Funding and Investment Partners in Staffordshire
If you lend to or invest in residential development and are interested in sites in Staffordshire, Land to Homes is open to a conversation. We discuss funding with development lenders, institutional partners and landowners considering a joint venture. Any arrangement is agreed privately, with each party taking its own legal, tax and financial advice. This page is not an offer.
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- Private conversationsEvery arrangement documented
- Land to homesLand, planning and construction
- Housing partnersCouncils and housing associations
- No public offerNothing here is an offer to invest
- UK-wideEngland, Wales, Scotland and NI
Partnerships around Staffordshire
Our Staffordshire coverage takes in 11 towns and cities, centred on Stoke-on-Trent and including Rugeley, Stafford and Tamworth. If your land is near a boundary, we also cover West Midlands, Derbyshire and Shropshire. Staffordshire is close to our head office in Great Barr, Birmingham.
Around Staffordshire, we can talk to partners about mixed-tenure developments, Section 106 affordable homes and land-led schemes with a housing partner. In England, where Staffordshire sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).
If you are considering a partnership around Staffordshire, we are happy to talk privately.
Our approach in Staffordshire
Advice from your own advisers
We do not give legal, tax or financial advice. Every party should take independent advice before entering into any agreement with us.
Development lenders
We discuss senior and mezzanine development finance with lenders on a site-by-site basis, with security and terms agreed through each party's solicitors.
Forward funding and purchase
For build to rent and affordable homes, we discuss forward funding and forward purchase structures with institutional and registered provider partners.
Not an offer to invest
Nothing on this site is an offer or invitation to invest, and nothing here is regulated investment advice, a recommendation or a solicitation.
Rules that apply in Staffordshire
Selling development land in Staffordshire usually starts with heads of terms, a short written summary of price, conditions and fees, before solicitors draft the contract. In England the sale becomes binding on exchange of contracts and finishes on completion, with the title then registered at HM Land Registry. The buyer normally pays Stamp Duty Land Tax. On option and promotion agreements with Land to Homes, your reasonable legal fees are covered, with the amount agreed in the heads of terms.
In England, land purchases usually attract Stamp Duty Land Tax, and lenders take a legal charge registered at HM Land Registry. Scheme appraisals must allow for Section 106 obligations, the Community Infrastructure Levy where charged, and biodiversity net gain. Homes England is the government's housing and regeneration agency and runs public funding programmes for housing.
| 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 |
Common questions in Staffordshire
Is anything on this site regulated investment advice?
No. Land to Homes does not give investment, financial, tax or legal advice, and nothing on this site is an offer, invitation or recommendation to invest. Funding discussions take place privately with lenders and professional parties, who rely on their own advisers and due diligence. If you are unsure about any investment, speak to an independent regulated adviser.
Do public bodies fund housing development?
Public bodies support housing delivery in each nation, for example Homes England, the government's housing and regeneration agency in England, and the Development Bank of Wales, which offers property development lending. Grant for affordable housing usually goes to councils and registered providers rather than developers. We describe these bodies for context; each has its own criteria.
What types of funding do residential developments use?
Typically a mix of senior development debt, sometimes mezzanine debt, and equity from the developer and its partners. Build to rent and affordable homes may use forward funding or forward purchase by an institution or registered provider. Landowners can also contribute land through a joint venture. The right structure depends on the scheme, and each party takes independent advice.
What is forward funding?
Forward funding is where an investor, often an institution, buys a site and funds the construction of homes on it, taking ownership of the completed scheme. The developer builds the homes under a development agreement. It is used in build to rent and some affordable housing schemes. The legal and tax structure needs specialist advice for each party.
Do you work with partners on schemes in Staffordshire?
Yes. We discuss schemes across Staffordshire, including Burton upon Trent, Kidsgrove and Lichfield privately with professional partners. Nothing on this website is an offer or invitation to invest.
Read more: Funding and Investment Partners · Guide: Planning permission explained for landowners