Backland development: an investor and developer guide

Want to know about adding new buildings on land behind your existing property, like a back or side garden? WindsorPatania are UK-wide architects and we’ve helped many clients take advantage of the excess space on their plots.

In this article, you’ll learn what backland development is and how to unlock your plot’s full potential.

Backland and infill development: what are they?

Infill sites are the small gaps between existing buildings along a street. Think of gaps in rows in country villages or of unused side plots and service yards on some city centre streets.

Backland developments follow the same principle except it means building on land behind existing properties. This is often a back garden or unused space like old garages, rear yards, or overgrown plots that have no street frontage.

Policy key issues towards backland and infill developments

In around 2010, there were concerns about “rear garden grabbing” that led to tighter rules. People worried about losing green space in rear gardens. Now, the approach is different.

The National Planning Policy Framework encourages backland development, which is designed to support housing needs . The government sees this as a way of building new housing on small sites within existing towns and villages. The focus now is on good design rather than blocking all such developments.

Some councils use backland schemes to help meet housing targets without building on open countryside, often collaborating with local authorities . Examples include Croydon, Solihull and Hounslow. In London, the London Plan (Policy H2) supports more homes on small sites. This is especially so in well-connected areas with higher public transport accessibility.

Private gardens aren’t classed as “previously developed land” anymore. That means they don’t get the same planning support as brownfield sites. So, any backland or garden scheme must fit the local character and avoid harming neighbours’ privacy, access, or light.

What are the advantages of building in your back garden?

For homeowners with a large garden, backland projects offer a number of benefits like:

Property value increase: A successful backland scheme can boost the total value of your plot.
Seperate property: You can build a home for your family, rent it out, or move into it yourself and sell your own home when the time is right.
Revenue raising: You could sell your new development on the open market, at auction or to a local investor.

You already own the land. There’s no need for a costly site search. So, your backland site might be more valuable than you think. The first step is gaining planning permission.

Planning permission for your backland development

There are a number of assessments your project will need to pass before you can build behind your existing house.

Access requirements and physical constraints

Securing adequate access is often the biggest challenge for backland sites. Long, narrow drives that look disconnected from the street often struggle for approval. Your access route must feel like a natural part of the local layout.

Before moving forward, check the following minimum requirements:

Width and surface: Aim for around 3.7-4m width (check with your local authority). The drive must have a hard surface that can take regular car and service vehicle use.
Visibility: Sightlines at the junction must meet Manual for Streets and local highway safety standards.
Emergency service access: Fire engines and ambulances must be able to reach the property. The access route should meet Approved Document B, which sets a minimum of 3.7 m width for fire access.
Waste collection: Bin stores must be within 25 metres of the road. Residents should not have to wheel bins more than 30 metres to a collection point. If your plot sits further back, you’ll need a bin store near the public highway. Avoid long reversing for refuse vehicles and provide a turning head where needed.
Services: You must be able to connect to water, drainage, and electricity. If these run under neighbouring land, you may need wayleaves or written agreements.

Leave space from a plant or utility room. This will help with connecting existing services between the new home and the mains. This means you won’t have to run long cables or pipework over your driveway or garden.

If space is tight, you could join forces with your neighbours. For example, let’s say your garden backs onto two other gardens. You could combine parts of your land to create a wider, shared drive, a new entrance and space for bin storage and turning.

Councils are cautious about approving long driveways that connect a new home behind your existing home. That’s because the drive is often too tight for cars and fire engines. There may also be an issue about not matching the layout of nearby homes.

Design standards and local character

Your new development needs to respect the existing developments in the surroundings .

Many local design guides say backland development should be lower in height and smaller in scale than houses facing the street. This stops the new property from dominating the area.

Privacy is a concern. Standards are set locally. Many councils want a minimum of 21-22 metres between facing habitable-room windows. That would mean a kitchen or a lounge window rather than a bathroom or hallway. This protects both inhabitants of the proposed dwelling and neighbours from overlooking.

Garden size matters. Garden space standards are also set locally with many expecting around 10–11 m rear garden depth for houses. If the garden in your new build leaves your existing dwelling with a tiny garden, the council may refuse planning permission.

Existing trees can make or break your planning application. Councils must protect mature trees that add to the local context and character. You may need to design around them. Use BS 5837 root protection zones guidance to set clear buffer distances. This will help you avoid damaging tree roots during construction.

Your development proposal will need to meet the Nationally Described Space Standard internally. Many councils like Camden and Richmond set external amenity locally. Extra rules can apply in conservation areas so check the local plan or speak to a planning officer early on.

Managing the planning application process

As the vast majority of backland developments are in predominantly residential areas, expect a high level of scrutiny as they create new housing opportunities . It’s a good idea to get pre-application advice from the local authority for complex backland sites.

The key issues planning officers will examine include:

Surrounding property impact: Loss of privacy through overlooking, loss of light, noise, and disturbance.
Access and parking: Highway safety, parking spaces, and safe manoeuvring of vehicles.
Ecological impacts: How you protect existing trees and wildlife and manage drainage and flood risk.
Design quality: How well your materials and style match neighbouring properties.

Include as much detail as you can in your Design and Access Statement (where required) or a Planning/Design Statement.

WindsorPatania Architects: backland developments including self builds

If the land around your property has development potential and you’d like to explore your options, contact WindsorPatania. We have a track record of 97% success with local council property planning and licensing. We’ve assisted clients at every stage with over 200 councils on everything from site feasibility and design strategy to completing the planning application form.

We offer end-to-end architecture services on all build projects, including: