- Planning authority
- Cornwall Council
- Postcodes
- TR15, TR16
- Noon sun, 21 March
- About 40°
- Shadow from a 5 m eaves line
- About 6.0 m
- Planning plan
- Local Plan
- County
- Cornwall
Redruth: light, access and policy
Back gardens in TR15 and TR16, as anywhere, tend to be divided by fences, hedges and the odd tree, and a combined scheme has to work with all of them. Old boundary hedges may be habitat worth keeping, and mature trees may need an assessment before anything is designed.
We map these features across all the gardens at once, so the layout keeps what matters and the application to Cornwall Council shows how trees and wildlife have been considered. Doing it across the whole site is simpler and cheaper than doing it garden by garden.
What happens next in Redruth
To start, send us the addresses of the gardens involved in Redruth, or just your own if the neighbours haven’t been asked yet. We run a free desk-based check of the titles, access options and planning position, then explain in writing whether a combined scheme looks realistic before anyone talks to the neighbours in detail.
Free appraisal of the combined land
We look at all the titles together, the possible access points, the surrounding homes and the planning policies that apply, then explain whether a combined scheme looks realistic and roughly what it might allow.
Agree how value is shared
Heads of terms set out the route, each owner’s share, any extra for the garden providing the access, what happens if someone drops out, and the cap on each owner’s reasonable legal fees where it applies.
Collaboration agreement
Each owner’s own solicitor reviews the documents, and everyone signs a collaboration agreement alongside the sale, option or promotion agreement. Mortgage lenders are asked to consent early, and the agreements are usually protected on each title.
Completion and shares paid
When the site is sold with planning, or bought by us as agreed, each owner transfers their part, and the proceeds are divided through the solicitors exactly as the collaboration agreement sets out.
Worth checking early
- Tax depends on each owner’s circumstances, so each should take advice from a tax adviser.
- If the garden providing the access drops out before signing, the whole scheme may not work.
- Several owners have to agree, so a combined scheme usually takes longer to set up than a single plot.
Questions about garden plots in Redruth
Will Cornwall Council prefer a combined scheme to single plots in Redruth?
It often gives the council a better scheme to assess, with one proper access and more space between homes. But every application is judged on its merits against the council’s Local Plan, and the decision is the council’s. We test the layout against its policies before applying.
Who gets more if one garden in Redruth provides the access?
Usually the owner of the access garden receives an extra agreed share, because their land makes the scheme possible and their house is most affected by passing cars. The exact method is agreed by everyone in the collaboration agreement before planning starts.
What if one neighbour in Redruth changes their mind?
Before signing, they can simply step back, and we see whether the scheme still works without their garden. After signing, the agreements decide what happens, and they usually bind whoever owns the house next. Your solicitor will check those clauses carefully.
Do we each need a solicitor for a combined scheme in Redruth?
Yes. Each owner has different interests, a different title and possibly a mortgage, so each needs independent advice. On option and promotion agreements we cover each owner’s reasonable legal fees up to the cap agreed in the heads of terms.
Other options in Redruth
- Planning permission for a garden plot
- Build a home for family in your garden
- Tandem and landlocked plots
- Large rear gardens
- Sell subject to planning
- Bungalows on large plots