- Planning authority
- Rutland County Council
- Postcodes
- LE15
- Noon sun, 21 March
- About 37°
- Shadow from a 5 m eaves line
- About 6.6 m
- Planning plan
- Local Plan
- County
- Rutland
Oakham: light, access and policy
Access is where most garden plots stand or fall, in Oakham as anywhere. We measure every possible route in, whether a side drive, a gap left by a garage, a back lane or a shared way, and check its width, the sightlines onto the street, and the bin and emergency routes. Plots differ from one street to the next, so there is no standard answer for homes in LE15. If the way in passes over someone else’s land, the title check shows whether a right of way exists, and Rutland County Council’s highway advice shows what standard the route must meet.
From first call to decision
Here’s how feasibility starts in Oakham. You tell us about the plot, by phone or through the form, and we carry out a free desktop appraisal of access, title plan and planning context. If it looks viable we visit. If you want to go further, we send a written scope and quote for survey, constraints check and capacity study, and nothing starts until you agree.
Free plot appraisal
A desktop look at your plot, access, title plan and the planning picture, plus a conversation about what you want. If it looks viable we visit. There’s no cost and no obligation at this stage.
Scope and written quote
If you want to go further, we set out which surveys and checks your plot needs and what they will cost, in writing. Nothing is commissioned until you have agreed the scope and the price.
Survey and constraints check
A measured survey of the plot and its surroundings, then a check of the title, services, trees, flood risk and heritage designations, so the design starts from facts rather than guesses.
Access and capacity study
We test each workable route in and the number, size and position of homes the plot could hold, against separation distances, garden space, parking, bins and daylight for neighbours.
Worth checking early
- Some ecology surveys can only be done at certain times of year, which can affect the programme.
- A feasibility study can end in a no; finding that out early costs far less than a refused application.
- Pre-application advice is not binding, and the council’s decision on a formal application can still differ.
Questions about garden plots in Oakham
Can you check the title deeds on my Oakham property?
Yes. We obtain the title register and title plan from HM Land Registry and read them for restrictive covenants, rights of way, easements and any mortgage charge. If something needs a legal opinion, we flag it so your solicitor can advise. Title issues are far better found during feasibility than halfway through a planning application or a sale.
How many homes could fit in my garden in Oakham?
That is what a capacity study answers. It tests options against separation distances from neighbours, garden space for each home, parking, bins and access, as well as the policies Rutland County Council applies. For many gardens the answer is one home; larger or combined plots can sometimes take more. We show the options on drawings so you can see why.
Can I get pre-application advice on a garden plot in Oakham?
Usually, yes. Most councils offer pre-application advice, and many charge a fee for it. Rutland County Council’s website sets out its current arrangements, including how to apply, what to send and how long a response usually takes. We can prepare the information and attend any meeting for you. The advice isn’t binding, but it is a useful test before a full application.
Is my Oakham garden in a flood zone or conservation area?
Both are public information. Flood zones are shown on the flood maps for planning in England, and Rutland County Council publishes its conservation area boundaries and the listed buildings in its area. We check these as part of the free appraisal, along with Tree Preservation Orders, because each one changes what a scheme needs to show.
Other options in Oakham
- Garden plot option agreement
- Sell subject to planning
- Large rear gardens
- Combine gardens with your neighbours
- Planning permission for a garden plot
- Garage courts and yards