- Planning authority
- Caerphilly County Borough Council
- Postcodes
- CF81
- Noon sun, 21 March
- About 38°
- Shadow from a 5 m eaves line
- About 6.3 m
- Planning plan
- LDP
- County
- Gwent
The local picture in Bargoed
A combined site in Bargoed goes to Caerphilly County Borough Council as one application, judged against the council’s Local Development Plan (LDP) and national policy. The council will look at the scheme as a whole: whether one access is safe, whether the layout respects the pattern of the street and gardens around it, and whether every existing home keeps enough privacy, daylight and garden.
That’s a stronger position than several separate applications for single plots, each judged on its own and each with its own drive. It isn’t a guarantee, but it gives the council a scheme it can assess fairly.
The next steps, locally
To start, send us the addresses of the gardens involved in Bargoed, 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
- Every owner’s mortgage lender, title and covenants have to be dealt with, and one problem can hold up everyone.
- Several owners have to agree, so a combined scheme usually takes longer to set up than a single plot.
- If the garden providing the access drops out before signing, the whole scheme may not work.
Bargoed: questions to ask
Do we each need a solicitor for a combined scheme in Bargoed?
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 pays for planning on combined gardens in Bargoed?
It depends on the route. On a sale subject to planning, we normally fund the application. On planning promotion, nothing is paid upfront and costs are recovered from the proceeds only if a sale with planning happens. On an outright sale, we buy the land as it stands.
What if one neighbour in Bargoed 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.
Can neighbours in Bargoed combine their back gardens for new homes?
Yes, where the gardens adjoin and there’s a workable access. Each owner keeps their house, the land behind is planned as one site, and a collaboration agreement sets out how the value is shared. Caerphilly County Borough Council decides any planning application on its merits.
Other options in Bargoed
- Build a home for family in your garden
- Large rear gardens
- Bungalows on large plots
- Sell part of your garden
- Corner and side plots
- Build a new home in your garden