Name: Land to Homes
Address: Units 1–4 Hembs Crescent, Birmingham, B43 5DG, GB
Telephone: +448000886248

Adoption agreements (Section 38, Section 278 and Section 104)England and Wales: Agreements under which public bodies take responsibility for new infrastructure. A Section 38 agreement lets the highway authority adopt new estate roads; a Section 278 agreement allows a developer to carry out works on an existing public highway, such as a new junction; and a Section 104 agreement lets a water company adopt new sewers. Scotland and Northern Ireland use different legislation. See also: Visibility splay, Sustainable drainage systems (SuDS).
Affordable RentEngland: In England, a type of affordable rented housing where the rent, including service charges, is set at up to 80% of local market rent. It is usually let by a registered provider to households who need help with housing costs. It differs from Social Rent, which is normally lower and is set using a government formula. See also: Social rent, Registered provider, Shared ownership.
Article 4 direction: A direction made by a council that removes specified permitted development rights in a defined area, so that works which would not normally need a planning application then require one. Article 4 directions are often used in conservation areas or to control particular changes, such as converting homes into small shared houses. Councils in each UK nation have comparable powers. See also: Permitted development, Conservation area, Class MA (commercial to residential).
Biodiversity net gain (BNG)England (mandatory): In England, most development needing planning permission must leave habitats in a measurably better state, delivering at least a 10% gain measured with the statutory biodiversity metric and maintained for at least 30 years. Gains can be on site, off site or, as a last resort, through statutory credits. Exemptions include householder works and, for applications from 6 August 2026, most sites of 0.2 hectares or below. See also: Habitat bank, Nutrient neutrality, Self-build and custom build.
Build to rent: Homes designed and built specifically for renting rather than sale, typically held in single ownership and professionally managed, sometimes with shared amenities such as gyms or workspaces. Build to rent schemes are often funded by institutional investors and can include affordable homes let at below market rents as part of the planning permission. See also: Gross development value (GDV), Affordable Rent.
Call for sites: An invitation from a council for landowners, agents and developers to put forward land that could be developed, usually when a plan is being prepared or reviewed. Submitted sites are then assessed for suitability, availability and achievability. In Wales this is usually called a candidate sites stage. Putting land forward does not guarantee that it will be allocated. See also: Housing and Economic Land Availability Assessment (HELAA), Site allocation, Local Plan.
Class MA (commercial to residential)England only: A permitted development right in England allowing buildings in the commercial, business and service use class, Class E, to change to homes without a full planning application, subject to prior approval on matters such as flooding, transport, contamination, noise and natural light. Changes in 2024 removed the vacancy requirement and the floorspace cap, but other conditions and exclusions still apply. See also: Permitted development, Article 4 direction.
Class Q (agricultural buildings to homes)England only: A permitted development right in England allowing certain agricultural buildings to be converted into homes without a full planning application, subject to limits on the number of homes and floorspace and to prior approval on matters such as transport, noise, contamination, flooding, location and design. Not every building qualifies, and listed buildings are excluded, so check eligibility early. See also: Permitted development, Article 4 direction.
Clawback: A term often used interchangeably with overage, describing a right to recover part of a later increase in value, or a benefit given earlier. It is common where public bodies sell land at a discount, or where a grant or relief must be repaid if conditions are broken. The trigger, share and duration depend entirely on the wording of the agreement. See also: Overage.
Community Infrastructure Levy (CIL)England and Wales: A charge that councils in England and Wales can choose to levy on new building, set per square metre in a published charging schedule, to help fund infrastructure such as transport, schools and green space. Not every council charges it. Some development, including qualifying social housing and self-build homes, can claim relief. There is no CIL in Scotland or Northern Ireland. See also: Section 106 agreement, Self-build and custom build.
Conservation area: An area of special architectural or historic interest, designated by the council, whose character and appearance are protected. Controls are stricter: some permitted development rights are reduced, demolition usually needs consent and works to trees require notice. New homes are possible but should preserve or enhance the area. Conservation areas exist in all four UK nations. See also: Listed building, Article 4 direction, Tree Preservation Order (TPO).
