- Planning authority
- Stockton-on-Tees Borough Council
- Postcodes
- TS17
- Noon sun, 21 March
- About 35°
- Noon sun, 21 December
- About 12°
- Planning plan
- Local Plan
- County
- North Yorkshire
The kinds of plot we look at in Thornaby-on-Tees
The classic garden plot is a long back garden with enough width beside the house for a driveway. If you have one in Thornaby-on-Tees, that’s a good starting point, but it isn’t the only kind we consider. Corner plots and wide side gardens can work well because they often face a road already. Garage courts and yards behind houses may have access in place. Even land with no obvious way in can sometimes work, if a neighbour’s garden or a shared drive can provide one.
Planning and light in Thornaby-on-Tees
Planning applications for new homes in gardens in Thornaby-on-Tees are decided by Stockton-on-Tees Borough Council. Its decisions follow the council’s Local Plan and the National Planning Policy Framework (NPPF). Officers usually focus on access, privacy, daylight, the character of the street and the garden left for both homes. Many councils use separation guides of around 21 metres between facing back windows and around 12 to 15 metres between a back window and a blank side wall, but Stockton-on-Tees Borough Council’s own guidance decides. We prepare the application with care; the decision is always the council’s.
What we can do in Thornaby-on-Tees
Sell or partner
- Sell part of your garden
- Sell subject to planning
- Garden plot option agreement
- Planning promotion for your garden plot
- Joint venture on your garden plot
- Combine gardens with your neighbours
Design and build
- Build a new home in your garden
- Planning permission for a garden plot
- Build a home for family in your garden
- Plot feasibility and design
By plot type
- Large rear gardens
- Corner and side plots
- Garage courts and yards
- Tandem and landlocked plots
- Bungalows on large plots
What happens next
The next step is simple. Use the form or call us with your Thornaby-on-Tees address and, if you can, a rough idea of the garden’s length, width and how a vehicle might reach it. We’ll do a desktop check, talk it through with you and arrange a site visit if the plot looks viable. There’s no cost and no obligation.
Questions about garden plots in Thornaby-on-Tees
Do you look at garage courts and yards in Thornaby-on-Tees?
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.
Can I sell part of my garden in Thornaby-on-Tees?
Often, yes, if the plot is big enough, has a workable access and stands a reasonable chance of planning. We buy suitable plots directly, with or without planning, subject to survey, title and contract, or agree a sale that only completes if Stockton-on-Tees Borough Council grants permission. If planning is refused on a conditional sale, you keep your land.
Who decides planning for a new home in a garden in Thornaby-on-Tees?
The decision is made by Stockton-on-Tees Borough 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.
How do you stop a new home in Thornaby-on-Tees overshadowing the neighbours?
By testing the layout against the sun and the council’s guidance. At midday on 21 March the sun in Thornaby-on-Tees is about 35° up, so a 5 m eaves line casts a shadow of roughly 7.0 m; in December it is far lower. Spacing, roof height, orientation and single-storey designs all help keep light where it belongs.