- Planning authority
- Torbay Council
- Postcodes
- TQ1, TQ2
- Noon sun, 21 March
- About 40°
- Shadow from a 5 m eaves line
- About 6.1 m
- Planning plan
- Local Plan
- County
- Devon
What shapes a plot in Torquay
Overshadowing is a common objection to garden homes, so we answer it with numbers. At noon on 21 March the sun over Torquay is about 40° above the horizon, and the shadow from a 5 m eaves line reaches about 6.1 m; on 21 December the sun rises to only about 16°.
Using those angles, we model shadows across neighbouring gardens and windows and adjust the height, position or roof shape of the new home until the effect is acceptable. Torbay Council can then judge the scheme on evidence rather than impressions.
From first call to decision
When a decision on your Torquay application arrives, we go through it with you line by line. If permission is granted, we explain each condition, which ones must be approved before work starts, and the time limit. If it’s refused, we review the reasons and set out the options, with a straight view on the prospects of each.
Free plot appraisal
We review the title plan, access, constraints, policy and planning history around your address, then talk it through with you. If the plot looks viable we visit, and tell you plainly whether an application is worth making.
Surveys and design
A measured survey comes first, followed by the specialist surveys the plot needs, such as trees or ecology. The layout is designed around access, privacy, daylight, parking, bins and garden space for both homes.
Pre-application advice
Where policy is tight or the plot unusual, we put a draft scheme to the council’s planners first. Their written response shows which issues to fix before you pay the full application fee.
Decision and next steps
If permission is granted, we explain every condition and what must happen before work starts. If it’s refused, we review the reasons with you and set out the options: amend and resubmit, appeal, or stop.
Worth checking early
- Permission doesn’t override private rights: covenants, ransom strips, sewer easements and party wall matters still need dealing with separately.
- Conditions can add cost and work before building starts, such as approved drainage details, tree protection or a construction management plan.
- Specialist surveys can be needed at short notice when a consultee raises an issue, adding cost and time.
Your questions, answered for Torquay
Does a garden plot application in Torquay need a tree survey?
Often, yes. If trees on or near the plot could be affected, councils usually expect a tree survey showing root protection areas and how they’ll be protected during building. Trees with a Tree Preservation Order, or in a conservation area, need consent or notice before any work, and can shape where the house and drive go.
Who decides planning applications for garden plots in Torquay?
Torbay Council decides applications for addresses in Torquay. Small applications are usually decided by planning officers under delegated powers, and national and council rules set out when one can go to the planning committee instead. The decision is based on the council’s Local Plan, national policy and other material considerations, including neighbours’ and consultees’ comments.
How long will my Torquay garden plot application take?
The statutory period for a minor application, such as one or a few new homes, is 8 weeks from validation, in both England and Wales. Many take longer, and the council may ask you to agree an extension in writing. If no decision is made in time and no extension is agreed, you can appeal for non-determination.
How close to neighbours can a new home in Torquay be?
It depends on the council’s guidance and the window layout. Many councils use around 21 metres between facing back windows and around 12 to 15 metres between a back window and a blank side wall, but the guide used by Torbay Council decides. Screening, levels, roof form and window positions can all change what is acceptable.
Other options in Torquay
- Combine gardens with your neighbours
- Bungalows on large plots
- Corner and side plots
- Build a home for family in your garden
- Garden plot option agreement
- Plot feasibility and design