Dwellings per hectare (dph): A measure of housing density: the number of homes divided by the site area in hectares. One hectare is 10,000 square metres, or about 2.47 acres. Planning policies often set minimum or expected densities, which vary by location and access to public transport, so density is a key input when estimating how many homes a site could take. See also: Net developable area, Local Plan.
Easement: A legal right over someone else's land for the benefit of your land, such as a right of way, a right to run drains or cables, or a right to light. Easements can be created by deed or, in some cases, by long use, and they usually pass with the land when it is sold. In Scotland, similar rights are called servitudes. See also: Wayleave, Restrictive covenant, Ransom strip.
Existing use value (EUV)Viability benchmark: England: The value of land or buildings in their current use, such as farmland or a paddock, ignoring any prospect of planning permission for something else. In England, national viability guidance sets a benchmark land value based on existing use value plus a premium for the landowner, often called EUV+, when testing whether a scheme can afford its policy requirements. See also: Hope value, Residual land value.
Five-year housing land supplyEngland only: In England, councils must be able to show enough deliverable housing sites for at least the next five years against their housing requirement, plus a buffer. Under the August 2026 National Planning Policy Framework, a council that cannot demonstrate this supply is treated as having evidenced unmet need, which can support suitable housing outside settlements that is well related to a settlement. See also: Presumption in favour of sustainable development, Settlement boundary, Local Plan.
Flood zone: An area mapped by its probability of flooding to guide where development should go. In England, the Flood Map for Planning shows Flood Zones 1, 2 and 3, from low to high probability of river or sea flooding, with functional floodplain identified separately as Zone 3b. Wales, Scotland and Northern Ireland use their own flood maps and policies. See also: Sequential test, Sustainable drainage systems (SuDS).
Full planning permission: Planning permission granted for a detailed proposal, covering matters such as layout, design, access and landscaping in a single application, rather than leaving them for later approval. It is usually subject to conditions and must be started within the time limit set in the decision. Land with full permission carries less planning risk than land with outline consent. See also: Outline planning permission, Planning conditions.
Green BeltMainly England: Land around certain towns and cities kept permanently open to prevent urban sprawl and stop settlements merging. In England, most new building in the Green Belt is treated as inappropriate unless it falls within listed exceptions, and boundaries change only through the local plan. Scotland and Wales also have green belt policies, set out in their own national planning policy. See also: Grey belt, Local Plan.
Grey beltEngland only: An England-only term for Green Belt land that is previously developed, or that does not strongly contribute to certain Green Belt purposes. Where there is evidenced unmet need, the location is sustainable and the remaining Green Belt is not fundamentally undermined, development on grey belt can be acceptable, with major housing expected to meet the Golden Rules on affordable housing, infrastructure and green space. See also: Green Belt, Five-year housing land supply.
Gross development value (GDV): The total value a completed development is expected to achieve, for example the combined sale prices of all the homes, or their capitalised value if they are let. Gross development value is the starting point for a residual land valuation and for assessing whether a scheme can support its build costs, planning obligations and profit. See also: Residual land value, Build to rent.
Habitat bankEngland: Land where habitats are created or enhanced, often in advance, to generate biodiversity units that developers can buy to meet biodiversity net gain requirements off site. In England, off-site gains must be legally secured for at least 30 years, usually by a conservation covenant or planning obligation, and recorded on the biodiversity gain site register. Some landowners create habitat banks as an alternative income. See also: Biodiversity net gain (BNG).
Heads of terms: A short written summary of the main terms of a deal, such as price, payment structure, conditions and who pays which fees, agreed before solicitors draft the full contract. Heads of terms are normally not legally binding, apart from any agreed exclusivity or confidentiality terms, but they record the deal both sides intend to sign and help keep negotiations on track. See also: Option agreement, Promotion agreement, Longstop date.
Home ReportScotland: A pack that sellers of most homes in Scotland must provide to prospective buyers, made up of a single survey and valuation, a property questionnaire and an energy report. New homes sold to their first occupier do not need a Home Report, although the seller must still provide an Energy Performance Certificate, so buyers of new homes should ask about warranties instead. See also: Missives, New-home warranty, Snagging.
