Backland Development
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Planning permission for a garden plot in Swanley

If you’re weighing up planning for a garden in Swanley, two questions come first: is it likely, and what will it cost to find out? The free appraisal answers the first as honestly as a desk review and site visit allow. The second depends on the plot, so our fee and the likely survey costs are set out in writing before any work begins.

We don’t promise outcomes, because planning decisions belong to the council. What we can promise is that you’ll know the main risks, and how we’d tackle each one, before you spend money on an application.

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Architect’s desk with a site plan, floor plan, sections and elevations for a small new house
Planning authority
Sevenoaks District Council
Postcodes
BR8
Noon sun, 21 March
About 39°
Shadow from a 5 m eaves line
About 6.3 m
Planning plan
Local Plan
County
Kent

What the council will look at in Swanley

Owners in Swanley and places nearby such as Dartford, Bexley and Longfield may find their address falls under a different planning authority from the one they expect. Each has its own validation list, design guidance, pre-application service and fees.

We confirm the correct authority at appraisal stage and prepare the application to its requirements. If your address is with Sevenoaks District Council, we work to its validation list and guidance; if not, we work to whichever council covers your plot, so nothing is rejected on a technicality.

Section showing noon sun and shadows in Swanley: about 39 degrees on 21 March and 15 degrees on 21 December21 m21 Mar, noon: sun 39°, shadow 6.3 m21 Dec, noon: sun 15°, shadow 18.5 mExistingNew home
This section is worked out for the latitude of Swanley: around 39° of sun at midday in late March and about 15° 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.

How we’d take it forward in Swanley

If you already have outline permission or a full permission with conditions for a plot in Swanley, we can take it from there. We check what still needs approval, prepare reserved matters or condition details, and submit them. Then you can move on to the build with us, sell the plot, or hold it while you decide.

  1. 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.

  2. 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.

  3. Submit and manage

    We complete the forms, ownership certificate, drawings and statements, pay the fee on your behalf and submit. During consultation we answer officers’ questions, respond to consultees and agree amendments where they help.

  4. 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

  • Specialist surveys can be needed at short notice when a consultee raises an issue, adding cost and time.
  • Conditions can add cost and work before building starts, such as approved drainage details, tree protection or a construction management plan.
  • Permission doesn’t override private rights: covenants, ransom strips, sewer easements and party wall matters still need dealing with separately.

Your questions, answered for Swanley

Does a garden plot application in Swanley 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.

Can I sell my Swanley garden plot once it has planning permission?

Yes. Planning permission stays with the land, so the plot can be sold with it and the buyer can build the approved scheme, subject to any conditions. The plot will need its own title through a transfer of part at HM Land Registry, and any mortgage lender will need to release it. Take advice from a tax adviser before selling.

What if my Swanley garden application is refused?

You can submit a revised application that addresses the reasons for refusal, appeal within 6 months of the decision date, or decide not to go further. Appeals go to the Planning Inspectorate in England or Planning and Environment Decisions Wales. We review the refusal and the officer’s report with you before recommending a route.

How close to neighbours can a new home in Swanley 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 Sevenoaks District Council decides. Screening, levels, roof form and window positions can all change what is acceptable.

Other options in Swanley

Garden plot planning near Swanley

Find out what your garden could become

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

Get my free appraisal 0800 088 6248