plaxtol — conservation area designated in 1993 — planned to stay ancillary and drawn to Tonbridge and Malling Borough Council's policies.
Three similar buildings, three different consents. This is what separates them.
| What you build | Planning status | Key test | What Tonbridge and Malling Borough Council checks |
|---|---|---|---|
| Garden room, no sleeping space | Often Class E permitted development | Incidental to the house | Height, footprint, boundary position |
| Annexe used by the household | Full application, usually with a tie condition | Ancillary use | Shared garden and access, layout |
| Self-contained unit, own access | New dwelling — full application | Separate planning unit | Policy on new homes, amenity, parking |
| Converted garage or ground floor | Often permitted, use still assessed | Whether use changes | Independence of the accommodation |
| Annexe on designated land | Full application | Designation | Character and appearance |
The ancillary/separate-dwelling distinction comes from section 55 of the Town and Country Planning Act 1990; outbuilding limits from the GPDO 2015, Schedule 2, Part 1, Class E.
A fixed process built around how Tonbridge and Malling Borough Council tests the use question as well as the design.
Tell us who the annexe is for and where it would sit on the plot. We confirm designation status and tell you honestly whether the scheme reads as ancillary or as a separate dwelling in Bourne.
We measure the plot, the existing house and the access route, so the shared-garden and shared-access case can be drawn rather than asserted.
Chartered designers develop the annexe to your brief, with the layout, access and garden relationship arranged to support the ancillary case under Tonbridge and Malling Borough Council's policies.
We submit the application with a supporting statement on use, manage validation and case-officer queries, and revise free until Tonbridge and Malling Borough Council decides.
Almost always. Sleeping accommodation is generally not "incidental" to the enjoyment of a house, so it falls outside the outbuilding permitted-development right, and any annexe that could function independently raises a change-of-use question under section 55. In Bourne we prepare a full application to Tonbridge and Malling Borough Council and make the ancillary case explicitly rather than hoping it is not asked.
A shared garden rather than a divided one, access through the main property rather than a separate street entrance, occupation by a member of the same household, and a physical and functional relationship with the main house. Tonbridge and Malling Borough Council weighs those together — no single feature decides it, but a separate front door and a fenced-off garden together usually settle it against you. This applies to your Bourne address specifically.
Yes, subject to permission. A detached garden annexe is assessed on its scale against the plot, its effect on neighbours and the character of the area, and then on the use question. Keeping it single storey, set in from boundaries and served off the shared garden gives it the best prospect in Bourne, particularly near designated areas such as Budd's Green, Shipbourne and Claygate Cross, Plaxtol. Tonbridge and Malling Borough Council is the decision-maker.
Commonly, yes — a condition tying occupation of the annexe to the main dwelling, so it cannot be sold or let separately. That is normally what makes approval possible, because it removes the concern that a new independent home is being created without going through housing policy. The condition runs with the land, so it matters at resale, and we explain the implications before you commit. This applies to your Bourne address specifically. Tonbridge and Malling Borough Council is the decision-maker.
Yes. A new annexe is new habitable accommodation, so structure, fire escape, insulation and ventilation all apply, and a detached annexe close to a boundary raises fire-spread requirements as well. Planning and building control are separate consents with separate submissions — we prepare both so the approved design is the one that can actually be built. This applies to your Bourne address specifically. Tonbridge and Malling Borough Council is the decision-maker.
A householder application runs to an eight-week statutory target; where the council treats the annexe as creating a new unit it becomes a minor application with a thirteen-week target instead. Which route applies depends on how the use is characterised, which is precisely why the ancillary case is worth making properly at the outset. This applies to your Bourne address specifically. Tonbridge and Malling Borough Council is the decision-maker.
We quote each Bourne annexe individually, because plot, access and whether you are converting or building new all change the work, and send a fixed, no-obligation quote within one working day. It covers the full drawing pack and supporting statement, with free revisions until Tonbridge and Malling Borough Council approves. Call 020 7864 7245 to start.
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