Hope value: The extra amount a buyer may pay for land above its existing use value because of the prospect of future planning permission. Hope value reflects risk: the more likely permission appears, the higher it tends to be. It is not the same as the value of land that already has planning permission, which is usually higher again. See also: Existing use value (EUV), Residual land value, Overage.
Housing and Economic Land Availability Assessment (HELAA)England: A technical study, formerly called a Strategic Housing Land Availability Assessment (SHLAA), that councils in England use to assess land that might be suitable, available and achievable for housing and economic development. It informs the Local Plan but does not allocate land or grant planning permission. Inclusion is a useful signal of a site's potential, not a promise. See also: Call for sites, Site allocation, Local Plan.
Land and Buildings Transaction Tax (LBTT)Scotland: Scotland's tax on land and property transactions, which replaced Stamp Duty Land Tax from 1 April 2015. It is administered by Revenue Scotland and paid by the buyer, normally through their solicitor. Separate rates apply to residential and non-residential property, and an Additional Dwelling Supplement can apply to some residential purchases. See also: Missives, Stamp Duty Land Tax (SDLT), Land Transaction Tax (LTT).
Land Transaction Tax (LTT)Wales: Wales's tax on land and property purchases, which replaced Stamp Duty Land Tax from 1 April 2018. It is collected by the Welsh Revenue Authority and is usually paid by the buyer through their solicitor, with the return and payment due within 30 days of the day after completion. Rates and thresholds are set in Wales. See also: Stamp Duty Land Tax (SDLT), Land and Buildings Transaction Tax (LBTT).
Listed building: A building or structure officially recognised as being of special architectural or historic interest. Listed building consent is needed for works that affect its character, inside or out, and development nearby must take account of its setting. The lists are maintained by different bodies in each nation, including Historic England, Cadw, Historic Environment Scotland and the Department for Communities in Northern Ireland. See also: Conservation area, Class Q (agricultural buildings to homes).
Local Development Plan (LDP)Wales, Scotland and Northern Ireland: The name used in Wales, Scotland and Northern Ireland for a council's statutory plan for future development. In Wales it sits alongside Future Wales and Planning Policy Wales; in Scotland it forms the development plan together with NPF4; in Northern Ireland it is prepared in two parts, a Plan Strategy and a Local Policies Plan. See also: Local Plan, Site allocation, Call for sites.
Local PlanEngland: The development plan prepared by a council in England, setting out where new homes and other development should go and the policies used to decide planning applications. It is examined by an independent inspector before adoption. Planning decisions are made in line with the development plan unless material considerations indicate otherwise. See also: Site allocation, Settlement boundary, Five-year housing land supply.
Longstop date: The final date by which a condition in a contract must be met, for example obtaining a satisfactory planning permission. If the condition has not been satisfied by then, either party, or sometimes only one of them, can usually end the agreement. Longstop dates stop conditional land deals from running on indefinitely and give a landowner a clear exit point. See also: Heads of terms, Option agreement, Missives.
Minimum price: The lowest price a landowner will accept when land is sold under an option or promotion agreement, often expressed per acre, per hectare or as a total figure. If the market value achieved falls below it, the landowner is normally not obliged to sell. Agreeing a realistic minimum price protects the landowner without making the deal unworkable for the other side. See also: Promotion agreement, Option agreement.
MissivesScotland: In Scotland, the formal letters exchanged between the buyer's and seller's solicitors to agree the terms of a sale. When the final letter is sent, the missives are concluded and form a binding contract. Land deals can include conditions in the missives, such as obtaining planning permission in principle, before the sale settles on the agreed date of entry. See also: Planning permission in principle (Scotland), Home Report, Land and Buildings Transaction Tax (LBTT).
Net developable area: The part of a site that can actually be used for homes, with their gardens, driveways and access roads, after excluding areas such as major roads, public open space, landscape buffers, drainage features and land that cannot be built on. It is usually smaller than the gross site area and is used to estimate how many homes a site can take. See also: Dwellings per hectare (dph), Sustainable drainage systems (SuDS).
New Homes OmbudsmanStatutory scheme not yet in place: An independent service that can investigate complaints from buyers of new-build homes against developers registered under the New Homes Quality Code. The Building Safety Act 2022 allows for a statutory New Homes Ombudsman scheme that all developers would have to join; in 2026 the government was still preparing to procure it. Ask whether your developer is registered. See also: New-home warranty, Snagging.
