- Planning authority
- Gwynedd Council
- Postcodes
- LL57
- Noon sun, 21 March
- About 37°
- Shadow from a 5 m eaves line
- About 6.7 m
- Planning plan
- LDP
- County
- Gwynedd
How it plays out in Bethesda
At noon on 21 March the sun over Bethesda sits about 37° above the horizon, so a two-storey eaves line around 5 m high casts a shadow of roughly 6.7 m. By 21 December, with the sun at about 13°, that shadow is far longer. Gwynedd Council will weigh how a new home affects daylight and sunlight to your house and the gardens next door.
Under promotion we test this before applying, because a refusal on overshadowing costs time even though it doesn’t cost you money. Moving the new home, lowering the eaves or turning the roof can make the difference.
What happens next in Bethesda
Nothing is signed until you’ve seen the heads of terms and taken advice. Call us or use the form with your Bethesda 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.
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.
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.
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 can’t sell the plot to anyone else while the agreement runs, so the term length matters.
- Promotion takes longer than a straight sale: planning, then marketing, then completion, and each stage can run on.
Your questions, answered for Bethesda
Does a mortgage on my Bethesda 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.
How long does planning promotion take for a garden in Bethesda?
It usually takes longer than a straight sale. Design and surveys often take a few months, then Gwynedd 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.
What happens if planning is refused for my garden in Bethesda?
You keep your land and owe nothing for planning, because our costs are only recovered from a sale with planning. Within the term we may revise the scheme and reapply, or appeal if the grounds are strong. If there’s no realistic route to permission, the agreement ends.
Who decides a planning application for a garden plot in Bethesda?
Gwynedd 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.
Other options in Bethesda
- Garden plot option agreement
- Plot feasibility and design
- Sell subject to planning
- Planning permission for a garden plot
- Corner and side plots
- Tandem and landlocked plots