Thinking about building a new house on a small site but unsure how to convince the council and address neighbour objections? You are not alone!
Across the UK, local planning policies increasingly promote urban densification, especially in well-connected areas. The demand for housing continues to rise, putting pressure on planners to prioritise brownfield development over expanding into the countryside. This has led to renewed interest in backland and infill developments, particularly in London, where policies like the London Plan support higher-density housing near transport hubs.
However, securing planning permission for a new home in a garden or underutilised plot is far from straightforward. A well-considered design and a strategic approach are essential for success and Open Volume Studio are ready to help you on your journey.
What is Backland Development? Can You Build on Your Garden?
Backland development refers to the construction of new homes on sites behind existing properties, often with no direct street frontage. These sites might include portions of rear gardens or disused spaces with side or rear access. Similarly, infill development involves building in small gaps between existing buildings, often requiring shared or private alleyway access.
Previously, backland sites were classified as “previously developed land”, making them prime candidates for new housing. However, concerns over “garden grabbing” led to stricter planning controls. Today, while councils are increasingly recognising the value of backland developments, in part thanks to the new NPPF 2024, permission is granted only when proposals demonstrate high-quality design, minimal impact on neighbours, and adherence to local planning policies.
For homeowners, the appeal of building in their garden is clear. Land ownership eliminates the need for a costly site search, and a successful application can significantly boost property value. But to get approval, you’ll need a compelling case.
Is the Tide Turning for Backland Development?
In London, the London Plan supports higher-density development in areas with strong transport links, particularly those with a Public Transport Accessibility Level (PTAL) rating of 3-6. This means that well-designed, small-scale housing developments in suburban areas should, in principle, be supported. The new NPPF 2024 calls for an increase in density across the UK and this would suggest that these sort of developments are becoming more favourable generally.
However, each local authority has its own planning rules. For instance, Bristol City Council stipulates that backland developments must be subservient in height, scale, mass and form to neighbouring buildings. In conservation areas or locations with heritage significance, additional constraints apply. This is even more difficult in a Green Belt area or an Area of Outstanding Natural Beauty (AONB).
Local planning officers will assess whether your proposal could set a precedent for further development. If it obstructs future opportunities for neighbouring land, or disrupts the character of the area, approval may be challenging.
Ultimately, demonstrating that your design enhances the local streetscape and meets planning objectives is key. A strong Design and Access Statement and investing in unique high quality design will help justify your proposal.
Key Considerations for Backland Development
Securing planning permission for backland development depends on several factors, the most important of which are location, site access, and neighbour impact.
1. Location and Planning Policy
Your proposal must align with local planning policies. Authorities such as the Greater London Authority (GLA) and local borough councils prioritise developments that:
Respect the existing character and scale of the area
Are well-integrated into the surrounding streetscape
Provide adequate access, parking, and amenity space
Do not negatively impact neighbour’s privacy, daylight, or outlook
Councils increasingly require sustainability measures, such as biodiversity enhancements and energy-efficient designs so it is important that you discuss these options. You can read more about how Open Volume Studio approaches sustainability here.
2. Site Access and Transport Links
Access is a fundamental consideration. To gain approval, your site must provide:
Safe and adequate vehicle access for emergency services
Sufficient off-street parking to avoid congestion
Pedestrian-friendly access with clear pathways
Adequate parking provisions.
Developments near strong public transport links may be favoured, particularly in London, where reduced car dependency aligns with sustainability goals. Outside of London or a zone with a good PTAL rating, parking is a very important measure in the success of a project and often the most difficult aspect to resolve with the council. Often councils will have parking targets related to the number of units that are very difficult to achieve on smaller plots without higher costs. A careful analysis of local developments will assess the risk of this.
