WHAT IS BACKLAND DEVELOPMENT?
Planning and development of land behind existing homes
Backland development generally refers to development on land located behind existing buildings, often within large rear gardens or other land that does not have a conventional frontage onto a public road.
A typical example might involve constructing one or more new homes behind an existing house, with access provided by a driveway running alongside or between existing properties.
Backland sites can provide valuable opportunities for new housing, particularly where land is underused and development can make efficient use of an existing residential location.
However, they can also present particular planning and design challenges.
Access, neighbouring properties, privacy, local character and the relationship between new and existing homes can all determine whether a backland development is likely to be acceptable.
WHAT IS AN EXAMPLE OF BACKLAND DEVELOPMENT?
Imagine a row of houses with unusually long rear gardens.
One homeowner owns a garden extending substantially further behind the house than is necessary for normal residential use.
Part of that garden could potentially be separated to create a new building plot.
The existing house would remain at the front of the site, while a new home would be constructed behind it.
Access might be provided along the side of the original property.
That would be a typical example of residential backland development.
Larger sites can sometimes accommodate several homes rather than a single dwelling.
IS BACKLAND DEVELOPMENT THE SAME AS INFILL DEVELOPMENT?
They are related, but they are not necessarily the same.
Infill development usually involves development within a gap in an existing built-up area.
For example, a house constructed within a wide gap between two existing homes might be described as infill development.
Backland development generally sits behind an established frontage rather than filling a conventional gap within it.
Some sites may display characteristics of both.
The distinction itself is less important than understanding how the proposed development relates to the established pattern of development around the site.
DOES BACKLAND DEVELOPMENT NEED VEHICLE ACCESS?
Access is often one of the most important considerations for a backland site.
Unlike a conventional building plot, land behind existing houses may not have direct access to a road.
A new access might therefore need to pass beside an existing house or between two properties.
The suitability of that access can depend on factors including:
Width
Visibility
Pedestrian safety
Vehicle movements
Turning
Parking
Refuse collection
Emergency access
Ownership and rights of access
The appropriate solution will depend partly on the number and type of homes proposed.
An arrangement that works for a single dwelling may not necessarily be suitable for several houses.
DOES THE ACCESS HAVE TO BE A CERTAIN WIDTH?
There is no single access width that can be applied to every backland development.
What is appropriate depends on the site, the number of dwellings being served, the type of access proposed and relevant local requirements.
A narrow access may potentially serve a limited development in some circumstances, while a larger scheme may require a substantially different arrangement.
The width of the access is also only part of the assessment.
Visibility, pedestrian movement, turning, servicing and the relationship with neighbouring properties can be equally important.
It is therefore better to assess the access as part of the overall development proposal rather than relying on a single measurement.
CAN MY NEIGHBOUR STOP BACKLAND DEVELOPMENT?
Neighbours are entitled to comment on a planning application, but an objection does not automatically prevent planning permission being granted.
The planning authority will consider whether the issues raised are relevant to the planning merits of the proposal.
Backland development can create particular concerns because a new home may be positioned close to existing rear gardens.
Potential issues include:
Overlooking
Loss of privacy
Outlook
Daylight and sunlight
Noise
Vehicle movements
Headlights
The position and height of the new building
These relationships should be considered from the beginning of the design process.
Sometimes relatively simple design decisions — such as changing building orientation, window positions or building height — can significantly improve the relationship between properties.
DOES BACKLAND DEVELOPMENT NEED TO MATCH EXISTING HOUSES?
Not necessarily.
A new home does not always need to replicate the architecture of the houses fronting the street.
In fact, a backland site can have a different physical character because it sits within a different part of the urban or village grain.
However, the development should still respond appropriately to its context.
The planning authority may consider matters such as:
Building height
Scale
Massing
Materials
Landscape
Plot arrangement
Existing development patterns
A well-designed contemporary home can sometimes provide a more appropriate response than trying to reproduce the form of a conventional street-fronting house on a very different site.
DOES EXISTING BACKLAND DEVELOPMENT NEARBY HELP?
Potentially.
Existing development can be useful when understanding the character and development pattern of an area.
If neighbouring streets contain established houses behind the original frontage, this may demonstrate that backland development already forms part of the local context.
