- Planning authority
- Rhondda Cynon Taf County Borough Council
- Postcodes
- CF37
- Noon sun, 21 March
- About 38°
- Shadow from a 5 m eaves line
- About 6.3 m
- Planning plan
- LDP
- County
- Mid Glamorgan
What the council will look at in Pontypridd
Garden plots rarely sit alone. Where several long gardens run side by side, whether in Pontypridd, in nearby Nelson, Llantrisant and Treharris or anywhere else, a scheme across two or three of them can be much stronger than one squeezed into a single plot.
Options are a common way to bring those gardens together. Each owner grants an option on their own land, and an agreement between the owners can share the outcome fairly, even though only one garden provides the access. Rhondda Cynon Taf County Borough Council would then consider one well-planned scheme instead of several piecemeal ones.
How we’d take it forward in Pontypridd
After your enquiry, we carry out the free appraisal and compare an option with an outright sale and a conditional contract for your plot. If you choose the option, your solicitor reviews the agreement before signing, and once it is in place we start the planning work, share the drawings before submission and keep you updated.
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.
Planning work
We commission surveys, design the scheme and apply for planning, keeping you updated and showing you the drawings before submission. The council decides; if it refuses, the agreement sets out whether we revise, reapply or appeal.
Worth checking early
- Deductions agreed at the start, such as planning costs, reduce what you receive, so check them closely.
- Your plot is tied up for the option period and can’t be sold to anyone else meanwhile.
- We have the right to buy, not a duty, so a sale isn’t certain even after a long wait.
Pontypridd: questions to ask
Could my neighbours in Pontypridd 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 Rhondda Cynon Taf County Borough Council is more likely to approve.
Do I pay Land Transaction Tax (LTT) if you exercise an option over my Pontypridd 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.
Who decides planning on an option plot in Pontypridd?
The decision belongs to Rhondda Cynon Taf 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.
How long would an option on my Pontypridd 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.
Other options in Pontypridd
- Tandem and landlocked plots
- Joint venture on your garden plot
- Build a new home in your garden
- Build a home for family in your garden
- Combine gardens with your neighbours
- Bungalows on large plots