- Planning authority
- Leeds City Council
- Postcodes
- LS25, WF10
- Noon sun, 21 March
- About 36°
- Shadow from a 5 m eaves line
- About 6.8 m
- Planning plan
- Local Plan
- County
- West Yorkshire
What the council will look at in Kippax
Garden plots vary enormously, from long, straight gardens to wide corner plots, so for a garden in LS25 and WF10 the first visit is about measuring rather than guessing. We record the plot’s depth and width, the route from the road, levels, trees and the neighbouring windows that face it.
Those measurements decide how the conditional contract is drafted. They feed the price formula, set what counts as a satisfactory permission and show how much time the long-stop date needs. They also give Leeds City Council a scheme grounded in the real site rather than an outline on a map.
The next steps, locally
Here is what to expect in Kippax. First a phone call, then a desk check of the title and the council’s Local Plan, then a visit if the plot looks promising. If we both want to go ahead, heads of terms set out what we would agree, without obligation, before solicitors draft the conditional contract. The appraisal costs nothing.
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.
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
- Once contracts are exchanged you are committed to sell if a satisfactory permission is granted.
- 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.
Kippax: questions to ask
How long might a sale subject to planning take in Kippax?
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.
Will my neighbours in Kippax be told about the application?
Yes. Leeds City 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 Kippax 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.
Do I keep my garden in Kippax 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 Kippax
- Plot feasibility and design
- Planning promotion for your garden plot
- Tandem and landlocked plots
- Bungalows on large plots
- Sell part of your garden
- Corner and side plots