New-home warranty: Insurance-backed cover provided with most new-build homes, usually lasting ten years. A typical warranty starts with a period, often around two years, when the builder must put right defects, followed by cover for specified structural problems. Most mortgage lenders expect one. Check who provides the warranty and exactly what it covers before you buy. See also: Snagging, New Homes Ombudsman.
Nutrient neutralityEngland, with similar phosphate issues in parts of Wales: A requirement in some river catchments, where protected habitats are harmed by nutrient pollution, that new homes must not add to nitrogen or phosphorus levels. Developers usually show this through mitigation such as wetlands or changes in land use. In England, the Planning and Infrastructure Act 2025 allows Environmental Delivery Plans, where developers can instead pay a nature restoration levy. See also: Biodiversity net gain (BNG), Sustainable drainage systems (SuDS).
Option agreement: A contract giving a developer the exclusive right, but not the obligation, to buy land within a set period, usually once planning permission is granted. The developer normally pays an option fee for that right and funds the planning work. If the option is exercised, the price is often market value less agreed deductions or a discount. Terms vary widely, so take independent legal advice. See also: Promotion agreement, Minimum price, Heads of terms.
Outline planning permissionEngland, Wales and Northern Ireland: Planning permission that establishes whether development is acceptable in principle, with some or all details, known as reserved matters, left for later approval. It is used in England, Wales and Northern Ireland. Outline permission often adds value to land because it settles the principle of development, but reserved matters must be approved before building can start. See also: Reserved matters, Full planning permission, Planning permission in principle (Scotland).
Overage: A right for a seller to receive a further payment if the land's value rises after the sale because of a specified event, such as a new or improved planning permission, within an agreed period. Overage is usually a share of the uplift in value and is protected by a legal charge, restriction or covenant on the title. It lets a seller share in future value. See also: Clawback, Hope value, Restrictive covenant.
Permission in Principle (PiP)England only: An England-only planning route that settles whether a site is suitable in principle, covering only location, land use and amount of development. It can be granted on application for non-major, housing-led schemes or by entering land on a council's brownfield land register. Technical details consent must then be granted before development can start. See also: Outline planning permission, Planning permission in principle (Scotland).
Permitted development: Rights granted nationally that allow certain building works and changes of use without a full planning application, such as some extensions or conversions. Many require prior approval from the council on specific matters, and rights can be restricted by conditions, Article 4 directions or designations such as conservation areas. The rules differ between England, Wales, Scotland and Northern Ireland. See also: Class Q (agricultural buildings to homes), Class MA (commercial to residential), Article 4 direction.
Planning conditions: Requirements attached to a planning permission that control how development is carried out or used, such as approving materials, drainage or landscaping. Pre-commencement conditions must be discharged before building begins. Conditions should be necessary, relevant, enforceable, precise and reasonable, and breaching them can lead to enforcement action by the council. See also: Full planning permission, Reserved matters.
Planning permission in principle (Scotland)Scotland: Scotland's consent for the principle of a development, similar in effect to outline permission elsewhere. Detailed matters are approved later through applications for approval of matters specified in conditions. It is granted on condition that development begins within five years, unless the planning authority sets another period. It is different from England's Permission in Principle. See also: Permission in Principle (PiP), Outline planning permission, Reserved matters.
Presumption in favour of sustainable developmentEngland only: The central decision-making principle of England's National Planning Policy Framework. Under the August 2026 version, proposals within settlements should be approved unless the benefits would be substantially outweighed by adverse effects. Outside settlements, it applies only to listed types of development, such as brownfield redevelopment, allocated land and schemes meeting evidenced unmet need. See also: Settlement boundary, Five-year housing land supply, Local Plan.
Promotion agreement: An agreement where a land promoter funds and manages the planning application for your land, then markets the land for sale once permission is granted. The promoter recovers its costs and takes an agreed share or fee from the sale proceeds, so landowner and promoter both aim for the highest achievable price. Unlike an option, the promoter does not usually buy the land itself. See also: Option agreement, Minimum price, Overage.
