- Nation
- England
- National planning policy
- NPPF
- Planning authorities
- 1
- County town
- Oakham
Getting it right in Rutland
Some neighbours in Rutland already know which garden could provide the access, perhaps a wide side plot, a corner house or a garage that could come down. Others don’t. Either way, we start by mapping the possible routes in, the width each offers and the effect on the homes either side, because the access decides how many gardens can join and how the value will need to be shared between them.
Planning authorities covering Rutland include Rutland County Council.
How it works
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.
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.
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.
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.
Combine neighbours’ gardens in towns across Rutland
Questions about combine neighbours’ gardens in Rutland
Is a shared access road allowed on garden schemes in Rutland?
Shared access roads are common on backland schemes, but each council judges width, visibility and the effect on neighbours. The scheme must also allow for fire engine access (or other measures, often sprinklers, agreed with building control and the fire service where a fire engine can’t get close enough), and bins have to be collected within a sensible distance. We check access first at every appraisal.
How is value shared between neighbours in Rutland?
Through equalisation in a collaboration agreement. Shares are often based on the land each owner contributes, adjusted by agreement, with an extra amount for the garden providing the access. The method is fixed before planning so nobody gains or loses because of where the road goes.
Which councils decide combined garden schemes in Rutland?
The local planning authority for the address decides, and the authorities serving Rutland include Rutland County Council. Each applies the National Planning Policy Framework (NPPF) with its own Local Plan. A combined site goes in as one application to whichever council covers the land.
Do you buy garden plots in Rutland?
Yes. We buy suitable garden plots across Rutland directly, with or without planning permission, always subject to survey, title and contract. We also offer sales subject to planning, options, planning promotion and joint ventures. Which route fits depends on your plot, so the starting point is a free, no-obligation appraisal.