Land and new homes in Staffordshire
Land to Homes is a land and new-homes business covering Staffordshire. We can buy suitable land directly, fund the planning on promotion and option deals, and deliver homes for sale, rent and affordable housing. Every land enquiry starts with a free, no-obligation appraisal.
StaffordshireFree 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 we work in Staffordshire
Our Staffordshire coverage takes in 11 towns and cities, centred on Stoke-on-Trent and including Tamworth, Kidsgrove and Newcastle under Lyme. If your land is near a boundary, we also cover West Midlands, Derbyshire and Shropshire. Our Great Barr head office in Birmingham is about 19 miles from the middle of Staffordshire.
Around Staffordshire we look at backland plots with a workable access, redundant agricultural buildings and large and long rear gardens. Because Staffordshire is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
If you own land near Staffordshire, the first step is a free, no-obligation appraisal.
Services in Staffordshire
For landowners
- Sell Land for Development in Staffordshire
- Sell Land with Planning Permission in Staffordshire
- Sell Land Without Planning in Staffordshire
- Land Option Agreements in Staffordshire
- Land Promotion Agreements in Staffordshire
- Landowner Joint Ventures in Staffordshire
- Sell Garden Land and Backland in Staffordshire
- Sell Farmland and Paddocks in Staffordshire
- Sell Brownfield Land in Staffordshire
- Sell an Infill Plot in Staffordshire
- Land Assembly and Access in Staffordshire
- Free Site Appraisal in Staffordshire
- Sell a Building for Conversion in Staffordshire
Planning, design and build
- Planning Permission and Strategy in Staffordshire
- Architecture and Masterplanning in Staffordshire
- New Home Construction in Staffordshire
- Serviced Plots for Self-Build in Staffordshire
New homes and housing
- New-Build Homes for Sale in Staffordshire
- New Homes to Rent in Staffordshire
- Affordable Housing in Staffordshire
- Social Housing in Staffordshire
- Council and Housing Partnerships in Staffordshire
Funders and partners
Planning and land rules in Staffordshire
If your land near Staffordshire lies in the Green Belt, national policy still protects it, but England's planning framework now recognises grey belt: Green Belt land that is previously developed or does not strongly contribute to certain Green Belt purposes. Where there is evidenced unmet need and the location is sustainable, grey belt housing can be acceptable, with major schemes meeting the Golden Rules on affordable housing, infrastructure and green space. Planning is never guaranteed, so we check policy, access and constraints first.
In England, affordable housing on market developments in Staffordshire is normally secured through a Section 106 agreement, which sets the number, tenure and transfer of homes to a registered provider. Grant from Homes England can add further homes, and the 2026 to 2036 programme expects at least 60% of funded homes to be Social Rent. Land to Homes can supply land, design and build homes, or deliver completed homes for councils and housing associations.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| Local planning document | Local Plan |
| 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) |
| 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 |
Your questions answered for Staffordshire
Who pays for the planning application?
Usually the applicant pays the council fee and the cost of surveys and reports. Under a promotion agreement with Land to Homes, we fund the planning work, and the costs are only recovered from the sale proceeds if the land sells with planning. On a direct purchase without planning, the planning cost and risk become ours.
How do I sell land for development?
Start with an appraisal of what the land could take and the routes open to you: a direct sale, an option agreement or a promotion agreement. Then take independent advice from a solicitor and, ideally, a land agent before agreeing heads of terms. Land to Homes offers a free, no-obligation site appraisal and explains each route in writing.
How is the price of development land worked out?
Development land is usually valued by working back from what the finished homes would be worth, then deducting build costs, infrastructure, planning obligations such as affordable housing, fees, finance and a developer's margin. This is called a residual valuation. We do not quote land values online; our free appraisal explains the factors that affect your site.
Do you pay my legal fees?
On option and promotion agreements, yes. We pay your reasonable legal fees, and the amount is agreed up front in the heads of terms before you instruct a solicitor, so there are no surprises later. On a direct purchase, each side normally pays its own legal costs, and we will explain the position before you commit.
Is Staffordshire an area you cover for land?
Yes, we cover land across Staffordshire, including Burton upon Trent, Longton and Lichfield. 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.