Recent planning permissions can also provide useful evidence about how the local planning authority has approached similar sites.
However, every site is different.
A neighbouring planning permission does not automatically mean another proposal will be approved.
Differences in access, trees, neighbouring relationships, site dimensions or planning policy can lead to different outcomes.
Planning history is therefore useful evidence, but it needs to be interpreted rather than simply copied.
HOW MANY HOUSES CAN BE BUILT ON A BACKLAND SITE?
That depends on the site's development capacity.
A smaller rear garden might potentially accommodate one additional house.
A much larger site could potentially accommodate several.
The number of homes should be tested against:
Access
Site dimensions
Local character
Building scale
Private amenity space
Parking
Neighbouring properties
Trees
Landscaping
Drainage
Ecology
Other constraints
As with other forms of development, the maximum number of buildings that can physically fit is not necessarily the strongest planning or commercial proposition.
CAN I DEVELOP SEVERAL NEIGHBOURING GARDENS TOGETHER?
Potentially, and this can sometimes create a very different opportunity.
Several adjoining long gardens may collectively provide enough land for a more coherent residential development.
Combining land can potentially improve:
Access
Site layout
Development capacity
Landscaping
Parking
Relationships between new homes
However, assembling several ownerships introduces additional legal and commercial considerations.
Landowners considering this type of arrangement should obtain appropriate professional and legal advice before entering agreements with neighbouring owners, developers or promoters.
DO TREES AFFECT BACKLAND DEVELOPMENT?
They frequently can.
Large rear gardens often contain mature trees and established landscaping.
Trees may constrain where new buildings, access roads and drainage can be positioned.
They may also contribute significantly to the character of an area.
Where important trees are present, understanding their implications early can be particularly valuable.
Designing a scheme first and commissioning tree information afterwards can result in substantial redesign if the initial layout depends on areas that cannot realistically be developed.
WHAT ABOUT ECOLOGY AND BIODIVERSITY?
Established gardens can contain habitats including mature trees, hedges, ponds, grassland and older buildings.
Ecological considerations can therefore influence the layout and design of a backland development.
The implications will vary significantly between sites.
The important point is to identify potentially significant ecological constraints early enough for them to inform the development strategy.
IS BACKLAND DEVELOPMENT HARDER TO GET PLANNING PERMISSION FOR?
It can be more complicated than a straightforward street-fronting building plot because there are often more relationships and constraints to resolve.
But backland development is not inherently unacceptable.
The strength of the planning case will depend on the particular site.
A well-designed proposal with suitable access and good relationships with neighbouring properties may represent an entirely appropriate form of development.
Conversely, a large garden does not automatically justify development if the proposal would cause significant harm or conflict with the established character of the area.
HOW SHOULD I APPROACH A BACKLAND DEVELOPMENT SITE?
It is usually worth establishing the fundamentals before commissioning detailed architectural work.
A sensible sequence might be:
1. Review the planning position
Establish whether residential development appears realistic in principle.
2. Review planning history
Look at the site and relevant nearby decisions.
3. Assess access
Determine whether the land can realistically be served.
4. Identify constraints
Consider neighbours, trees, ecology, drainage, flood risk and other relevant issues.
5. Test development capacity
Explore what form and number of homes could appropriately fit.
6. Develop the planning strategy
Decide whether further feasibility work, pre-application engagement or a planning application is the appropriate next step.
This allows expenditure to increase as confidence in the development opportunity increases.
SWAP VIEW
With backland development, the access and the house cannot sensibly be designed independently.
The development needs to work as a complete piece of planning and architecture.
We would normally begin by understanding three relationships:
the site and the wider pattern of development
the proposed homes and existing neighbours
the development and the route used to access it
Once those relationships work, the architectural opportunity often becomes much clearer.
The best backland schemes do not simply put houses into spare garden space. They create a coherent new place that responds to the particular characteristics of land that sits behind the established street.
HAVE LAND BEHIND YOUR HOUSE?
If you have a large rear garden or other land behind existing properties, SWAP can assess whether it may represent a backland development opportunity.
We can review the planning context, planning history, access and site constraints and consider what form and scale of development might realistically be achievable.
Send us the property address, a plan if you have one, and a brief description of the land and access.