Ransom strip: A piece of land, sometimes only a narrow strip, that controls access to a development site, for example between the site and the public road. Because the site cannot be developed without it, its owner can ask for a share of the development value. Checking title plans and access rights early helps avoid surprises in a land deal. See also: Title and title plan, Visibility splay, Easement.
Registered providerEngland: A landlord registered with the Regulator of Social Housing in England, such as a housing association, council or for-profit provider, that owns or manages social or affordable housing. In Wales and Scotland the equivalent is a registered social landlord, and in Northern Ireland a registered housing association. Affordable homes secured through planning are usually transferred to one. See also: Social rent, Affordable Rent, Section 106 agreement.
Reserved matters: The details left out of an outline planning permission for later approval, normally access, appearance, landscaping, layout and scale. A reserved matters application must be made within the time limit set by the outline permission and must stay within its terms. In Scotland the equivalent is an application for approval of matters specified in conditions. See also: Outline planning permission, Planning conditions, Planning permission in principle (Scotland).
Residual land value: A way of valuing development land by working backwards. Start with the gross development value of the finished homes, then deduct all costs, including construction, fees, finance, planning obligations, affordable housing and a reasonable developer's profit. What remains is the residual amount a developer can afford to pay for the land. Small changes in costs or sale values can move it significantly. See also: Gross development value (GDV), Existing use value (EUV), Section 106 agreement.
Restrictive covenant: A promise in a title deed that limits how land can be used, for example preventing building or allowing only one house. It can bind later owners and may block or complicate development. Options include negotiating a release, taking out indemnity insurance or, in England and Wales, applying to the Upper Tribunal to modify or discharge it. Scotland uses real burdens instead. See also: Easement, Title and title plan, Overage.
Right to Build registerEngland only: A register that councils in England must keep of people and groups seeking serviced plots to build or commission their own homes. Councils must have regard to it in planning and must grant enough suitable permissions to meet the demand it shows over set periods. Some councils charge a fee or apply a local connection test to join. See also: Self-build and custom build, Serviced plot.
SAB approvalWales: In Wales, approval of a sustainable drainage scheme by the council acting as SuDS Approving Body. Since 7 January 2019, most new developments of more than one dwelling, or with 100 square metres or more of construction area, need it before construction begins. It is separate from planning permission, and the SAB usually adopts approved drainage that serves more than one property. See also: Sustainable drainage systems (SuDS), Flood zone.
Section 106 agreementEngland and Wales: A legal agreement under Section 106 of the Town and Country Planning Act 1990, used in England and Wales to make a development acceptable in planning terms. It can secure affordable housing, contributions to schools, roads or open space, and other obligations. It is tied to the land, so it binds future owners, and can also take the form of a unilateral undertaking. See also: Community Infrastructure Levy (CIL), Section 75 agreement, Section 76 agreement.
Section 75 agreementScotland: Scotland's equivalent of a Section 106 agreement, made under Section 75 of the Town and Country Planning (Scotland) Act 1997. It can secure affordable housing or infrastructure contributions and, once registered against the title, can be enforced against future owners. Simpler one-off payments are sometimes handled through a different type of agreement instead. See also: Section 106 agreement, Section 76 agreement, Missives.
Section 76 agreementNorthern Ireland: A planning agreement under Section 76 of the Planning Act (Northern Ireland) 2011. Anyone with an estate in land can enter into one with the planning authority to restrict or regulate development, require works or particular uses, or require payments, for example towards infrastructure or affordable housing. It is Northern Ireland's counterpart to a Section 106 agreement. See also: Section 106 agreement, Section 75 agreement.
Self-build and custom build: Homes built or commissioned by individuals or groups for their own occupation. Self-build usually means organising the build yourself; custom build usually means working with a developer who provides a serviced plot and helps deliver the home. In England, new self-build and custom build applications made from 6 August 2026 are no longer exempt from biodiversity net gain. See also: Serviced plot, Right to Build register, Biodiversity net gain (BNG).
Sequential testEngland: A planning test in England that steers new development to areas with the lowest risk of flooding from any source. A proposal in a higher-risk area should not normally be approved if reasonably available alternative sites at lower risk exist. Some proposals are exempt, including sites already allocated in the development plan. A separate sequential test applies to main town centre uses. See also: Flood zone.
