Land and new homes in Thornaby-on-Tees
In Thornaby-on-Tees, 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.
Thornaby-on-Tees · TS17Free 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
Where Thornaby-on-Tees fits
Thornaby-on-Tees sits about 41 miles north of York in North Yorkshire, in the TS17 postcode district. Nearby, we also cover Stockton-on-Tees, Billingham and Middlesbrough, all within 4 miles. Thornaby-on-Tees is in the North East region of England.
Sites worth a conversation around Thornaby-on-Tees: farmland next to the settlement boundary, brownfield land in and around Thornaby-on-Tees and large and long rear gardens. In England, where Thornaby-on-Tees 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 Thornaby-on-Tees.
Services in Thornaby-on-Tees
For landowners
- Sell Land for Development in Thornaby-on-Tees
- Sell Land with Planning Permission in Thornaby-on-Tees
- Sell Land Without Planning in Thornaby-on-Tees
- Land Option Agreements in Thornaby-on-Tees
- Land Promotion Agreements in Thornaby-on-Tees
- Landowner Joint Ventures in Thornaby-on-Tees
- Sell Garden Land and Backland in Thornaby-on-Tees
- Sell Farmland and Paddocks in Thornaby-on-Tees
- Sell Brownfield Land in Thornaby-on-Tees
- Sell an Infill Plot in Thornaby-on-Tees
- Land Assembly and Access in Thornaby-on-Tees
- Free Site Appraisal in Thornaby-on-Tees
- Sell a Building for Conversion in Thornaby-on-Tees
Planning, design and build
- Planning Permission and Strategy in Thornaby-on-Tees
- Architecture and Masterplanning in Thornaby-on-Tees
- New Home Construction in Thornaby-on-Tees
- Serviced Plots for Self-Build in Thornaby-on-Tees
New homes and housing
- New-Build Homes for Sale in Thornaby-on-Tees
- New Homes to Rent in Thornaby-on-Tees
- Affordable Housing in Thornaby-on-Tees
- Social Housing in Thornaby-on-Tees
- Council and Housing Partnerships in Thornaby-on-Tees
Funders and partners
Rules that apply in Thornaby-on-Tees
Land with no planning permission can still be sold. Around Thornaby-on-Tees, 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.
If you rent privately in Thornaby-on-Tees, the Renters' Rights Act 2025 now shapes your tenancy: most tenancies run from one rent period to the next, rent can usually only be raised once a year through a formal process, and no-fault evictions have ended. Affordable options in England include Social Rent, Affordable Rent at up to 80% of market rent, and shared ownership. Land to Homes plans homes for sale and rent, and you can register interest now.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| Who decides applications | The local planning authority, usually the district, borough, city or unitary council (or a national park authority) |
| 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 |
Land and homes in Thornaby-on-Tees: questions
How do I register interest in a new home?
Tell us your contact details, preferred areas, the type and size of home, whether you want to buy or rent, and your timing. Registering is free, it is not a reservation or an application, and you can ask us to remove your details at any time. We use it to contact you and to understand what people need.
Do I need my own solicitor to sell land?
Yes. Every landowner should have their own solicitor on a land sale or agreement, and many also use a land agent or chartered surveyor. On option and promotion agreements with Land to Homes, we pay your reasonable legal fees, with the amount agreed up front in the heads of terms before you instruct anyone.
What is a new-build warranty?
It is an insurance-backed policy covering certain defects in a new home for a set period after completion. The builder is usually responsible for most defects early in the cover, and the warranty provider covers major structural problems later. Most mortgage lenders expect a recognised warranty, or a professional consultant's certificate, before they lend on a new home.
Is the site appraisal really free?
Yes. Our site appraisal is free and carries no obligation. It covers access, planning policy, likely constraints and an indicative number of homes, and we talk you through the routes open to you. You do not have to agree to anything afterwards, and we will tell you plainly if the land is not suitable for us.
Is Thornaby-on-Tees an area you cover for land?
Yes, we cover land in Thornaby-on-Tees and elsewhere in North Yorkshire, including Harrogate, Scarborough and Selby. 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.