Backland Development
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Sell your garden plot subject to planning in Newport, Shropshire

Why not simply apply for planning on your Newport garden first and sell afterwards? You can, but it means paying for surveys, drawings and fees yourself, with no buyer committed while you wait. On a sale subject to planning, we do that work and normally carry the cost, and the price is fixed before the council decides.

You still get a say. You see the drawings before submission, and the contract can fix points that matter to you, such as where windows face, how high the new home can be, or who builds the new boundary fence.

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Site plan and house elevation drawings on a kitchen table with the back garden beyond the window
Planning authority
Telford and Wrekin Council
Postcodes
TF10
Noon sun, 21 March
About 37°
Shadow from a 5 m eaves line
About 6.6 m
Planning plan
Local Plan
County
Shropshire

What the council will look at in Newport, Shropshire

Overshadowing is one of the first things a planning officer checks on a garden scheme. In Newport, the spring equinox sun reaches only about 37° at midday, which means a 5 m eaves line lays down a shadow around 6.6 m long. Come the shortest day, the sun climbs no higher than roughly 14° and the shade stretches far beyond that.

We model those shadows when we design the scheme, because a home that keeps light off your windows and the neighbours’ gardens is easier for Telford and Wrekin Council to approve. Sometimes that means a lower roof or a home set further back.

Section showing noon sun and shadows in Newport: about 37 degrees on 21 March and 14 degrees on 21 December21 m21 Mar, noon: sun 37°, shadow 6.6 m21 Dec, noon: sun 14°, shadow 20.4 mExistingNew home
This section is worked out for the latitude of Newport: around 37° of sun at midday in late March and about 14° 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.

The next steps, locally

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.
  • Capital Gains Tax timing on a conditional sale can differ from an ordinary sale; take advice from a tax adviser.
  • The definition of satisfactory permission and the long-stop date decide how certain the sale really is; read both closely.

Your questions, answered for Newport, Shropshire

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

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.

Can I still use my garden in Newport while the contract runs?

Yes. The plot stays yours until completion, so you carry on using it as garden. The contract will ask you not to build on it, fell trees or grant new rights over it without agreement, and to allow surveyors in from time to time, by arrangement. Your solicitor will point out anything specific.

What if I want to sell my Newport 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.

Do I keep my garden in Newport 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.

Other options in Newport

Subject to planning near Newport

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