Our client wanted to build a single-storey outbuilding in their rear garden as ancillary accommodation (granny annexe) with a kitchen, bathroom and bedroom. Their long-term ambition was to use it as a short-term holiday let. An Article 4 Direction for Houses in Multiple Occupation (HMOs) applies in the area.
The intended use as habitable accommodation — with kitchen, bathroom and bedroom — falls outside the scope of Class E permitted development. Trees on site needed consideration. A further complication was that the main property was already being used as an Airbnb without planning permission, creating a risk that the council’s assessment of the outbuilding could trigger retrospective enforcement action.
The proposed outbuilding falls outside the scope of permitted development due to its intended use as ancillary accommodation which includes a kitchen, bathroom and bedroom. As such, a householder planning application will be required.
We recommended a two-stage approach to manage risk and maximise the likelihood of approval at each stage.
A householder planning application for a granny annexe, emphasising the ancillary character of the accommodation. Key factors include shared services with the main house, no separate address, and no private curtilage. The building is positioned at the rear of the garden, away from the front elevation.
Once the annexe is constructed, a separate change of use application for short-term holiday letting. This is handled as a distinct application to avoid conflating the two issues and jeopardising the initial consent.
The policy framework addresses the NPPF (Sections 2, 4, 11, 12, 15), Salford Local Plan (Policies D1, D2, D5, D8, H1, H10), and Places for Everyone (JP-S1, JP-G1).
Approved by Salford City Council. The householder application for the granny annexe was granted permission without conditions restricting the ancillary use. The phased strategy proved effective — the client now has a lawful annexe and a clear pathway for the subsequent change-of-use application.
Free check from a Chartered Town Planner. We'll tell you whether you need permission — before you spend a penny.