Backland Development
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Planning promotion for garden plots in St Asaph

If you own a long or wide garden in St Asaph, planning promotion lets you have the plot sold with planning permission without paying for the application yourself. We fund the surveys, drawings and planning fees, the plot is marketed once permission is granted, and our capped costs and fee come out of the sale proceeds.

You keep your house and approve the buyer. Nothing is paid upfront, and if no sale with planning happens, you owe us nothing for planning. We cover your reasonable legal fees for the agreement up to a cap set in the heads of terms, so your own solicitor can check everything from the start.

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White architectural model of a house at the front of a plot with two new homes at the end of the garden
Planning authority
Denbighshire County Council
Postcodes
LL17
Noon sun, 21 March
About 37°
Shadow from a 5 m eaves line
About 6.7 m
Planning plan
LDP
County
Clwyd

How it plays out in St Asaph

Shadow and distance are often why a combined site in St Asaph works better than a single garden. With the sun at about 37° at noon in late March, the shadow from a 5 m eaves line reaches roughly 6.7 m, so a home squeezed into one narrow garden can end up too close to the houses it backs onto.

Joining gardens with neighbours lets new homes sit towards the middle of a wider site, away from existing windows, with one shared access. Promotion suits that kind of scheme, because planning costs are spread across more land and the site is sold as one well-planned whole. Denbighshire County Council still makes the decision.

Section showing noon sun and shadows in St Asaph: about 37 degrees on 21 March and 13 degrees on 21 December21 m21 Mar, noon: sun 37°, shadow 6.7 m21 Dec, noon: sun 13°, shadow 21.1 mExistingNew home
Noon sun in St Asaph on 21 March sits about 37° above the horizon, so a typical two-storey eaves line (about 5 m) throws a shadow of roughly 6.7 m. In December the sun is only about 13° up and shadows stretch much further. Drawn for a garden facing north, where it matters most.

What happens next in St Asaph

Nothing is signed until you’ve seen the heads of terms and taken advice. Call us or use the form with your St Asaph address, a rough idea of where the garden runs, and whether neighbours might join in. We’ll check the title, access and planning history first, then tell you plainly whether promotion, a sale subject to planning or another route suits your plot.

  1. Free plot appraisal

    We check your title plan, access, the surrounding gardens and the policies in the council’s Local Development Plan (LDP) as a desktop exercise, then talk it through with you. If it looks viable, we visit. No cost and no obligation.

  2. Agreement signed

    Your solicitor and ours turn the heads of terms into a promotion agreement. It’s usually protected by an entry on your title, and if your house is mortgaged, your lender is asked to consent early.

  3. We apply for planning

    We commission the surveys and drawings, take pre-application advice where it helps, submit the application and deal with the council’s questions. You pay nothing at this stage, and the decision is the council’s.

  4. Marketing and sale

    With permission granted, the plot is marketed as the agreement sets out. You see the offers and approve the buyer, and the plot can’t be sold below the minimum price without your written consent.

Worth checking early

  • Promotion takes longer than a straight sale: planning, then marketing, then completion, and each stage can run on.
  • The plot’s price isn’t known until it’s marketed with permission; it depends on location, size, access and the permission itself.
  • You’ll live next to whatever is built, so the layout, windows and new boundary affect your house too.

Questions about garden plots in St Asaph

Who decides a planning application for a garden plot in St Asaph?

Denbighshire County Council decides it, using the council’s Local Development Plan (LDP) and national policy in PPW. Nobody can promise the outcome. Under promotion we prepare and submit the application at our cost and deal with the council’s questions, but the decision is the council’s, and it can grant, refuse or ask for changes.

Do I pay anything upfront for planning promotion in St Asaph?

No. We fund the surveys, drawings and planning fees. Those costs are recovered from the sale proceeds, within a cap set in the heads of terms, only if a sale with planning happens. Your reasonable legal fees for the agreement are also covered up to an agreed cap.

Does a mortgage on my St Asaph home stop a planning promotion?

No, but your lender has to be involved. The lender’s charge covers the garden, so it must agree to release the plot before it’s sold, and some lenders want to approve the promotion agreement too. We raise this at the start so it doesn’t delay a sale later.

Can you look at my garden in St Asaph before I commit to anything?

Yes. The plot appraisal is free and carries no obligation. We start with a desktop check of your title, access and the planning policies that apply, then talk it through with you. If the plot looks viable, we arrange a site visit before any heads of terms are drafted.

Other options in St Asaph

Planning promotion near St Asaph

Find out what your garden could become

Free garden plot appraisal. No cost, no obligation, and a straight answer if it won’t work.

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