Backland Development
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Combine back gardens with your neighbours in Failsworth

Neighbours in Failsworth sometimes find that one garden alone is too narrow, too short or too hard to reach, while the land behind several houses together would make a sensible site for new homes. That’s land assembly on a small scale.

We can look at the gardens as one site, show the group what a combined layout might allow, and explain how value is shared fairly through equalisation. Nobody has to commit until they’ve taken their own advice. If a single garden works perfectly well on its own, with its own route to the road, we’ll tell you that too.

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Aerial view of a row of semi-detached houses whose garden ends have been combined into one plot with a new access
Planning authority
Oldham Metropolitan Borough Council
Postcodes
M35
Noon sun, 21 March
About 36°
Shadow from a 5 m eaves line
About 6.8 m
Planning plan
Local Plan
County
Greater Manchester

Failsworth: light, access and policy

Overlooking decides many garden schemes in Failsworth. With the noon sun at about 36° in late March, when a 5 m eaves line casts shade around 6.8 m deep, and with back windows facing in several directions, space matters.

On a combined site there’s room to turn the new homes, use single-storey elements near boundaries, and keep upstairs windows away from neighbours. Many councils use separation guides of around 21 metres between facing back windows, and around 12 to 15 metres from a back window to a blank side wall. Oldham Metropolitan Borough Council’s own guide decides.

Section showing noon sun and shadows in Failsworth: about 36 degrees on 21 March and 13 degrees on 21 December21 m21 Mar, noon: sun 36°, shadow 6.8 m21 Dec, noon: sun 13°, shadow 21.6 mExistingNew home
Noon sun in Failsworth on 21 March sits about 36° above the horizon, so a typical two-storey eaves line (about 5 m) throws a shadow of roughly 6.8 m. In December the sun is only about 13° up and shadows stretch much further. Drawn for a garden facing north, where it matters most.

What happens next in Failsworth

The steps for neighbours in Failsworth are: free appraisal, a meeting with the owners, heads of terms, signed agreements, one planning application, then completion and payment of each owner’s share. Setting up a group takes longer than a single plot, and timing depends on the owners, the lenders and the council, so we give ranges rather than promises.

  1. 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.

  2. 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.

  3. One planning application

    We prepare and submit a single application for the whole site, with one shared access and a layout designed around all the existing homes. The council decides it, and nobody can promise the result.

  4. 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

  • The owner of the access garden will live beside a shared road, which is why that garden often receives an extra share.
  • Tax depends on each owner’s circumstances, so each should take advice from a tax adviser.
  • Every owner’s mortgage lender, title and covenants have to be dealt with, and one problem can hold up everyone.

Failsworth: questions to ask

What if one neighbour in Failsworth 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 Failsworth?

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.

Who gets more if one garden in Failsworth 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.

Will Oldham Metropolitan Borough Council prefer a combined scheme to single plots in Failsworth?

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.

Other options in Failsworth

Combine neighbours’ gardens near Failsworth

Find out what your garden could become

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