Backland Development
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Sell your garden plot subject to planning in Woking

A sale subject to planning sits halfway between selling your Woking garden plot outright and waiting to see what happens. It commits us from exchange, so you aren’t left with an offer that can quietly fade, but it doesn’t move any land until Woking Borough Council has granted permission.

We’re a new brand within the S&K Group, so we won’t claim a long track record. What we can offer is a contract you can read, a price set before the decision, and a scheme designed carefully around the council’s Local Plan. Your own solicitor checks everything before you sign.

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Site plan and house elevation drawings on a kitchen table with the back garden beyond the window
Planning authority
Woking Borough Council
Postcodes
GU21, GU22, KT14
Noon sun, 21 March
About 39°
Shadow from a 5 m eaves line
About 6.2 m
Planning plan
Local Plan
County
Surrey

How it plays out in Woking

Overshadowing is one of the first things a planning officer checks on a garden scheme. In Woking, the spring equinox sun reaches only about 39° at midday, which means a 5 m eaves line lays down a shadow around 6.2 m long. Come the shortest day, the sun climbs no higher than roughly 15° 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 Woking Borough Council to approve. Sometimes that means a lower roof or a home set further back.

Section showing noon sun and shadows in Woking: about 39 degrees on 21 March and 15 degrees on 21 December21 m21 Mar, noon: sun 39°, shadow 6.2 m21 Dec, noon: sun 15°, shadow 18.4 mExistingNew home
This section is worked out for the latitude of Woking: around 39° 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.

How we’d take it forward in Woking

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. 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.

  3. 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.

  4. 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.

Worth checking early

  • The definition of satisfactory permission and the long-stop date decide how certain the sale really is; read both closely.
  • You wait for a planning decision, and possibly an appeal, before you are paid.
  • Once contracts are exchanged you are committed to sell if a satisfactory permission is granted.

Your questions, answered for Woking

Is a sale subject to planning in Woking 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.

Do I keep my garden in Woking 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.

Will my neighbours in Woking be told about the application?

Yes. Woking Borough 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.

Can I still use my garden in Woking 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.

Other options in Woking

Subject to planning near Woking

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