- Nation
- England
- National planning policy
- NPPF
- Planning authorities
- 1
- County town
- Oakham
Getting it right in Rutland
Drainage and wildlife often shape garden plots in Rutland more than owners expect. A new home needs somewhere for rainwater and foul water to go, and you will need a drainage plan the council will want to see. Mature gardens can matter for wildlife, so expect biodiversity net gain rules to come into the design, along with tree surveys where large trees stand near the proposed home or drive. Public sewers crossing the garden may need a build-over agreement with the water company. None of this is a reason to give up, but it is a reason to survey before designing.
Planning authorities covering Rutland include Rutland County Council.
How it works
Free plot appraisal
We look at your garden using maps, the title plan and the planning history around you, then talk it through with you. If it looks workable we arrange a site visit. There’s no cost and no obligation.
Measure and test the layout
We check depth, the width of the way in, levels, trees, drains and what lies behind, then sketch what could realistically fit: one home, two, or nothing worth pursuing, before anyone pays for an application.
Choose your route
You decide whether to sell the plot outright, sell subject to planning, grant an option, team up with neighbours, or keep the land and have us design, get planning for and build a home on it.
Planning application
We prepare the drawings and reports, usually take pre-application advice, and submit. The council consults neighbours and decides. Small schemes often take a few months from submission, longer if surveys or amendments are needed.
Sale or build
If you sell, your solicitor handles the transfer of part and your lender’s release of the plot. If you build, we give a written quote after design and survey, then build and hand over the new home.
Large rear gardens in towns across Rutland
Questions about large rear gardens in Rutland
Do I have to sell, or will you build on my land in Rutland?
Either works. On the selling side there’s an outright sale, a sale subject to planning, an option, or a planning promotion on bigger or combined gardens. On the building side, you keep the land and we take a new home from design through planning to handover. A free appraisal comes first.
Is planning policy for back gardens the same across Rutland?
No. National policy, the NPPF, applies everywhere, but each council adds its own plan and design guidance. Separation distances, garden sizes and parking standards can all differ. That’s why we never quote one rule for a whole county and always check the policies for your address.
Do you look at large rear gardens in Rutland?
Yes. We cover the whole of Rutland, as part of our coverage across England and Wales. Send us your address and a few details about your garden, and we’ll carry out a free desktop appraisal before suggesting a site visit.
Which national rules apply to a new home in Rutland?
Garden schemes here sit under the National Planning Policy Framework (NPPF), with the local detail coming from the council’s Local Plan. New homes must also meet the Building Regulations. That affects things such as fire engine access (or other measures, often sprinklers, agreed with building control and the fire service where a fire engine can’t get close enough). On drainage you’ll usually need a drainage plan the council will want to see, and land purchases fall under Stamp Duty Land Tax (SDLT). We check which rules apply to your plot as part of the free appraisal.