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Combine back gardens with your neighbours in Ashford, Kent

A shared access road is often what makes backland homes possible in Ashford. Instead of several narrow drives, one properly designed road with good visibility at the pavement can serve every new home on the combined land, keep cars further from existing windows and give bin lorries and emergency vehicles the room they need.

The household providing that access gives up the most, so an equalisation agreement usually gives them an extra agreed share. Every owner keeps their house and an agreed garden, and the planning application to Ashford Borough Council covers the whole site at once rather than plot by plot.

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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
Ashford Borough Council
Postcodes
TN23, TN24
Noon sun, 21 March
About 39°
Shadow from a 5 m eaves line
About 6.2 m
Planning plan
Local Plan
County
Kent

Ashford, Kent: light, access and policy

Overlooking decides many garden schemes in Ashford. With the noon sun at about 39° in late March, when a 5 m eaves line casts shade around 6.2 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. Ashford Borough Council’s own guide decides.

Section showing noon sun and shadows in Ashford: about 39 degrees on 21 March and 15 degrees on 21 December21 m21 Mar, noon: sun 39°, shadow 6.2 m21 Dec, noon: sun 15°, shadow 18.1 mExistingNew home
Noon sun in Ashford on 21 March sits about 39° above the horizon, so a typical two-storey eaves line (about 5 m) throws a shadow of roughly 6.2 m. In December the sun is only about 15° up and shadows stretch much further. Drawn for a garden facing north, where it matters most.

The next steps, locally

The steps for neighbours in Ashford 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. 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.

  4. 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.

Worth checking early

  • If the garden providing the access drops out before signing, the whole scheme may not work.
  • The owner of the access garden will live beside a shared road, which is why that garden often receives an extra share.
  • Planning is still the council’s decision; a combined scheme is often stronger, but it can still be refused.

Questions about garden plots in Ashford, Kent

Can neighbours in Ashford 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. Ashford Borough Council decides any planning application on its merits.

Do we each need a solicitor for a combined scheme in Ashford?

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.

Will Ashford Borough Council prefer a combined scheme to single plots in Ashford?

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 Ashford 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.

Other options in Ashford

Combine neighbours’ gardens near Ashford

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