Sell Garden Land and Backland in Cornwall

Selling land around Cornwall

We cover 10 places across Cornwall: Truro is the main one, alongside St Austell, Bude and Helston. If your land is near a boundary, we also cover Devon, Somerset and Bristol.

Around Cornwall we look at infill gaps along existing streets, small holdings and pony paddocks and land behind street frontages. In England, where Cornwall sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).

A postcode and a rough boundary are enough for us to start a free appraisal of land near Cornwall.

Why work with Land to Homes in Cornwall

Option and promotion routes

If the plot needs planning first, an option or promotion agreement lets us fund the application. On both, we pay your reasonable legal fees, with the amount agreed up front in the heads of terms.

Neighbour impact assessed

Councils look at overlooking, loss of light, noise from a new drive and whether the plot is in keeping with the area. We assess these early, because they are common reasons for refusal.

Your retained house matters

Selling part of a garden changes the house you keep: outside space, parking, privacy and value. We look at any scheme from your side as well as from the buyer's.

Covenants and title

Older titles often include restrictive covenants limiting building. Depending on the nation and the facts, a release, indemnity insurance or an application to modify the covenant may be possible.

Planning in Cornwall: the English rules

Land with no planning permission can still be sold. Around Cornwall, the usual routes in England are a direct sale, an option agreement or a promotion agreement, where the planning work is funded for you and the land is sold once consent is granted. Outline planning permission settles the principle, with reserved matters approved later. Section 106 obligations, the Community Infrastructure Levy where charged and biodiversity net gain all affect what a site is worth, so independent advice matters.

In England, the NPPF excludes private residential gardens in built-up areas from its definition of previously developed land, and many Local Plans have specific garden development policies. Recent changes exempt many very small sites from biodiversity net gain, subject to conditions. Restrictive covenants can be modified or discharged by the Upper Tribunal (Lands Chamber).

Key rules in Cornwall
National planning policy	National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance
Local planning document	Local Plan
Who decides applications	The local planning authority, usually the district, borough, city or unitary council (or a national park authority)
In-principle consent	Outline planning permission, with reserved matters approved later
Land transaction tax (paid by the buyer)	Stamp Duty Land Tax (SDLT)
Land registration	HM Land Registry
How a sale becomes binding	A land sale becomes legally binding on exchange of contracts and finishes on completion, after which the buyer registers the title with HM Land Registry.
Developer contributions	Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it

Your questions answered for Cornwall

What if my title has a covenant against building?

A restrictive covenant can prevent or limit new homes even when planning permission is granted. Options include negotiating a release with whoever benefits from it, indemnity insurance where enforcement looks unlikely, or applying to the relevant tribunal to modify or discharge it. Take legal advice early, because it affects any buyer.

Can I sell part of my garden to a developer?

Yes, if the land can support a new home with safe access and acceptable impact on neighbours. The land is split from your title and sold with rights of way and services set out in the transfer. If your house is mortgaged, your lender will need to consent and release the part being sold.

Will selling part of my garden affect the value of my house?

It can. A smaller garden, a new drive alongside your home or a new neighbour closer to your boundary may reduce its value, even though the sale brings in money. A local estate agent can advise on the effect on your house, so you can weigh the two together before deciding.

How wide does an access drive need to be for a new house?

There is no single figure for the whole UK. The local highway authority's design guidance sets widths for private drives, passing places and visibility at the junction, and building regulations cover access for fire service vehicles. We check the standards your council applies before estimating what a plot could take.

Do you work with landowners in Cornwall?

We do. We work with landowners across Cornwall, including Bude, Bodmin and Launceston. Send us a postcode and we will start with a free, no-obligation appraisal of what the land could take.