- Planning authority
- Caerphilly County Borough Council
- Postcodes
- CF81
- Noon sun, 21 March
- About 38°
- Shadow from a 5 m eaves line
- About 6.3 m
- Planning plan
- LDP
- County
- Gwent
What the council will look at in Bargoed
Every application Caerphilly County Borough Council decides goes on its public planning register, and a refusal stays there. That record doesn’t stop a later application, but the next scheme has to answer the reasons given. It is one reason we prepare a garden plot in Bargoed carefully before submitting: measured survey, access check, separation distances, trees and drainage.
We also check the planning history of your house and the gardens near it, and what the council’s Local Development Plan (LDP) says about garden land. Past decisions on nearby plots are often the best guide to what the council will accept.
The next steps, locally
From first call to completion, a promotion in Bargoed runs in clear stages: free appraisal, heads of terms, agreement, planning application, marketing and sale. You decide at the points that matter most, signing the agreement, setting the minimum price and approving the buyer. Timing depends on the council’s workload, any extra reports it asks for and the buyer’s solicitors, so we give a realistic range rather than a promise.
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.
Heads of terms
We set out the deal in writing: the term, how our fee works, the cap on planning costs we can recover, the minimum price, the marketing approach and the cap on your reasonable legal fees that we cover.
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
- You’ll live next to whatever is built, so the layout, windows and new boundary affect your house too.
- On a single small plot, fixed costs and our fee take a bigger share of the sale price than on a larger site.
- The plot’s price isn’t known until it’s marketed with permission; it depends on location, size, access and the permission itself.
Questions about garden plots in Bargoed
Can you look at my garden in Bargoed 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 Bargoed?
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.
How long does planning promotion take for a garden in Bargoed?
It usually takes longer than a straight sale. Design and surveys often take a few months, then Caerphilly County 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 neighbours in Bargoed combine gardens for a planning promotion?
Yes, and promotion often works better that way. Adjoining gardens can share one access and allow a better layout. Each owner keeps their house, signs an agreement setting out how proceeds are shared, and takes advice from their own solicitor. We can appraise the combined land as one site first.
Other options in Bargoed
- Garage courts and yards
- Bungalows on large plots
- Plot feasibility and design
- Tandem and landlocked plots
- Sell subject to planning
- Planning permission for a garden plot