- Planning authority
- Stockton-on-Tees Borough Council
- Postcodes
- TS17
- Noon sun, 21 March
- About 35°
- Shadow from a 5 m eaves line
- About 7.0 m
- Planning plan
- Local Plan
- County
- North Yorkshire
What the council will look at in Thornaby-on-Tees
With the sun at about 12° at noon on 21 December, and around 35° in late March, low winter light is a real concern for gardens in Thornaby-on-Tees. 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.
Stockton-on-Tees 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 Stockton-on-Tees 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.
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
- You’ll live next to a building site, and the new home’s design affects your own house and garden.
- 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.
Your questions, answered for Thornaby-on-Tees
Will a joint venture in Thornaby-on-Tees 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 take a new home back instead of cash in Thornaby-on-Tees?
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.
Does my land stay in my name during a joint venture in Thornaby-on-Tees?
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.
What if the build on my Thornaby-on-Tees plot runs late?
The development agreement should set long-stop dates and say which delays are acceptable, such as severe weather, and which aren’t. If a deadline passes without good reason, you should be able to end the agreement. Your solicitor will check your land and share are protected if that happens.
Other options in Thornaby-on-Tees
- Tandem and landlocked plots
- Corner and side plots
- Planning permission for a garden plot
- Build a new home in your garden
- Plot feasibility and design
- Build a home for family in your garden