3. Neighbour Relations and Objections
Neighbour objections can make or break a planning application. Common concerns include:
Loss of privacy due to overlooking
Overshadowing that reduces natural light
Increased traffic and noise
Some objections, such as construction noise, are not material planning considerations. However, addressing genuine concerns through thoughtful design such as high-level windows to prevent overlooking can improve your chances of success. Engaging with neighbours early in the process and showing how your development benefits the community can help mitigate resistance. I can not stress enough how important this is. You’ll never know how well connected your neighbours are until they decide to object to your project. Engaging with them to get on their good side, and to convince them of the merits of your project, is perhaps the most important and most overlooked part of the process of backland development.
Common Backland Development Site Types
Backland development opportunities vary widely. Here are the most common site types:
1. Corner Plots
Corner sites often have good road access, making them strong candidates for development. However, carefully designing the layout to maintain privacy for both the existing and new home is essential. You will also need to consider safe access on the corner to avoid blind spots and sufficient distance to the turn if you are putting in a driveway.
2. Rear Garden Plots
Many successful backland projects involve subdividing a large garden to create space for a new home. This approach is viable where sufficient amenity space remains for both properties. The particular issue here is access which can have both practical and legal implications. You need to ensure, and be able to evidence beyond any doubt, that you can provide a legal right of way to the newly subdivided land if using an existing right-of-way.
3. Side/Infill Plots
Unused side gardens or land adjacent to existing homes can be developed as extensions or separate dwellings, provided they blend with the surrounding architectural style. This is often the easiest option where space allows. The new architectural design will need to be subservient to the original building (host building) and not encroach upon the neighbour’s rights or excessively impact the architectural rhythm of the street-scape. Be careful if your new home might change the status of your neighbour’s house from detached to semi detached or terraced… they will not be pleased!
4. Garages and Internal Plots Within Blocks
Disused garages or underutilised commercial or open spaces in large residential blocks and post-war estates often present redevelopment opportunities. The Mayor of London’s Small Sites Design Code (2023) encourages the conversion of residential garages into new housing. Again, this requires good access and is often limited to single storey proposals. For both this option and the backland development option, you will need to pay particular attention to overlooking. Each council will have minimum distances between windows which can be between 7-15m or more.
Please note that the examples show in the OS Map Plans above are for site illustration purposes only and bare no influence on whether or not they are viable sites for development.
Planning Challenges and How to Overcome Them
For any backland development, addressing the following key planning considerations will strengthen your application:
1. Space and Design
Ensure the new dwelling fits within the local streetscape
Avoid designs that appear cramped or out of character
Demonstrate how the development improves the area’s aesthetics.
2. Access and Infrastructure
Provide safe, well-lit pedestrian access
Consider cycle storage and parking solutions
Address waste collection logistics to ensure compliance with council policies
3. Privacy and Outlook
Use clever window placement and landscaping to maintain privacy
Distinguish between protected outlook (important for planning) and views (which are not legally safeguarded)
4. Trees and Ecology
Identify protected trees and incorporate biodiversity measures
Commission ecological surveys if the site is home to bats, newts, or other protected species
5. Drainage and Waste Management
Ensure your site connects to adequate drainage and sewer systems
Address bin storage and collection, as councils set limits on distance for refuse collection
6. Navigating Local Politics
Proactively engage with neighbours and address concerns early
Research recent successful applications in your area to strengthen your case
Consider seeking professional planning consultancy support to maximise approval chances
How Open Volume Studio Can Help
Backland development presents exciting opportunities for homeowners and developers, but securing planning permission requires a strategic and informed approach.
At Open Volume Studio, we specialise in designing and delivering successful developments across London and the UK. Our expertise spans site analysis, planning strategy, and high-quality architectural design, ensuring your project is both feasible and well-received by planning authorities.
Whether you’re exploring a single garden plot or a multi-unit scheme, our team can guide you through the planning process, maximising your investment while enhancing the local built environment.
Thinking about a backland development? Let’s talk. You can book a FREE initial consultation right here and get access to free and heavily discounted content inside our Open Volume Studio Client Guides that will help you with every step of your journey!
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