- Planning authority
- Breckland Council
- Postcodes
- IP24
- Noon sun, 21 March
- About 38°
- Shadow from a 5 m eaves line
- About 6.5 m
- Planning plan
- Local Plan
- County
- Norfolk
Before you decide in Thetford
On many backland plots, access matters more than size. A long garden in Thetford may have no route to the road wide enough for cars, bins and emergency vehicles, and Breckland Council will look closely at the effect of a new drive on the homes either side of it.
For homes in IP24 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.
How we’d take it forward in Thetford
The first step for a Thetford 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 Breckland 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.
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.
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.
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
- On a single small plot, fixed costs and our fee take a bigger share of the sale price than on a larger site.
- You’ll live next to whatever is built, so the layout, windows and new boundary affect your house too.
- Promotion takes longer than a straight sale: planning, then marketing, then completion, and each stage can run on.
Your questions, answered for Thetford
What happens if planning is refused for my garden in Thetford?
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.
Do I pay anything upfront for planning promotion in Thetford?
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 Thetford?
It usually takes longer than a straight sale. Design and surveys often take a few months, then Breckland 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.
Is planning promotion available for a single garden in Thetford?
Yes, if the plot is suitable, though promotion is more usual on larger sites. On one modest garden, the fixed costs of planning, legal work and marketing take a bigger share of the sale. After the free appraisal we’ll tell you whether promotion, a sale subject to planning or an option suits your garden best.
Other options in Thetford
- Combine gardens with your neighbours
- Large rear gardens
- Plot feasibility and design
- Garden plot option agreement
- Sell part of your garden
- Garage courts and yards