Over the past few years, the garden room has seen a significant rise in popularity.

Also known as outdoor rooms or garden studios, these separate, insulated living spaces are located in the garden of a property. A garden room can serve multiple purposes, such as a home office, gym, music studio, children’s playroom, or a relaxing retreat.

Why Choose a Garden Room?

One of the main reasons for the rise of the garden room is the increasing trend of working from home. With more people choosing to work remotely, there is a greater need for a dedicated workspace that is separate from the main living area of the home. Garden rooms provide a quiet and private space where one can work, make noise or relax without distractions while enjoying natural surroundings.

With over a decade of experience and over 1,000 annexe planning applications submitted to 250+ local authorities, ANX has the expertise to guide your project to planning approval and beyond.

We often recommend a householder planning application for annexes. Benefits include:

• Legal Compliance: Ensures your project meets local and national regulations.
• Neighbour Relations: Formal process to address and resolve potential concerns.
• Peace of Mind: Approval protects against enforcement actions.
• Protection of Property Value: Adds legitimacy and avoids future complications with sales or valuations.

Our Approach

We begin every project with an initial development appraisal, which covers the site context, planning history, and compliance with local and national policies. We also consider relevant legislation, case law, and precedents to support the application.

Our team crafts a persuasive planning statement, clearly demonstrating that the site and proposal meet all planning policies.

We handle the submission of all necessary forms and documents and monitor the application process, addressing any requirements from the case officer until a decision is reached.

Expert Advice and Third-Party
Requirements

ANX offer expert advice on all aspects of
the planning process, including:

• Community Infrastructure Levy (CIL):
  Guidance on potential exemptions and
  compliance.
• Third-Party Requirements: We provide advice and recommendations on Ecology, Drainage, and Arboriculture.
  We also partner with trusted third-party
  consultants to ensure all aspects of the
  project are covered.

All of these factors feed into a robust
planning application.

Contact ANX to discuss the project.

Why Obtain a Certificate of Lawfulness?

Why Obtain a Certificate of Lawfulness?

• Avoid Legal Issues: Ensure your mobile home complies with the Caravan Act and legal definitions to prevent disputes and enforcement from the Local Planning Authority.
• Secure Property Transactions: Provide legal proof of the mobile home’s lawfulness for smoother future property sales.
• Protect Against Complaints: Confirm your mobile home is lawful to shield your project from potential complaints.

Types of Certificates

• For Proposed Developments/Use – Section 192 (Town and Country Planning Act 1990)
• For Existing Developments/Use – Section 191 (Town and Country Planning Act 1990)

Proposed Certificate of Lawfulness

While caravan laws are clear, Local Planning Authorities may still object, especially if complaints arise. To prevent issues, it’s wise to have a planning consultant ensure your structure complies with the Caravan Act. Although this certificate is not legally required, it is often necessary—particularly when selling a home—to confirm the lawfulness of a garden room or mobile home.

Certificate for Existing Use or Development

This certificate demonstrates that a structure has existed long enough to become lawful by default, using the 10-year rule to protect against enforcement action for an existing mobile home.

How can ANX help?

Our team of experienced planning consultants can assist you in applying for a Certificate of Lawfulness, whether for a proposed or existing mobile home. We ensure your application is thoroughly prepared and compliant with all relevant planning laws and regulations.

• Expert Consultation: We evaluate your mobile home’s compliance with the Caravan Act.
• Application Preparation: We handle all documentation and submit the application on your behalf.
• Legal Protection: We provide robust support to safeguard your rights and interests.

Contact ANX to discuss the project.

Planning conditions are essential in ensuring developments comply with local regulations and safeguard community interests. These conditions typically cover several areas:

• Implementation and Timing: Projects often need to commence within a set timeframe, such as three years, and must adhere to approved materials or drawings.
• Contributions and Agreements: Legal agreements may require contributions toward local services, such as highways, education, or open spaces.
• Ongoing Requirements: Some conditions impose long-term obligations, like restricting permitted development rights or limiting building uses.
• Additional Information: Developers may need to provide further details on matters like highways, materials, or ecological impact before work can start.

The Importance of Condition Wording

The wording of planning conditions is key as it defines when information is required, such as before development starts, above-ground work begins, or before occupation. It also clarifies whether it builds on assumptions or needs further details, and if additional consultation is required.

