Backland Development
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Sell your garden plot subject to planning in Caernarfon

Planning is the biggest unknown on any garden plot in Caernarfon, and a conditional contract is a way of sharing it fairly. We take on the cost and work of the application, normally funding it ourselves. You take on the wait. If the council approves a scheme that meets the agreed definition, we complete at the agreed price; if it doesn’t, you still own the land.

That balance suits plots where a sensible scheme is visible from the start. It suits less well where access is doubtful or a neighbour’s land is needed, and we’ll tell you if yours falls into that group.

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Site plan and house elevation drawings on a kitchen table with the back garden beyond the window
Planning authority
Gwynedd Council
Postcodes
LL55
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 Caernarfon

Neighbours in LL55 will receive notice of any application on your plot, and some will comment. Gwynedd Council weighs those comments against planning policy rather than counting them, but a scheme that answers obvious worries about privacy, light and traffic before they are raised usually fares better.

Because you will still be living next door, we agree with you how and when neighbours hear about the plans. Some sellers prefer to speak to adjoining owners themselves before the application goes in; others leave it to the formal notice.

Section showing noon sun and shadows in Caernarfon: about 37 degrees on 21 March and 13 degrees on 21 December21 m21 Mar, noon: sun 37°, shadow 6.7 m21 Dec, noon: sun 13°, shadow 21.0 mExistingNew home
Noon sun in Caernarfon on 21 March sits about 37° above the horizon, so a typical two-storey eaves line (about 5 m) throws a shadow of roughly 6.7 m. In December the sun is only about 13° up and shadows stretch much further. Drawn for a garden facing north, where it matters most.

From first call to decision

Getting started takes one message: your address and a rough sketch or description of the land you have in mind. From that we pull the title, look at the planning background and ring you with our view. If a conditional sale looks sensible, we come out to see the garden. Heads of terms follow, and your solicitor reviews them before anything is signed.

  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.
  • The definition of satisfactory permission and the long-stop date decide how certain the sale really is; read both closely.
  • Once contracts are exchanged you are committed to sell if a satisfactory permission is granted.

Caernarfon: questions to ask

What if I want to sell my Caernarfon 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.

Will my neighbours in Caernarfon be told about the application?

Yes. Gwynedd 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.

Do I keep my garden in Caernarfon if planning is refused?

Yes. Nothing is transferred until a satisfactory permission is granted, so a refusal leaves the land in your ownership. Depending on the contract, we may revise the scheme and reapply, or appeal, before the long-stop date. If that doesn’t succeed, the contract ends and our notice comes off your title.

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

That is Gwynedd 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.

Other options in Caernarfon

Subject to planning near Caernarfon

Find out what your garden could become

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