Backland Development
0800 088 6248Free to call Free plot appraisal

Sell your garden plot subject to planning in Caerphilly

Here is the shape of a conditional garden plot sale in Caerphilly. Heads of terms come first, setting out the price, the scheme we have in mind and the long-stop date. Solicitors then prepare the contract, and on exchange our interest is noted on your title. We apply to Caerphilly County Borough Council, and completion follows a satisfactory permission.

Each stage has its own pace. The whole thing usually runs for months rather than weeks, mostly because of surveys and the council’s decision period. Nothing about it is rushed, and nothing is promised that depends on the council.

Get a free appraisalCheck my garden
Site plan and house elevation drawings on a kitchen table with the back garden beyond the window
Planning authority
Caerphilly County Borough Council
Postcodes
CF83
Noon sun, 21 March
About 38°
Shadow from a 5 m eaves line
About 6.3 m
Planning plan
LDP
County
Gwent

Caerphilly: light, access and policy

Caerphilly County Borough Council judges every application against the council’s Local Development Plan (LDP), and a conditional contract is only as good as the planning case behind it. So before agreeing terms on a garden in Caerphilly, we read the policies on homes in gardens, any guidance on parking and privacy distances, and the council’s recent decisions on similar plots. That tells us what kind of scheme stands the best chance and how long the long-stop date ought to be. If the policies point firmly against a new home, we won’t suggest a conditional sale at all.

Section showing noon sun and shadows in Caerphilly: about 38 degrees on 21 March and 15 degrees on 21 December21 m21 Mar, noon: sun 38°, shadow 6.3 m21 Dec, noon: sun 15°, shadow 18.7 mExistingNew home
This section is worked out for the latitude of Caerphilly: around 38° of sun at midday in late March and about 15° at midwinter. It shows why the gap between your house and a new home behind it is about light as well as privacy. Garden assumed to face north.

What happens next in Caerphilly

From first enquiry to exchange of contracts usually takes a few months, set mainly by the solicitors and any title questions. The planning stage then runs on its own timetable, depending on surveys and on Caerphilly County Borough Council. We keep you updated throughout, share the drawings before submission and tell you as soon as a decision is issued.

  1. 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.

  2. 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.

  3. 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.

  4. 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.
  • Once contracts are exchanged you are committed to sell if a satisfactory permission is granted.
  • Capital Gains Tax timing on a conditional sale can differ from an ordinary sale; take advice from a tax adviser.

Caerphilly: questions to ask

How long might a sale subject to planning take in Caerphilly?

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.

Who decides the planning application on a conditional sale in Caerphilly?

That is Caerphilly County Borough Council’s decision as the local planning authority, made under the council’s Local Development Plan (LDP) and Planning Policy Wales (PPW). We prepare the application, submit it and answer the council’s questions, but the outcome isn’t ours to control. That’s why the contract has a long-stop date and says what happens if permission is refused.

Do I pay for the planning application on my Caerphilly 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.

What if I want to sell my Caerphilly house during a conditional sale?

Tell us as early as you can. The conditional contract is noted on your title, so your house buyer’s solicitor will see it. The two sales can usually be arranged together, but the order matters for the legal work and possibly for Capital Gains Tax, so take advice from a tax adviser too.

Other options in Caerphilly

Subject to planning near Caerphilly

Find out what your garden could become

Free garden plot appraisal. No cost, no obligation, and a straight answer if it won’t work.

Get my free appraisal 0800 088 6248