- Planning authority
- Dover District Council
- Postcodes
- CT14
- Noon sun, 21 March
- About 39°
- Shadow from a 5 m eaves line
- About 6.2 m
- Planning plan
- Local Plan
- County
- Kent
The local picture in Deal
Before we suggest a combined scheme for homes in CT14, we read what the council’s Local Plan says about garden land, design and parking, and we look at past decisions on similar sites nearby. Those tell us how the council has treated backland schemes before.
If policy points against building behind the houses, combining gardens won’t change that, and we’ll say so. If it supports well-designed schemes with proper access, a combined site is often the best way to meet that standard.
The next steps, locally
Nothing happens without every owner’s agreement. If you’re in Deal and think the gardens on your side of the street could work together, call us or use the form. We’ll look at the land first, tell you plainly whether it’s worth pursuing, and only then discuss approaching the other owners, with your say-so and in the way you prefer.
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.
Meet the neighbours
We meet the owners together or separately, explain how the scheme and the routes work, and answer questions. We don’t approach your neighbours without your agreement, and nobody is committed at this stage.
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.
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
- Tax depends on each owner’s circumstances, so each should take advice from a tax adviser.
- The owner of the access garden will live beside a shared road, which is why that garden often receives an extra share.
- Several owners have to agree, so a combined scheme usually takes longer to set up than a single plot.
Your questions, answered for Deal
Does each Deal 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.
Will Dover District Council prefer a combined scheme to single plots in Deal?
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 Deal 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 Deal?
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.
Other options in Deal
- Joint venture on your garden plot
- Build a new home in your garden
- Large rear gardens
- Build a home for family in your garden
- Planning promotion for your garden plot
- Sell subject to planning