- Planning authority
- Carmarthenshire County Council
- Postcodes
- SA31
- Noon sun, 21 March
- About 38°
- Shadow from a 5 m eaves line
- About 6.4 m
- Planning plan
- LDP
- County
- Dyfed
The local picture in Carmarthen
Garden plots vary enormously, from long, straight gardens to wide corner plots, so for a garden in SA31 the first visit is about measuring rather than guessing. We record the plot’s depth and width, the route from the road, levels, trees and the neighbouring windows that face it.
Those measurements decide how the conditional contract is drafted. They feed the price formula, set what counts as a satisfactory permission and show how much time the long-stop date needs. They also give Carmarthenshire County Council a scheme grounded in the real site rather than an outline on a map.
From first call to decision
Here is what to expect in Carmarthen. First a phone call, then a desk check of the title and the council’s Local Development Plan (LDP), then a visit if the plot looks promising. If we both want to go ahead, heads of terms set out what we would agree, without obligation, before solicitors draft the conditional contract. The appraisal costs nothing.
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.
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.
Worth checking early
- The plot can’t be sold to anyone else while the contract runs, even if another offer comes along.
- You wait for a planning decision, and possibly an appeal, before you are paid.
- Capital Gains Tax timing on a conditional sale can differ from an ordinary sale; take advice from a tax adviser.
Carmarthen: questions to ask
Is a sale subject to planning in Carmarthen better than an option?
It depends on the plot. A conditional sale binds both sides from exchange and suits a single plot with a clear scheme. An option gives us a right to buy rather than an obligation, and suits plots where the outcome is less certain or the timescale is longer. We’ll recommend one after the appraisal.
How long might a sale subject to planning take in Carmarthen?
It usually runs for months, sometimes longer. Exchange often takes a few months; surveys and drawings take a few more; and the Planning Portal says most applications are decided within eight weeks of being valid, though garden schemes can take longer. The long-stop date sets the outer limit, agreed with you at the start.
Do I pay for the planning application on my Carmarthen garden plot?
We normally fund the planning application, including surveys and drawings. Any recovery of those costs is agreed in heads of terms before you sign, for example as a deduction from the price at completion. You see the full position before instructing a solicitor, so there are no surprises later.
Will my neighbours in Carmarthen be told about the application?
Yes. Carmarthenshire County Council publicises applications through letters to neighbours, a site notice, or both, depending on its practice. Neighbours can comment, and the council weighs their views against planning policy. You can choose whether to speak to adjoining owners before the application goes in, and we’ll fit in with what you prefer.
Other options in Carmarthen
- Tandem and landlocked plots
- Bungalows on large plots
- Garden plot option agreement
- Sell part of your garden
- Garage courts and yards
- Combine gardens with your neighbours