- Planning authority
- Oldham Metropolitan Borough Council
- Postcodes
- OL2
- Noon sun, 21 March
- About 36°
- Shadow from a 5 m eaves line
- About 6.8 m
- Planning plan
- Local Plan
- County
- Greater Manchester
What shapes a plot in Royton
With the sun at about 13° at noon on 21 December, and around 36° in late March, low winter light is a real concern for gardens in Royton. A new home that sits too close or too tall can leave your garden or the one next door in shade for much of the year.
Oldham Metropolitan Borough Council will test this, often against separation distances in its design guidance. Many councils use around 21 metres between facing back windows, though your council’s own guide decides. In a joint venture you see the shading studies before we apply.
The next steps, locally
Once you’ve chosen a structure, we draft heads of terms setting out who funds what, your share or the home you receive, deadlines and protections. Your own solicitor reviews them and the development agreement that follows. Only then do we commission surveys and design, agree the key layout points with you, and submit the application to Oldham Metropolitan Borough Council.
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.
Heads of terms
The key terms go in writing: who funds what, your share or the home you receive, how your land is protected, deadlines, open-book reporting and what happens if planning is refused or the build stalls.
Planning and build
We fund and manage the planning application, Building Regulations approval and construction, reporting costs and progress to you at agreed points. The council decides the application, and building control checks the work.
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
- We’re a new brand within the S&K Group, so ask for open-book reporting and check every protection in writing.
- A joint venture takes longer than any sale: planning, then building, then selling or handover.
- You’ll live next to a building site, and the new home’s design affects your own house and garden.
Questions about garden plots in Royton
Will a joint venture in Royton 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.
Can I do a joint venture on my garden in Royton without paying anything?
In the usual structure, yes. You contribute the land, and we fund design, planning, construction and sale. You may still have your own costs, such as tax or your mortgage lender’s charges, so ask your solicitor and tax adviser to go through them before you sign.
Does my land stay in my name during a joint venture in Royton?
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.
Can my neighbours join a joint venture in Royton?
Yes. Combining adjoining gardens can give a better layout and one shared access. Each owner keeps their house, has their own solicitor and signs up to a collaboration agreement setting out how the result is shared, including fair treatment for the garden that provides the access.
Other options in Royton
- Build a home for family in your garden
- Garden plot option agreement
- Bungalows on large plots
- Large rear gardens
- Sell part of your garden
- Corner and side plots