GARDEN & INFILL DEVELOPMENT
Could part of your property become a development opportunity?
Large gardens, side gardens, gaps between existing houses and land behind residential properties can sometimes provide opportunities for new homes.
Garden development, infill development and backland development can range from a single new dwelling beside an existing house to several homes on a larger residential plot.
Whether development is likely to be acceptable depends on much more than simply having enough space to fit another house. Planning policy, the character of the area, access, neighbouring properties, trees, ecology and the proposed design can all influence what may realistically be achievable.
SWAP helps homeowners, landowners and developers understand the development potential of gardens and residential land, establish what might be possible and identify the most appropriate planning and design strategy.
CAN I BUILD A HOUSE IN MY GARDEN?
Potentially.
Large gardens can sometimes accommodate an additional dwelling, either beside an existing house or within part of a rear garden.
There is no single minimum garden size that determines whether development is possible. The planning authority will consider whether the proposal responds appropriately to the site and its surroundings.
Important considerations can include:
The size and shape of the garden
The character of surrounding development
Access
Neighbouring properties
Privacy and overlooking
Parking
Trees and landscaping
Ecology
The amount of garden retained by the existing house
A site therefore needs to be considered as a whole rather than simply asking whether there is physically enough room for another building.
WHAT IS INFILL DEVELOPMENT?
Infill development generally involves building within a gap in an otherwise developed area.
This could include a new house between existing properties, development within a wide side garden or the use of another underused piece of land within an established residential area.
Infill sites can sometimes present good development opportunities because they sit within an existing pattern of buildings and may already have direct access to a road and nearby services.
However, the proposed development will still need to respond appropriately to its surroundings.
Building lines, plot widths, spacing, height, scale and the relationship with neighbouring properties can all influence what may be acceptable.
WHAT IS BACKLAND DEVELOPMENT?
Backland development generally involves building on land behind existing properties rather than directly fronting the street.
Large rear gardens can sometimes provide opportunities for this type of development.
Access is often one of the most important considerations.
A new driveway may need to pass alongside or between existing houses, which can raise questions about access width, vehicle movements, noise, visibility and the relationship with neighbouring properties.
The character of the area is also important.
Where backland development already forms part of the established pattern of development, further development may fit more naturally into the local context. Other sites may require a more sensitive approach.
WHAT CAN AFFECT GARDEN AND INFILL DEVELOPMENT?
A number of factors can determine whether a residential plot represents a realistic development opportunity.
Character and local context
The size, position and spacing of surrounding buildings can influence the form and scale of new development.
Access
Suitable vehicle and pedestrian access can be critical, particularly for land behind existing houses.
Neighbouring properties
Privacy, overlooking, outlook, daylight, noise and the general relationship between existing and proposed homes need careful consideration.
Trees and landscaping
Mature or protected trees can significantly influence the developable area of a garden.
Ecology and biodiversity
Established gardens can contain valuable habitats, trees and hedgerows that need to be considered as part of a development proposal.
Parking and movement
Parking, turning and vehicle access can consume a significant proportion of smaller sites and need to be considered early.
Flood risk and drainage
Surface-water drainage and other sources of flood risk can affect even relatively small residential development sites.
These issues do not necessarily prevent development, but they can influence how much of the site can realistically be developed and what form that development should take.
HOW MANY HOUSES COULD I BUILD?
There is no standard calculation based simply on the size of the garden.
A large residential plot might accommodate one additional dwelling, several houses or, in some circumstances, a different form of residential development.
Development capacity depends on matters including:
Site dimensions
Access
Surrounding density
House types
Building heights
Gardens and amenity space
Parking
Neighbouring properties
Trees
Drainage
Other site constraints
Trying to achieve the maximum possible number of homes is not always the strongest planning or development strategy.
An initial capacity or feasibility assessment can help establish what might realistically be achievable before detailed design work begins.
GARDEN & INFILL DEVELOPMENT GUIDES
Can I Build a House in My Garden?
Understand whether part of a residential garden could become a building plot and the planning considerations that can determine whether another home is possible.
Can I Build Two Houses in My Garden?
Find out how site size, access, neighbouring properties, parking and local character affect whether a larger garden could accommodate two or more homes.
What Is Backland Development?
A guide to developing land behind existing houses, including access, neighbouring amenity, local character and planning considerations.
What Is Infill Development?
Understand how gaps between existing buildings, side gardens and other underused residential land can provide opportunities for new housing.
Can I Sell Part of My Garden as a Building Plot?
What to consider before separating and selling part of your garden for development, including planning permission and establishing the value of the opportunity.
Should I Get Planning Permission Before Selling Part of My Garden?
Understand whether establishing planning permission before selling garden land could reduce uncertainty and increase its potential value.
SHOULD I APPLY FOR PLANNING PERMISSION STRAIGHT AWAY?
Not necessarily.
One of the most common mistakes is to start designing a detailed house before establishing whether the underlying development opportunity is realistic.
For an uncertain site, it can be more sensible to understand the planning position, access and principal constraints first.
An initial assessment might establish:
Is residential development acceptable in principle?
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What part of the garden could realistically be developed?
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Could suitable access be provided?
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How would development relate to neighbouring homes?
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What form and scale of development might be appropriate?
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What is the most proportionate planning route?
Once these questions are understood, further expenditure on design and technical work can be targeted more effectively.
THINKING ABOUT DEVELOPING PART OF YOUR GARDEN?
If you have a large garden, side plot, gap between buildings or land behind an existing property, SWAP can help assess its development potential.
Our approach combines planning, architecture and development experience, allowing us to consider whether development may be possible, what might realistically fit and the most appropriate route towards planning permission.
Send us the property address, a plan if you have one, and a brief description of the land you're considering.