- Nation
- England
- National planning policy
- NPPF
- Planning authorities
- 5
- City
- Leeds
How councils in West Yorkshire look at it
Surveys can set the timetable for a conditional sale more than the council does. A garden plot in West Yorkshire may need a tree survey, a preliminary ecology check, sometimes bat or reptile surveys, and a drainage strategy, because the new home will require a drainage plan the council will want to see. Some ecology work can only be done at certain times of year, which is why the long-stop date should allow for it. We plan the surveys at the outset, fund them as part of the application, and share the results with you.
Planning authorities covering West Yorkshire include Calderdale Metropolitan Borough Council, City of Bradford Metropolitan District Council, Kirklees Council, Leeds City Council, Wakefield Council.
How it works
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.
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.
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.
Subject to planning in towns across West Yorkshire
- Leeds
- Bradford
- Huddersfield
- Wakefield
- Halifax
- Dewsbury
- Morley
- Keighley
- Castleford
- Pontefract
- Batley
- Yeadon
- Brighouse
- Shipley
- Cleckheaton
- Pudsey
- Ossett
- Guiseley
- Normanton
- Rothwell
- Liversedge
- Horsforth
- South Elmsall
- Mirfield
- Heckmondwike
- Bingley
- Kippax
- Baildon
- Elland
Questions about subject to planning in West Yorkshire
Which councils decide applications for garden plots in West Yorkshire?
Each address falls under one local planning authority, and in West Yorkshire the authorities include Calderdale Metropolitan Borough Council, City of Bradford Metropolitan District Council, Kirklees Council, Leeds City Council and Wakefield Council. Every one of them works to its own Local Plan alongside the NPPF, and some add guidance specifically on garden development, so we shape each scheme around the policies of the council that will judge it.
Do you buy garden plots subject to planning in West Yorkshire?
Yes. Where a plot in West Yorkshire has a realistic chance of permission, we can agree a conditional contract: price fixed now, completion only once a satisfactory permission is granted. We normally fund the application. If it is refused and the contract ends, you keep your land.
How is the price set on a conditional sale in West Yorkshire?
Either as a fixed figure or as a formula linked to the permission granted, for example the number or size of homes allowed. Many formulas include a minimum price. Any cost recovery is written into heads of terms before you sign, so you see the full calculation from the outset.
Can you build a new home in my garden in West Yorkshire for me to keep?
Yes. Through our design and build route we survey your plot, design a new home with you, apply for planning and, once permission is granted, build it. You keep the land and the new home, to sell, let or use for family. You get a written quote after design and survey, and any earlier guide price is a guide only.