- Planning authority
- Conwy County Borough Council
- Postcodes
- LL28, LL29
- Noon sun, 21 March
- About 37°
- Shadow from a 5 m eaves line
- About 6.7 m
- Planning plan
- LDP
- County
- Clwyd
What shapes a plot in Colwyn Bay
Light can decide the size of the scheme an option leads to. Take the figures for Colwyn Bay: a midday sun of about 37° in late March means a wall rising 5 m to the eaves shades roughly 6.7 m of ground behind it, and with the December sun near 13°, that shade grows considerably.
Those figures help explain why a plot that could take two homes in one layout might take only one in another. Under a price formula, that difference flows through to the price, which is one reason options suit plots where the outcome is open.
How we’d take it forward in Colwyn Bay
Here is what happens in Colwyn Bay. A conversation first, then a desk check, then a visit if the plot looks promising. We put proposed terms in writing, without obligation, and you take advice on them with your legal fees covered within the agreed cap. Nothing is binding until you sign the option agreement itself, and the appraisal costs nothing.
Free plot appraisal
We look at your title, the access, the planning history and the policies that apply, then tell you honestly whether an option, an outright sale or a conditional contract fits your plot best. It costs you nothing.
Heads of terms
We set out the option period, the price formula and minimum price, any option fee, our planning obligations and the cap on your reasonable legal fees, which we cover. Nothing is binding at this stage.
Sign the option
Your solicitor and ours agree the option agreement and the plan of the plot. Once it is signed, the option is noted on your title, and you carry on living in your house and using the garden as normal.
Exercise or lapse
If an acceptable permission is granted, we serve notice, the price is fixed by the formula and the sale completes in the agreed time. If not, the option lapses, the entry comes off your title and the land stays yours.
Worth checking early
- With a market value formula, the final price isn’t known until the option is exercised.
- Your plot is tied up for the option period and can’t be sold to anyone else meanwhile.
- Options have their own Capital Gains Tax treatment, so take advice from a tax adviser before signing.
Your questions, answered for Colwyn Bay
Do I pay Land Transaction Tax (LTT) if you exercise an option over my Colwyn Bay plot?
No. Land Transaction Tax (LTT) is paid by the buyer of land, so any amount due on completion falls to us. As the seller, you may have Capital Gains Tax to consider, and options have their own rules on timing, so take advice from a tax adviser before signing.
How long would an option on my Colwyn Bay garden last?
The period is agreed at the start and should match the planning task: long enough for surveys, an application and, where sensible, a revised scheme or appeal, but no longer. On a single garden it is usually much shorter than on farmland. Any extension should be tied to specific events.
Could my neighbours in Colwyn Bay be part of the same option scheme?
Yes. Where neighbouring gardens together would make a better scheme, each owner can grant an option on their own land, and an agreement between the owners can share the outcome fairly. It needs careful drafting and everyone’s agreement, and it often produces a scheme Conwy County Borough Council is more likely to approve.
Who decides planning on an option plot in Colwyn Bay?
The decision belongs to Conwy County Borough Council, which will weigh the scheme against the council’s Local Development Plan (LDP) and Planning Policy Wales (PPW). Our job during the option period is to put in the strongest application the plot allows and answer the council’s questions. The agreement sets out what happens if permission is refused.
Other options in Colwyn Bay
- Sell part of your garden
- Garage courts and yards
- Combine gardens with your neighbours
- Corner and side plots
- Bungalows on large plots
- Build a new home in your garden