- Planning authority
- Salford City Council
- Postcodes
- M44
- Noon sun, 21 March
- About 37°
- Shadow from a 5 m eaves line
- About 6.7 m
- Planning plan
- Local Plan
- County
- Greater Manchester
The local picture in Irlam
As the neighbour, you’ll live with the new home’s shadow. Picture the spring equinox in Irlam: at midday the sun climbs to about 37°, and a new home with 5 m eaves shades roughly 6.7 m of ground behind it. Near the winter solstice, with the sun at around 13°, that shade stretches much further.
In a joint venture you approve the layout before the application goes in, so we can show you where the shadow will fall on your garden at different times of year. Keeping the eaves low or setting the home further back can make a real difference.
The next steps, locally
A joint venture in Irlam moves through clear stages: appraisal, structure, heads of terms, development agreement, planning, build, then sale or handover. You receive progress and cost reports at agreed points. Timing depends on the council, the build and the market, so we give realistic ranges with each stage rather than fixed dates, and update them as things move.
Free plot appraisal
We look at your title plan, access, neighbouring homes and the council’s planning policies, then talk through what might be built and whether a joint venture or a simpler sale suits you better.
Choose the structure
We explain the options side by side: a share of sale proceeds, a share of profit, a home back for your land, or a land payment plus a share. You choose what fits your plans and appetite for risk.
Development agreement
Your own solicitor and ours turn the heads of terms into a binding agreement. Your solicitor advises on the security that fits, such as the land staying in your name until a set stage or a legal charge.
Sale or handover
The new homes are sold and the proceeds are split as agreed through the solicitors, or your new home is handed over with its warranty, title and certificates in place.
Worth checking early
- Your return isn’t fixed. It depends on build costs, sale prices and timing, unless you choose a structure with a fixed element.
- Tax can differ from a simple sale of garden land, so take advice from a tax adviser before you sign.
- Development lenders usually want security over the land, which your solicitor needs to fit around your own protections.
Questions about garden plots in Irlam
Can I take a new home back instead of cash in Irlam?
Yes, if the plot can support it. Under a homes-for-land joint venture, one of the finished homes on your plot, or the only one, is transferred to you with its own title and paperwork. The agreement fixes the specification and the timetable.
Who decides planning for a joint venture plot in Irlam?
Salford City Council decides, using the council’s Local Plan and national policy in the NPPF. We prepare and fund the application and deal with the council’s questions, but no developer can promise the outcome. If planning is refused, you keep your land, and in the usual structure the planning costs stay with us.
Does my land stay in my name during a joint venture in Irlam?
It can. One option keeps the land in your name until an agreed stage, with us building under a licence. Another transfers it earlier with a legal charge in your favour. Your solicitor advises which suits you, bearing in mind that a lender funding the build will want security too.
Will a joint venture in Irlam affect my tax?
It may. Sharing in the development and sale of new homes can be taxed differently from a simple sale of garden land, and Stamp Duty Land Tax (SDLT) or VAT may arise depending on the structure. Take advice from a tax adviser on your own position before you commit.
Other options in Irlam
- Sell subject to planning
- Bungalows on large plots
- Plot feasibility and design
- Combine gardens with your neighbours
- Build a home for family in your garden
- Large rear gardens