Annexe and granny-flat drawings for East Marsh homes — designed to stay ancillary to the main house rather than become a separate dwelling, drawn to North East Lincolnshire Council's policies, delivered in days and revised free until your decision.
North East Lincolnshire Council granted 97% of the householder planning decisions it made in its latest published year — 10 points above the 87% England-wide householder average. East Marsh contains Holme Hill, The Kasbah conservation areas, 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 Edwardian (1901–1910) housing stock sets the design brief on most streets.
Before permission is required, Class B allows 40m³ of added loft volume on a terrace and 50m³ on a semi or detached house, and Class A allows a 3m single-storey rear extension on a terrace or 4m on a detached house. In conservation areas such as Holme Hill and The Kasbah those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in East Marsh is determined against an 8-week statutory target.
Holme Hill (designated conservation area) and The Kasbah (designated conservation area) — these are the East Marsh pockets our drawings cover most. Heritage designations here include Holme Hill and The Kasbah. North East Lincolnshire Council weighs each proposal against North East Lincolnshire Council's adopted local plan and its householder design guidance, where the 5,660 homes here are 44% pre-1900, 16% 1900-1918, 10% 1973-1982, 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 pitched and hipped roofs with generous eaves typical of Edwardian building, over Victorian and earlier houses (44% of 5,660 homes), Edwardian houses (16%) and 1970s and early-1980s houses (10%).
What is permitted in East Marsh turns on designation first, so that is where we start: Holme Hill (designated conservation area) and The Kasbah (designated conservation area). Inside those boundaries permitted development is curtailed and North East Lincolnshire 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.
No Article 4 direction is recorded for North East Lincolnshire Council, but East Marsh's 2 conservation areas still limit permitted development on those streets.
On stock, East Marsh is Victorian and earlier houses (44% of 5,660 homes), Edwardian houses (16%) and 1970s and early-1980s houses (10%) — which is why steeply pitched slate roofs, valley gutters and party parapets typical of pre-1900 building and pitched and hipped roofs with generous eaves typical of Edwardian building govern what a loft or rear projection can realistically be. North East Lincolnshire Council decided 196 householder applications in the latest published year and granted 97%, with 64% issued inside the eight-week target. We draw to that record rather than to a national average.
The full build-period split for East Marsh runs pre-1900 44% (2,490 homes), 1900-1918 16% (880 homes), 1919-1929 2% (120 homes), 1930-1939 0% (10 homes), 1945-1954 0% (20 homes), 1955-1964 4% (240 homes), 1965-1972 5% (290 homes), 1973-1982 10% (590 homes), 1983-1992 6% (360 homes), 1993-1999 3% (170 homes) and 2000-2008 3% (190 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.
North East Lincolnshire Council also decides for Croft Baker, Waltham, West Marsh and Wolds, so a decision in East Marsh 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 East Marsh and North East Lincolnshire Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | East Marsh |
|---|---|
| Dwellings recorded | 5,660 |
| Built pre-1900 | 2,490 (44%) |
| Built 1900-1918 | 880 (16%) |
| Built 1919-1929 | 120 (2%) |
| Built 1930-1939 | 10 (0%) |
| Built 1945-1954 | 20 (0%) |
| Built 1955-1964 | 240 (4%) |
| Built 1965-1972 | 290 (5%) |
| Built 1973-1982 | 590 (10%) |
| Built 1983-1992 | 360 (6%) |
| Built 1993-1999 | 170 (3%) |
| Built 2000-2008 | 190 (3%) |
| Built before 1919 | 60% |
| Built 1919–1939 | 2% |
| Built 1945–2008 | 33% |
| Conservation areas in East Marsh | 2 (Holme Hill, The Kasbah) |
| Conservation areas district-wide | 17 |
| Article 4 directions recorded | 0 |
| Householder applications decided | 196 |
| Householder applications granted | 97% |
| Decided within 8 weeks | 64% |
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 North East Lincolnshire 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. North East Lincolnshire 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.
East Marsh is largely Victorian and earlier houses (44% of 5,660 homes), Edwardian houses (16%) and 1970s and early-1980s 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 East Marsh's conservation areas — including Holme Hill and The Kasbah — 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 North East Lincolnshire Council, but East Marsh's 2 conservation areas still limit permitted development on those streets.
An annexe almost always needs an application to North East Lincolnshire 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 North East Lincolnshire Council has to test, rather than leaving the officer to assume the worst.
Below is North East Lincolnshire Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. North East Lincolnshire Council granted 97% of its householder applications in the year to 31 March 2026, and Holme Hill 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 Holme Hill and The Kasbah, 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 (44% of 5,660 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.
East Marsh contains Holme Hill, The Kasbah conservation areas, so materials, fenestration and roof form are assessed against the appraisal. Where North East Lincolnshire 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 East Marsh. A few of the areas where multigenerational schemes come up most often:
Annexe and granny-flat drawings for Holme Hill — designated conservation area — planned to stay ancillary and drawn to North East Lincolnshire Council's policies.
Annexe and granny-flat drawings for The Kasbah — designated conservation area — planned to stay ancillary and drawn to North East Lincolnshire Council's policies.
Three similar buildings, three different consents. This is what separates them.
| What you build | Planning status | Key test | What North East Lincolnshire 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 North East Lincolnshire 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 East Marsh.
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 North East Lincolnshire Council's policies.
We submit the application with a supporting statement on use, manage validation and case-officer queries, and revise free until North East Lincolnshire 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 East Marsh we prepare a full application to North East Lincolnshire 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. North East Lincolnshire 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 East Marsh 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 East Marsh, particularly near designated areas such as Holme Hill and The Kasbah. North East Lincolnshire 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 East Marsh address specifically. North East Lincolnshire 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 East Marsh address specifically. North East Lincolnshire 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 East Marsh address specifically. North East Lincolnshire Council is the decision-maker.
We quote each East Marsh 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 North East Lincolnshire Council approves. Call 020 7864 7245 to start.
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