Land and new homes in Swaffham
In Swaffham, Land to Homes works with landowners who want to sell, option or promote land for housing, and with councils and housing associations on affordable homes. We manage planning and building on the sites we take forward, and people looking for a home can register their interest.
Swaffham · PE37Free 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
Our coverage in Swaffham
Swaffham sits about 26 miles west of Norwich in Norfolk, in the PE37 postcode district. Dereham is the closest neighbouring place we cover, at about 11 miles, followed by King's Lynn and Thetford. Swaffham is part of England’s East of England region.
In and around Swaffham, the land we appraise ranges from former garage blocks and yards to backland plots with a workable access, including redundant commercial buildings. Planning in Swaffham follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.
Send us a postcode in or near PE37 and we will start with a free desktop appraisal.
Services in Swaffham
For landowners
- Sell Land for Development in Swaffham
- Sell Land with Planning Permission in Swaffham
- Sell Land Without Planning in Swaffham
- Land Option Agreements in Swaffham
- Land Promotion Agreements in Swaffham
- Landowner Joint Ventures in Swaffham
- Sell Garden Land and Backland in Swaffham
- Sell Farmland and Paddocks in Swaffham
- Sell Brownfield Land in Swaffham
- Sell an Infill Plot in Swaffham
- Land Assembly and Access in Swaffham
- Free Site Appraisal in Swaffham
- Sell a Building for Conversion in Swaffham
Planning, design and build
- Planning Permission and Strategy in Swaffham
- Architecture and Masterplanning in Swaffham
- New Home Construction in Swaffham
- Serviced Plots for Self-Build in Swaffham
New homes and housing
- New-Build Homes for Sale in Swaffham
- New Homes to Rent in Swaffham
- Affordable Housing in Swaffham
- Social Housing in Swaffham
- Council and Housing Partnerships in Swaffham
Funders and partners
Planning and land rules in Swaffham
In England, most planning applications for new homes in Swaffham are decided by the local planning authority, usually the council, using its Local Plan and the National Planning Policy Framework. Many landowners sell without planning, either outright or through an option or promotion agreement that funds the application first. Land to Homes offers a free site appraisal, pays your reasonable legal fees on option and promotion agreements, and can buy suitable sites directly, subject to survey, title and contract.
Councils and housing associations around Swaffham can bid for grant through Homes England's Social and Affordable Homes Programme, which funds Social Rent, Affordable Rent at up to 80% of market rent, and shared ownership. Landlords of the rented homes must be registered with the Regulator of Social Housing. National policy also expects local plans to set a minimum Social Rent proportion for major development. Land to Homes is ready to discuss sites, partnership and delivery.
| 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) |
| 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 |
Common questions in Swaffham
What is biodiversity net gain?
Biodiversity net gain is a requirement in England for most new developments to leave natural habitat in a measurably better state than before, assessed using a statutory metric. It can be delivered on site, off site or, as a last resort, through statutory credits. It affects how much land a scheme needs. Wales, Scotland and Northern Ireland have their own biodiversity policies.
Do you have any new homes for sale or rent?
Not yet. Land to Homes is a new venture and has no homes, plots or developments for sale or rent at the moment. You can register interest with the area and type of home you want, and we will contact you if we bring forward homes that match. We do not take reservations, fees or deposits at this stage.
What should I check before reserving any new-build home?
Check the specification, the tenure and any lease terms, estate or service charges for unadopted roads and open space, the warranty provider, the reservation terms and whether the developer is registered with the New Homes Quality Board. Instruct your own solicitor early, visit the site if you can and ask for everything important in writing.
Can Green Belt land be developed?
Green Belt is land around certain towns and cities where policy keeps land open, so new homes are normally resisted unless a local plan releases the land or there are very special circumstances. In England, recent policy changes introduced grey belt land, which can be more acceptable for development in some cases. Wales, Scotland and Northern Ireland have their own green belt policies.
Is Swaffham an area you cover for land?
Yes, we cover land in Swaffham and elsewhere in Norfolk, including Great Yarmouth, Dereham and Wymondham. 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.