- Planning authority
- High Peak Borough Council
- Postcodes
- SK12, SK22
- Noon sun, 21 March
- About 37°
- Shadow from a 5 m eaves line
- About 6.7 m
- Planning plan
- Local Plan
- County
- Derbyshire
New Mills: light, access and policy
On many backland plots, access matters more than size. A long garden in New Mills may have no route to the road wide enough for cars, bins and emergency vehicles, and High Peak Borough Council will look closely at the effect of a new drive on the homes either side of it.
For homes in SK12 and SK22 we look at access first: the width beside the house, visibility at the pavement, and whether a strip of land owned by someone else sits in the way. If access only works by joining with a neighbour, we’ll say so, and promoting the combined site may be the better route.
What happens next in New Mills
The first step for a New Mills garden is a conversation and a desktop check, at no cost. We then send written heads of terms covering the term, minimum price, cost cap and fee. Once the agreement is signed, we commission surveys and drawings, take pre-application advice from High Peak Borough Council where it helps, and submit the application. Marketing starts only after permission is granted.
Free plot appraisal
We check your title plan, access, the surrounding gardens and the policies in the council’s Local Plan as a desktop exercise, then talk it through with you. If it looks viable, we visit. No cost and no obligation.
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.
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.
Completion and payout
On completion, sale costs, our capped planning costs and our fee come out of the proceeds in the order the agreement sets. The balance is paid to you through your solicitor.
Worth checking early
- Planning may be refused. You keep your land and owe nothing for planning, but the months spent can’t be given back.
- You’ll live next to whatever is built, so the layout, windows and new boundary affect your house too.
- You can’t sell the plot to anyone else while the agreement runs, so the term length matters.
Questions about garden plots in New Mills
Who decides a planning application for a garden plot in New Mills?
High Peak Borough Council decides it, using the council’s Local Plan and national policy in the NPPF. 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.
How long does planning promotion take for a garden in New Mills?
It usually takes longer than a straight sale. Design and surveys often take a few months, then High Peak Borough Council needs time to decide, and marketing and conveyancing follow. The council’s workload, extra reports and any appeal drive the timing, so we give a realistic range after the appraisal.
Can you look at my garden in New Mills 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.
Do I pay anything upfront for planning promotion in New Mills?
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.
Other options in New Mills
- Corner and side plots
- Joint venture on your garden plot
- Garage courts and yards
- Build a new home in your garden
- Combine gardens with your neighbours
- Tandem and landlocked plots