Annexe and granny-flat drawings for Marshes homes — designed to stay ancillary to the main house rather than become a separate dwelling, drawn to Broadland District Council's policies, delivered in days and revised free until your decision.
Broadland District Council granted 97% of the householder planning decisions it made in its latest published year — 10 points above the 87% England-wide householder average. Marshes contains Haddiscoe BA Conservation Area, Halvergate & Tunstall Marshes BA Conservation Area, Halvergate BDC Conservation Area conservation areas (Haddiscoe BA Conservation Area designated 1995), 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. Marshes carries at least one Article 4 direction, and conservation areas including Haddiscoe BA Conservation Area, Halvergate & Tunstall Marshes BA Conservation Area and Halvergate BDC Conservation Area remove those rights outright, so we confirm your exact address before a line is drawn. A validated householder application in Marshes is determined against an 8-week statutory target.
Haddiscoe BA (conservation area designated in 1995), Halvergate & Tunstall Marshes BA (conservation area designated in 2007), Halvergate BDC (conservation area designated in 2007), Tunstall BA (conservation area designated in 2007), Beighton (civil parish within Marshes), Freethorpe (civil parish within Marshes), Halvergate (civil parish within Marshes) and Reedham (civil parish within Marshes) — these are the Marshes pockets our drawings cover most. Heritage designations here include Haddiscoe BA Conservation Area, Halvergate & Tunstall Marshes BA Conservation Area, Halvergate BDC Conservation Area and Tunstall BA Conservation Area. Broadland District Council weighs each proposal against Broadland District Council's adopted local plan and its householder design guidance, where the 1,490 homes here are 23% pre-1900, 14% 2000-2008, 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 trussed-rafter roofs typical of 2000s building, over Victorian and earlier houses (23% of 1,490 homes), 2000s houses and apartments (14%) and late-1960s and early-1970s houses (10%).
Before anything is drawn we check your address against the designations that apply in Marshes: Haddiscoe BA (conservation area designated in 1995), Halvergate & Tunstall Marshes BA (conservation area designated in 2007), Halvergate BDC (conservation area designated in 2007) and Tunstall BA (conservation area designated in 2007). Inside those boundaries permitted development is curtailed and Broadland District 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, Marshes takes in Beighton, Freethorpe, Halvergate and Reedham. Broadland District Council has 28 recorded Article 4 directions — check the address before assuming PD applies in Marshes.
On stock, Marshes is Victorian and earlier houses (23% of 1,490 homes), 2000s houses and apartments (14%) 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 trussed-rafter roofs typical of 2000s building govern what a loft or rear projection can realistically be. Broadland District Council decided 470 householder applications in the latest published year and granted 97%, with 68% issued inside the eight-week target. That decision record, not a national figure, is what we design to.
The full build-period split for Marshes runs pre-1900 23% (340 homes), 1900-1918 1% (10 homes), 1919-1929 7% (100 homes), 1930-1939 3% (40 homes), 1945-1954 4% (60 homes), 1955-1964 3% (50 homes), 1965-1972 10% (150 homes), 1973-1982 10% (150 homes), 1983-1992 10% (150 homes), 1993-1999 7% (100 homes) and 2000-2008 14% (210 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.
Broadland District Council also decides for Aylsham, Eynesford, Hellesdon North West, Plumstead, Wroxham and Coltishall, so a decision in Marshes 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.
The Article 4 directions recorded for this council include Area centred on the Market Place, Broads Authoriity Holly Lodge, Broads Authority and Broads Authority Conservation Area. Each removes a specific permitted-development right inside its own boundary, which is why the check is done on the address rather than on the town.
