Annexe and granny-flat drawings for Eye homes — designed to stay ancillary to the main house rather than become a separate dwelling, drawn to Peterborough City Council's policies, delivered in days and revised free until your decision.
Peterborough City Council granted 90.3% of the householder planning decisions it made in its latest published year — level with the 90.3% England-wide householder average. The flat fenland setting and drainage dykes bring surface-water and flood-risk considerations on village-edge plots, which is where a policy-literate drawing pack earns its keep. Its dominant interwar (1918–1939) 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 Eye, Thorney and Northborough those rights are removed, so we confirm your exact address before a line is drawn. A validated householder application in Eye is determined against an 8-week statutory target.
Eye village (the medieval church and historic core inside the conservation area), Eye Green (village-edge housing around the former brick pits and green), Thorney (a planned estate-village conservation area to the east), Newborough (a fenland village on the northern approach), Parnwell (1980s New Town-era estate housing towards the city) and Northborough (a stone-built conservation village to the north-west) — these are the Eye pockets our drawings cover most. Heritage designations here include Eye, Thorney, Northborough and Stanground. Peterborough City Council weighs each proposal against the Peterborough Local Plan (2019), where the Eye conservation area is held to the pantile-and-brick fenland vernacular of the historic core. On roofs the borough is clay-tile and pantile roofs in the historic village core and gabled and hipped roofs on the interwar and modern housing, over historic fenland village core around the medieval church, interwar and postwar village-edge housing and modern estate and infill development on the northern growth edge.
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. Peterborough City 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.
Eye is largely historic fenland village core around the medieval church, interwar and postwar village-edge housing and modern estate and infill development on the northern growth edge, 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 Eye's conservation areas — including Eye and Thorney — 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. Eye has no house-to-HMO Article 4 direction, but the Eye conservation area protects the historic village core around the church and Crowland Road, removing permitted-development rights on its protected streets.
An annexe almost always needs an application to Peterborough City 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 Peterborough City Council has to test, rather than leaving the officer to assume the worst.
Below is Peterborough City Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Peterborough approves the large majority of householder applications, and in Eye the fenland flood-risk regime and the village conservation core are the main pressure points. 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 Eye village, Eye Green and Thorney, 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 historic fenland village core around the medieval church, 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.
The flat fenland setting and drainage dykes bring surface-water and flood-risk considerations on village-edge plots. Where Peterborough City 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 Eye. A few of the areas where multigenerational schemes come up most often:
Annexe and granny-flat drawings for Eye village — the medieval church and historic core inside the conservation area — planned to stay ancillary and drawn to Peterborough City Council's policies.
Annexe and granny-flat drawings for Eye Green — village-edge housing around the former brick pits and green — planned to stay ancillary and drawn to Peterborough City Council's policies.
Annexe and granny-flat drawings for Thorney — a planned estate-village conservation area to the east — planned to stay ancillary and drawn to Peterborough City Council's policies.
Annexe and granny-flat drawings for Newborough — a fenland village on the northern approach — planned to stay ancillary and drawn to Peterborough City Council's policies.
Annexe and granny-flat drawings for Parnwell — 1980s New Town-era estate housing towards the city — planned to stay ancillary and drawn to Peterborough City Council's policies.
Annexe and granny-flat drawings for Northborough — a stone-built conservation village to the north-west — planned to stay ancillary and drawn to Peterborough City Council's policies.
Three similar buildings, three different consents. This is what separates them.
| What you build | Planning status | Key test | What Peterborough City 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 Peterborough City 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 Eye.
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 Peterborough City Council's policies.
We submit the application with a supporting statement on use, manage validation and case-officer queries, and revise free until Peterborough City 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 Eye we prepare a full application to Peterborough City 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. Peterborough City 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 Eye 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 Eye, particularly near designated areas such as Eye and Thorney. Peterborough City 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 Eye address specifically. Peterborough City 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 Eye address specifically. Peterborough City 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 Eye address specifically. Peterborough City Council is the decision-maker.
We quote each Eye 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 Peterborough City Council approves. Call 020 7864 7245 to start.
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