Serviced plot: A plot of land ready for a home to be built, with access to a public road and connections, or the ability to connect, to services such as water, drainage and electricity. Serviced plots are commonly sold for self-build and custom build housing, and a plot with planning permission or a clear planning route is easier to sell. See also: Self-build and custom build, Right to Build register.
Settlement boundary: A line on a development plan's policies map marking the edge of a town or village for planning purposes. Land inside is generally treated more favourably for new homes than land outside, which is usually subject to countryside policies. England's August 2026 NPPF expects plans to identify settlements and their boundaries, and Northern Ireland plans use similar settlement development limits. See also: Presumption in favour of sustainable development, Local Plan, Site allocation.
Shared ownership: A way of buying a home where you buy a share and pay rent on the rest to a housing association or other landlord, usually with the option to buy further shares later. In England it is a common form of affordable home ownership, often supported by Homes England grant. Schemes differ elsewhere, including Co-Ownership in Northern Ireland and shared equity schemes in Scotland. See also: Affordable Rent, Registered provider, Social rent.
Site allocation: Land identified in a Local Plan or Local Development Plan for a particular use, such as housing, often with an indicative number of homes and site-specific requirements. An allocation strongly supports the principle of development, but a planning application is still needed and must deal with detailed matters such as access, design, drainage and ecology. See also: Local Plan, Local Development Plan (LDP), Call for sites.
Snagging: Identifying and fixing minor defects in a new-build home, such as poor finishes, sticking doors or missing sealant. Buyers often inspect the home themselves, or pay an independent inspector, before or shortly after completion, then send the list to the builder. Builders usually put right reported snags within the warranty's initial cover period. See also: New-home warranty, New Homes Ombudsman.
Social rent: The lowest-cost type of affordable rented housing, let by councils and housing associations to households in housing need. In England, Social Rent levels are set using a government formula linked to local earnings and property values. Wales, Scotland and Northern Ireland have their own social rent policies and allocation systems, run through councils, housing associations or the Housing Executive. See also: Affordable Rent, Registered provider.
Stamp Duty Land Tax (SDLT)England and Northern Ireland: The tax paid by the buyer on land and property purchases in England and Northern Ireland above set thresholds, with different rates for residential and non-residential property. A return is usually required, and the return and any tax are due within 14 days of completion. Rates and reliefs change, so check GOV.UK or ask a solicitor or accountant. See also: Land Transaction Tax (LTT), Land and Buildings Transaction Tax (LBTT).
Sustainable drainage systems (SuDS): Drainage that manages rainwater close to where it falls, using features such as permeable paving, swales, rain gardens and ponds to slow, store and clean runoff. Most new housing schemes need them. Approval differs by nation: in England through the planning application, in Wales through a separate SuDS Approving Body, and in Scotland and Northern Ireland under their own rules. See also: SAB approval, Flood zone, Net developable area.
Title and title plan: Title is the legal ownership of land, recorded for registered land by the land registry in each nation. In England and Wales, the title plan is the map attached to the register, showing the extent of the land edged in red, usually with general rather than exact boundaries. In Scotland the equivalent records are the title sheet and cadastral map. See also: Easement, Restrictive covenant, Ransom strip.
Tree Preservation Order (TPO): An order made by a council to protect specific trees, groups of trees or woodlands for their amenity value. It is usually an offence to cut down, top, lop or wilfully damage a protected tree without the council's consent. Protected trees can shape a site's layout and the number of homes it can take, so they are checked early. See also: Conservation area.
Visibility splay: The area of land on either side of a new access or junction that must be kept clear so drivers can see approaching traffic. Highway authorities set the sightlines required, which depend mainly on road speeds. If the splay crosses land you do not own or control, you may need rights from a neighbour, which can affect whether a site can be developed. See also: Ransom strip, Adoption agreements (Section 38, Section 278 and Section 104).
Wayleave: A contractual permission, usually granted by a landowner to a utility company, to install and keep equipment such as power lines, poles, pipes or cables on, over or under land, typically in return for a payment. Wayleaves can often be ended on notice, unlike permanent easements, but moving apparatus to free up a development site can be costly. See also: Easement.

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