Published figures for Marshes and Broadland District Council. These are the numbers that decide what is realistic on your street, so we work from them rather than from national averages.
| Measure | Marshes |
|---|---|
| Dwellings recorded | 1,490 |
| Built pre-1900 | 340 (23%) |
| Built 1900-1918 | 10 (1%) |
| Built 1919-1929 | 100 (7%) |
| Built 1930-1939 | 40 (3%) |
| Built 1945-1954 | 60 (4%) |
| Built 1955-1964 | 50 (3%) |
| Built 1965-1972 | 150 (10%) |
| Built 1973-1982 | 150 (10%) |
| Built 1983-1992 | 150 (10%) |
| Built 1993-1999 | 100 (7%) |
| Built 2000-2008 | 210 (14%) |
| Built before 1919 | 23% |
| Built 1919–1939 | 9% |
| Built 1945–2008 | 58% |
| Conservation areas in Marshes | 4 (Haddiscoe BA Conservation Area, Halvergate & Tunstall Marshes BA Conservation Area…) |
| Conservation areas district-wide | 31 |
| Article 4 directions recorded | 28 |
| Householder applications decided | 470 |
| Householder applications granted | 97% |
| Decided within 8 weeks | 68% |
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 Broadland District 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. Broadland District 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.
Marshes is largely Victorian and earlier houses (23% of 1,490 homes), 2000s houses and apartments (14%) 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 Marshes's conservation areas — including Haddiscoe BA Conservation Area and Halvergate & Tunstall Marshes BA Conservation Area — 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. Broadland District Council has 28 recorded Article 4 directions — check the address before assuming PD applies in Marshes.
An annexe almost always needs an application to Broadland District 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 Broadland District Council has to test, rather than leaving the officer to assume the worst.
Below is Broadland District Council's real householder decision record, drawn from official planning statistics and refreshed as new data lands. Broadland District Council granted 97% of its householder applications in the year to 31 March 2026, and Haddiscoe BA Conservation Area 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 Haddiscoe BA, Halvergate & Tunstall Marshes BA and Halvergate BDC, 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 (23% of 1,490 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.
Marshes contains Haddiscoe BA Conservation Area, Halvergate & Tunstall Marshes BA Conservation Area, Halvergate BDC Conservation Area conservation areas (Haddiscoe BA Conservation Area designated 1995), so materials, fenestration and roof form are assessed against the appraisal. Where Broadland District 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 Marshes. A few of the areas where multigenerational schemes come up most often:
Annexe and granny-flat drawings for Haddiscoe BA — conservation area designated in 1995 — planned to stay ancillary and drawn to Broadland District Council's policies.
Annexe and granny-flat drawings for Halvergate & Tunstall Marshes BA — conservation area designated in 2007 — planned to stay ancillary and drawn to Broadland District Council's policies.
Annexe and granny-flat drawings for Halvergate BDC — conservation area designated in 2007 — planned to stay ancillary and drawn to Broadland District Council's policies.
Annexe and granny-flat drawings for Tunstall BA — conservation area designated in 2007 — planned to stay ancillary and drawn to Broadland District Council's policies.
Annexe and granny-flat drawings for Beighton — civil parish within Marshes — planned to stay ancillary and drawn to Broadland District Council's policies.
Annexe and granny-flat drawings for Freethorpe — civil parish within Marshes — planned to stay ancillary and drawn to Broadland District Council's policies.
Three similar buildings, three different consents. This is what separates them.
| What you build | Planning status | Key test | What Broadland District 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 Broadland District 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 Marshes.
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 Broadland District Council's policies.
We submit the application with a supporting statement on use, manage validation and case-officer queries, and revise free until Broadland District 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 Marshes we prepare a full application to Broadland District 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. Broadland District 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 Marshes 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 Marshes, particularly near designated areas such as Haddiscoe BA Conservation Area and Halvergate & Tunstall Marshes BA Conservation Area. Broadland District 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 Marshes address specifically. Broadland District 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 Marshes address specifically. Broadland District 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 Marshes address specifically. Broadland District Council is the decision-maker.
We quote each Marshes 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 Broadland District Council approves. Call 020 7864 7245 to start.
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