Sell Garden Land and Backland in Tonbridge
Garden land and backland in Tonbridge means plots taken from large gardens or land sitting behind existing houses, often with no road frontage of its own. It can take one home or a small group, but only if there is safe access and the new homes would not harm neighbours' privacy or the character of the street. We assess both first.
Tonbridge · TN9Free site appraisal
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- Free site appraisalNo cost, no obligation
- Legal fees coveredReasonable fees, on options and promotion
- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Selling land around Tonbridge
About 12 miles south-west of Maidstone, Tonbridge is part of our Kent coverage, centred on postcode district TN9. Sevenoaks is the closest neighbouring place we cover, at about 6 miles, followed by Crowborough and Maidstone. Within England, Tonbridge falls in the South East region.
Typical sites we review near Tonbridge include paddocks on the edge of Tonbridge, infill gaps along existing streets and small holdings and pony paddocks. In England, where Tonbridge 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 Tonbridge.
What you get in Tonbridge
Access comes first
Most garden schemes stand or fall on access. The drive must be wide enough for cars, refuse collection and emergency vehicles, with safe visibility at the road, under the highway authority's design guidance.
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.
Neighbours can combine
Where several gardens adjoin, a joint scheme with one shared access is often more workable than separate plots. A collaboration agreement can share proceeds fairly between the owners involved.
Mortgage lender consent
If your house is mortgaged, the lender's charge usually covers the whole garden. You will normally need the lender to release the part being sold, which your solicitor arranges as part of the sale.
Planning and land rules in Tonbridge
Whether a field or large garden could take homes depends mostly on the council's Local Plan and national policy. Under the National Planning Policy Framework, plans define settlement boundaries, and land just outside Tonbridge may still come forward if it is allocated, previously developed or meets evidenced unmet housing need. Smaller housing schemes can also use Permission in Principle, an England-only route that settles location, use and amount first. Our free appraisal explains which route suits your land.
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).
| Who decides applications | The local planning authority, usually the district, borough, city or unitary council (or a national park authority) |
|---|---|
| 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. |
Your questions answered for Tonbridge
Should I team up with my neighbours to sell garden land?
Often it helps. Several gardens together can support a better-planned scheme with one shared access, which councils tend to prefer to separate plots. A collaboration agreement sets out how proceeds are shared, usually by area, so no one loses out because of where the access road happens to go.
Do I pay Capital Gains Tax when I sell garden land?
Possibly. Private Residence Relief can cover part of a garden in some circumstances, but the size of the garden and the order and timing of sales can affect it. Selling the garden after you have sold the house, for example, may change the position. Speak to an accountant before agreeing terms.
What is backland development?
Backland development means building homes on land behind an existing row of houses, usually reached by a new access running between them. Many councils have specific policy on it, focused on access, privacy, the character of the area and avoiding piecemeal schemes that would block a better-planned layout later.
What is tandem development?
Tandem development is a new house placed directly behind an existing one, sharing or running alongside the same access. Councils often resist it because of noise and disturbance from cars passing the front house and overlooking between the two. A wider plot with its own access is usually viewed more positively.
Is Tonbridge an area you cover for land?
Yes, we cover land in Tonbridge and elsewhere in Kent, including Canterbury, Swanley and Deal. Where a site suits us we can buy it directly, or set up an option or promotion agreement. On promotion there is nothing to pay upfront.
Read more: Sell Garden Land and Backland · Guide: Overage and clawback: how they work when you sell land