Backland Development
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Combine back gardens with your neighbours in Bangor

Helping neighbours in Bangor combine their gardens is one of the routes offered by Backland Development, a new brand within the S&K Group. It suits streets where the land behind the houses is generous but access is limited, and where the neighbours would rather share one good scheme than compete with several poor ones.

We appraise the combined land, meet the owners if they want us to, and set out the routes: a sale, a sale subject to planning, an option, promotion or a joint venture. The collaboration agreement then ties it all together, and each owner’s solicitor checks it before anyone signs.

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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
Gwynedd Council
Postcodes
LL57
Noon sun, 21 March
About 37°
Shadow from a 5 m eaves line
About 6.7 m
Planning plan
LDP
County
Gwynedd

How it plays out in Bangor

A combined site in Bangor goes to Gwynedd 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.

Section showing noon sun and shadows in Bangor: about 37 degrees on 21 March and 13 degrees on 21 December21 m21 Mar, noon: sun 37°, shadow 6.7 m21 Dec, noon: sun 13°, shadow 21.1 mExistingNew home
Noon sun in Bangor on 21 March sits about 37° above the horizon, so a typical two-storey eaves line (about 5 m) throws a shadow of roughly 6.7 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.

How we’d take it forward in Bangor

To start, send us the addresses of the gardens involved in Bangor, 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.

  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. 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.

  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

  • Every owner’s mortgage lender, title and covenants have to be dealt with, and one problem can hold up everyone.
  • Planning is still the council’s decision; a combined scheme is often stronger, but it can still be refused.
  • If the garden providing the access drops out before signing, the whole scheme may not work.

Questions about garden plots in Bangor

Will Gwynedd Council prefer a combined scheme to single plots in Bangor?

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 Development Plan (LDP), and the decision is the council’s. We test the layout against its policies before applying.

Who gets more if one garden in Bangor 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.

Who pays for planning on combined gardens in Bangor?

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.

Does each Bangor owner keep their own house and garden?

Yes. Each owner keeps their house and an agreed garden for it. Only the land behind is transferred, as a transfer of part at HM Land Registry. New boundaries and fencing for each house are agreed as part of the design.

Other options in Bangor

Combine neighbours’ gardens near Bangor

Find out what your garden could become

Free garden plot appraisal. No cost, no obligation, and a straight answer if it won’t work.

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