Architecture and Masterplanning in Tottenham
Before land in Tottenham can go for planning, someone has to show how many homes fit and how they will look. We start with a capacity study, then develop a masterplan that respects neighbours, trees, levels and drainage. The design is tested for cost and buildability at every stage, so what gets approved is something that can actually be built.
Tottenham · N17Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
Prefer to talk? Call 0800 088 6248.
- 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
Planning and building around Tottenham
Tottenham sits about 7 miles north of London in Greater London, in the N17 postcode district. Nearby, we also cover Edmonton, Wood Green and Walthamstow, all within 2 miles. Tottenham is in the London region of England.
Projects we can take on around Tottenham include schemes that need redesigning to work, fields that need a masterplan before an application and sites that need a fresh planning strategy. Planning in Tottenham follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.
If you have a site near Tottenham that is stuck, a short call is the best place to start.
Why work with Land to Homes in Tottenham
Masterplans for larger sites
Streets, open space, landscaping, play areas and phasing set out in one coherent plan, with room for homes for sale, rent and affordable tenures.
Capacity studies
We test several layouts to show what a site could realistically take, allowing for access, open space, drainage and the separation distances councils expect between homes.
House types that suit the place
Homes designed to reflect local materials, scale and character, with layouts people want to live in, rather than a standard pattern book dropped onto the site.
Clear plans for landowners
We explain drawings in plain terms, so you can see how your land would be used, where the access runs and what land might be left over.
The English system, as it applies in Tottenham
Land with no planning permission can still be sold. Around Tottenham, 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 National Planning Policy Framework places strong weight on well-designed places, and the National Design Guide and National Model Design Code shape what councils expect. Many councils have adopted local design codes. Most applications must also deliver biodiversity net gain, which affects how much of a site is set aside for habitat.
| In-principle consent | Outline planning permission, with reserved matters approved later |
|---|---|
| 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 |
Questions about Architecture and Masterplanning in Tottenham
How many homes could my land take?
It depends on the size and shape of the site, the access, the character of the area, the open space and drainage the scheme needs, and local planning policy on density. Sites of the same size can have very different capacities. A capacity study is the reliable way to answer the question, and our free site appraisal gives an indicative figure.
What is a design code?
A design code is a set of simple, measurable design rules for an area or a site, covering matters such as building heights, materials, street widths and green space. In England, councils are encouraged to produce design codes, guided by the National Model Design Code. Wales, Scotland and Northern Ireland use design guides and placemaking policies to similar effect.
What is a masterplan?
A masterplan is a drawing and supporting document that shows how a larger site will be laid out: where the homes, roads, footpaths, open space and drainage go, and how the site will be built in phases. It gives the council and the community a clear picture of the scheme before detailed designs are prepared for each phase.
How do you make new homes fit in with existing streets?
We study the scale, materials, building lines and spaces of the surrounding area and design homes and streets that respond to them. On a village edge that might mean lower density and more landscaping; in a town, homes that follow the existing street pattern. Early talks with planning officers and neighbours help shape the design.
Do you take on planning and building work in Tottenham?
Yes, on sites we buy, option, promote or develop in partnership in Tottenham and elsewhere in Greater London, including Barnes, Woodford Green and Heston. We do not take on planning or building work for third parties as a consultancy.
Read more: Architecture and Masterplanning · Guide: Planning permission explained for landowners