- Planning authority
- Neath Port Talbot County Borough Council
- Postcodes
- SA11
- Noon sun, 21 March
- About 38°
- Shadow from a 5 m eaves line
- About 6.3 m
- Planning plan
- LDP
- County
- West Glamorgan
Before you decide in Neath
Back gardens in SA11, as anywhere, tend to be divided by fences, hedges and the odd tree, and a combined scheme has to work with all of them. Old boundary hedges may be habitat worth keeping, and mature trees may need an assessment before anything is designed.
We map these features across all the gardens at once, so the layout keeps what matters and the application to Neath Port Talbot County Borough Council shows how trees and wildlife have been considered. Doing it across the whole site is simpler and cheaper than doing it garden by garden.
The next steps, locally
Nothing happens without every owner’s agreement. If you’re in Neath 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
- The owner of the access garden will live beside a shared road, which is why that garden often receives an extra share.
- If the garden providing the access drops out before signing, the whole scheme may not work.
- Planning is still the council’s decision; a combined scheme is often stronger, but it can still be refused.
Questions about garden plots in Neath
What if one neighbour in Neath 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.
How many neighbours in Neath need to take part?
As few as two can be enough. What matters is that the gardens taking part make a workable site and that one of them provides access to the road. We tell you which gardens are essential and which would simply improve the scheme.
Who gets more if one garden in Neath 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 Neath?
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 Neath
- Planning permission for a garden plot
- Sell subject to planning
- Joint venture on your garden plot
- Garden plot option agreement
- Plot feasibility and design
- Bungalows on large plots