Benefits of Early Agreement on Conditions

Agreeing on planning conditions and their wording early can:

• Prevent unnecessary conditions.
• Provide necessary information upfront, avoiding a discharge application.
• Save time and money by ensuring clarity.

What is Planning Condition Discharge?

If planning conditions require further approvals, a formal application to the council is needed to comply.

How ANX can help?

ANX can assist with any conditions that need to be discharged by:

• Submitting the relevant discharge of condition application on your behalf.
• Ensuring that all necessary documentation and information are provided accurately.
• Helping you navigate the process to avoid delays and ensure your project remains compliant.

If your planning permission has been refused, you have the right to appeal to the Planning Inspectorate. ANX is here to guide you through the process.

Comprehensive Appeal Evaluation:

Before appealing, we recommend exploring all options. Our team reviews your application to identify weaknesses in the refusal or unhighlighted strengths in your case, helping you avoid unnecessary appeals and delays.

Expert Appeal Services:

If an appeal is necessary, ANX helps you choose the best appeal route. Leveraging case law, precedents, and expert knowledge, we construct a persuasive appeal. We also offer access to legal counsel for expert opinions on appeal strategy or legal points.

How ANX can help?

• Professional Insight: Our team offers a thorough review of your case, leveraging our expertise to highlight strengths and address any weaknesses.
• Strategic Approach: We utilise case law, appeal precedents, and licensed counsel opinions to craft compelling appeals.
• Cost Recovery: We help you navigate the process of recovering costs when councils exhibit unreasonable behaviour.

Contact ANX today to discuss your case and learn how we can assist with your annexe appeal, garden room appeal, or mobile home appeal. Our professional services are designed to provide the expertise and support you need to achieve a successful outcome despite any initial disappointment you may have experienced.

Receiving an Enforcement Notice or Planning Contravention Notice (PCN) can be stressful. These notices are issued when the council believes building work or land use has occurred without proper planning permission, requiring you to stop or modify the work, which can be costly.

Immediate Steps to Take:

• Stay Calm and Act Quickly: You typically have 28 days to respond.
• Communication is Key: Open a dialogue with the council to explore options.
• Seek Professional Advice: Expert guidance can help challenge enforcement actions or navigate the appeal process effectively.

Understanding Planning Enforcement

Planning enforcement addresses breaches of planning control. Local Planning Authorities have powers to act proportionately and in the public interest. Key time limits for enforcement are:

• 10 years for substantial completion of building works.
• 10 years for unauthorized change of use to a single dwelling.
• 10 years for other breaches, like changes of use or condition breaches.
• No time limit for unauthorized works to listed buildings.

Authorities often invite a planning application to regularize breaches before taking stronger enforcement actions

How ANX Can Help

ANX supports you through enforcement issues related to annexes, garden rooms, and mobile homes. Having the right advice is essential for making informed decisions and resolving enforcement actions effectively.

Technical Expertise: We offer in-depth knowledge of the planning system to find resolutions, including appeals to the Planning Inspectorate if needed.

Diplomatic Approach: We maintain open, constructive dialogue with council Enforcement Officers, helping reduce stress and resolve matters smoothly.

Our Services:

• Free Case Review: We provide a free review to advise on your best next steps.
• Appeals and Representation: We represent your case to the Planning Inspectorate, aiming for the best outcome.
• Regularisation Applications: We help submit applications to regularize unauthorized developments and resolve issues early.

Contact ANX for a free case review today.

What is CIL?

The Community Infrastructure Levy (CIL) is a charge local authorities in the UK impose on new developments to fund essential infrastructure like schools, roads, and parks. It ensures that as new homes or commercial buildings are built, the community benefits from improvements. The charge is based on the size and type of development.

Annexe Community Infrastructure Levy Charge

Self-build annexes may be exempt from CIL following government exemptions for charitable and self-build projects. CIL charges vary by location and property type, with residential developments typically incurring the highest fees per square metre.

Annexe CIL Exemption

CIL exemptions or reliefs are not automatic and must be applied for before starting development. Navigating the complexities of CIL can be challenging, especially for homeowners who are unfamiliar with the process. Understanding CIL charges and available exemptions from your Local Planning Authority is crucial to maximizing the viability of your development.

Expert Guidance

ANX offers expert advice to help you navigate the CIL process, ensuring you understand the charges and exemptions available. Contact us today for assistance in maximizing your development’s potential and avoiding costly mistakes.