Garden Plots and New Homes in Brighton

Planning authority: Brighton and Hove City Council
Postcodes: BN1, BN2
Noon sun, 21 March: About 39°
Noon sun, 21 December: About 16°
Planning plan: Local Plan
County: East Sussex

The kinds of plot we look at in Brighton

Not every plot we consider is a garden. Garage courts, lock-up blocks, old workshops and yards behind houses in Brighton can sometimes take a new home, particularly where a vehicle access already exists. These sites raise their own questions, such as who owns the access, whether anyone else has rights over it and what the ground was used for before. Alongside them, we consider long back gardens, wide side gardens, corner plots and bungalows on large plots, each judged on its own access, space and planning position.

Planning and light in Brighton

The rules for a new home in Brighton come from three levels. Nationally there is the National Planning Policy Framework (NPPF). Locally, the council’s Local Plan sets the policies Brighton and Hove City Council applies, alongside its own guidance on design, parking and gardens. Then the build itself must meet the Building Regulations. That brings in practical matters such as fire engine access (or other measures, often sprinklers, agreed with building control and the fire service where a fire engine can’t get close enough), and rainwater drainage usually calls for a drainage plan the council will want to see. Any purchase of the plot falls under Stamp Duty Land Tax (SDLT). We work through each level for your plot at the start, so there are fewer late surprises once the planning application is under way.

This section is worked out for the latitude of Brighton: around 39° of sun at midday in late March and about 16° at midwinter. It shows why the gap between your house and a new home behind it is about light as well as privacy. Garden assumed to face north.

What we can do in Brighton

Sell or partner

Design and build

By plot type

What happens next

When you’re ready, tell us about your land in Brighton. A few photos help but aren’t essential. We’ll come back with a straight view of whether the plot could take a new home and which routes might suit you, from a sale to design and build. If it’s not a good fit, we’ll say so, and there’s nothing to pay either way.

Questions about garden plots in Brighton

Can I team up with my neighbours in Brighton?

Yes, and it can make a weak plot workable. Combining adjoining gardens can allow one shared access and a better layout. Each owner keeps their house, and a collaboration agreement sets out decisions, costs and how value is shared through equalisation. Every household should have its own solicitor.

Who decides planning for a new home in a garden in Brighton?

The decision is made by Brighton and Hove City Council, using the council’s Local Plan, the NPPF and its own design guidance. Small schemes are usually decided by planning officers, and national and council rules set out when one can go to a planning committee instead. We prepare and submit the application and answer the council’s questions, but we can’t promise the outcome.

Do you look at garage courts and yards in Brighton?

Yes. Garage courts, lock-up blocks, old yards and outbuildings behind houses can sometimes take a new home, especially where a vehicle access already exists. We check who owns the access, what rights others have over it and what the ground was used for, as part of the free appraisal.

How long does a garden plot deal in Brighton usually take?

It depends on the route. A sale of a plot that already has planning moves at the pace of the solicitors and your lender. Routes that need planning usually take many months, because of surveys, design, the council’s decision period and any amendments. Design and build usually takes well over a year in total.

Backland development in Brighton