Backland Development
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Build a new home in your garden in Conisbrough

Building a second home behind your own in Conisbrough is a construction project with one unusual feature: you live beside the site from the first spade to the last coat of paint. That shapes how we plan it, from the fence that separates your garden on day one to where deliveries park.

The route covers everything between an idea and a finished house. We survey and design, prepare and submit the planning application, arrange Building Regulations approval and the structural warranty, organise new water, drainage and electricity connections, and then build. You keep ownership of the land throughout.

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Timber-frame house under construction with scaffolding at the bottom of a back garden, seen from the patio
Planning authority
City of Doncaster Council
Postcodes
DN12
Noon sun, 21 March
About 37°
Shadow from a 5 m eaves line
About 6.8 m
Planning plan
Local Plan
County
South Yorkshire

Conisbrough: light, access and policy

In Conisbrough, applications for a new home in a garden are decided by City of Doncaster Council, which weighs them against the council’s Local Plan and national policy. Officers look at access, privacy, daylight, parking, bins, drainage and how much garden is left for each house, and neighbours can comment during consultation.

We read the local policies and any design guidance before drawing a line, and check the planning history of nearby plots for decisions that show how the council has applied them. If the policy picture is uncertain, pre-application advice lets us test the scheme with officers before the formal application goes in.

Section showing noon sun and shadows in Conisbrough: about 37 degrees on 21 March and 13 degrees on 21 December21 m21 Mar, noon: sun 37°, shadow 6.8 m21 Dec, noon: sun 13°, shadow 21.5 mExistingNew home
This section is worked out for the latitude of Conisbrough: around 37° of sun at midday in late March and about 13° 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 happens next in Conisbrough

Once you ask for an appraisal of your Conisbrough garden, we start with the paperwork: the title plan, any covenants, flood maps, tree and conservation designations, and planning decisions on nearby plots. A short call follows, then a site visit if the plot passes the desk check. You get our straight view of what’s realistic and what happens next, with no obligation to go further.

  1. Free plot appraisal

    We check the title plan, access, constraints and planning policy from our desk, talk the plot through with you, and visit if it looks viable. There’s no cost and no obligation.

  2. Survey and design

    A measured survey records levels, boundaries, trees and neighbouring windows. We then design a layout and house that suit the plot, the street and your budget, and decide whether pre-application advice is worth seeking.

  3. Planning and approvals

    We submit the planning application and manage it to a decision, then deal with conditions, Building Regulations approval, the structural warranty, any build-over agreement and the new utility connections.

  4. Written quote and build

    Once design and survey are complete you get a written quote. The build runs in stages — access and groundworks, foundations, frame and roof, fit-out and external works — with inspections at each key point.

Worth checking early

  • Planning can be refused, and money spent on surveys, design and the application isn’t recovered if it is — which is why we start with an appraisal.
  • Building and selling a new home can change your tax position compared with selling only your house; take advice from a tax adviser first.
  • A build next door means months of noise, deliveries and contractors near your home; good planning reduces the disruption but doesn’t remove it.

Conisbrough: questions to ask

Will I pay Community Infrastructure Levy on a new home in Conisbrough?

Only if City of Doncaster Council has adopted a Community Infrastructure Levy charging schedule; not every council has. Where it applies, it can be charged on a new home of any size. A self-build exemption exists for people building a home to live in, but it must be claimed before work starts, so we check the position at design stage.

Do new homes in Conisbrough need a structural warranty?

If the house will ever be sold or mortgaged, in practice yes. Mortgage lenders usually expect a 10-year structural warranty on a new home, though some accept an architect’s or surveyor’s certificate, and a warranty provider inspects the work at stages during the build, so it has to be in place before construction starts. Building control approval is separate and also required; a buyer’s solicitor will ask for both.

Can the new home in my Conisbrough garden connect to the main sewer?

Usually, yes, but the route and depth decide how easily. The new home needs its own foul connection, agreed with the water company, and gravity drainage is simplest where the sewer sits lower than the new floor. If it doesn’t, a pumped connection may be needed. Where a public sewer runs under your garden, a build-over agreement or diversion may also be required.

How close can a new house be to my own in Conisbrough?

There’s no single national distance. 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 the guidance used by City of Doncaster Council decides. Window positions, ground levels, roof shape and screening all affect what is acceptable, which is why we survey before we design.

Other options in Conisbrough

Build in your garden near Conisbrough

Find out what your garden could become

Free garden plot appraisal. No cost, no obligation, and a straight answer if it won’t work.

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