- Nation
- Wales
- National planning policy
- Planning Policy Wales
- Planning authorities
- 4
- County town
- Carmarthen
Before you start in Dyfed
Surveys can set the timetable for a conditional sale more than the council does. A garden plot in Dyfed may need a tree survey, a preliminary ecology check, sometimes bat or reptile surveys, and a drainage strategy, because the new home will require approval from the SuDS Approval Body (SAB) before building starts. Some ecology work can only be done at certain times of year, which is why the long-stop date should allow for it. We plan the surveys at the outset, fund them as part of the application, and share the results with you.
Planning authorities covering Dyfed include Carmarthenshire County Council, Ceredigion County Council, Pembrokeshire County Council, Pembrokeshire Coast National Park Authority.
How it works
Free plot appraisal
We check your title, access, planning history and local policy from our desk, then talk it through with you. If a new home looks realistic, we visit the garden and tell you which route we think suits it best.
Heads of terms
We set out the price or price formula, what counts as satisfactory permission, the long-stop date, how any planning costs are treated and who pays which fees. You see all of it before instructing a solicitor.
Exchange of conditional contracts
Both solicitors agree the contract and the plan of the plot. On exchange, both sides are bound, subject to the planning condition, and our contract is noted on your title so the plot can’t be sold elsewhere.
Planning application
We commission the surveys, prepare the drawings, seek pre-application advice where useful and submit the application, normally at our cost. You see the plans before they go in, and the council makes the decision.
Completion, or you keep your land
Once a satisfactory permission is granted and any challenge period has passed, the sale completes within the agreed time and the plot gets its own title. If permission is refused and the contract ends, the land stays yours.
Subject to planning in towns across Dyfed
- Llanelli
- Ammanford
- Aberystwyth
- Carmarthen
- Haverfordwest
- Milford Haven
- Pembroke Dock
- Burry Port
- Cardigan
- St Davids
Questions about subject to planning in Dyfed
What is a long-stop date on a sale subject to planning in Dyfed?
It is the last date by which a satisfactory planning permission must be granted. If none arrives by then, the contract ends and you keep your land. It is agreed at the start and should allow time for surveys, one application and, where sensible, a resubmission or appeal.
Is a sale subject to planning legally binding in Dyfed?
Yes, once contracts are exchanged. Both sides are committed to complete if a satisfactory permission is granted by the long-stop date. Before exchange, heads of terms aren’t binding, and either side can walk away. Your own solicitor should review the contract before you sign.
Which councils decide applications for garden plots in Dyfed?
Each address falls under one local planning authority, and in Dyfed the authorities include Carmarthenshire County Council, Ceredigion County Council, Pembrokeshire County Council and Pembrokeshire Coast National Park Authority. Every one of them works to its own LDP alongside PPW, and some add guidance specifically on garden development, so we shape each scheme around the policies of the council that will judge it.
Which council decides planning for a garden plot in Dyfed?
The council for your address decides. The planning authorities covering Dyfed include Carmarthenshire County Council, Ceredigion County Council, Pembrokeshire County Council and Pembrokeshire Coast National Park Authority. Each judges applications against its own LDP and Planning Policy Wales (PPW), together with its design guidance. We prepare and submit the application and deal with the council’s questions, but the decision is always the council’s, never ours.