Landowner Joint Ventures in Larne
A landowner joint venture in Larne is a deal where you contribute the land and Land to Homes brings planning, design, construction and project management. Instead of a one-off price, you share in the outcome once the homes are sold or let, under terms agreed in writing before work begins. It carries more risk than a straight sale.
Larne · BT40Free site appraisal
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- 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
Land we look at around Larne
In County Antrim, Larne lies about 18 miles north of Belfast; its central postcode district is BT40. Carrickfergus is the closest neighbouring place we cover, at about 10 miles, followed by Newtownabbey and Bangor (County Down).
Typical sites we review near Larne include fields put forward or allocated in the local plan, farmland next to the settlement boundary and infill gaps along existing streets. In Northern Ireland, where Larne sits, planning decisions are made by the 11 district councils, with the Department for Infrastructure deciding regionally significant applications.
Send us a postcode in or near BT40 and we will start with a free desktop appraisal.
Why work with Land to Homes in Larne
Funding and lender security
Development lenders usually want a first charge over the land. If your land is charged, you need to understand what happens if the project runs into difficulty and what protection the agreement gives you.
Sale or rent agreed together
Homes can be built for sale, for rent, or as affordable housing with a council or housing association. The mix affects risk and when money comes back, so it is agreed before work starts.
Choice of structure
A joint venture can be purely contractual, a joint venture company or a limited liability partnership. Each handles control, liability, tax and exit differently, and your own advisers should help you choose.
Construction within the group
As part of the S&K Group, a construction and property group, Land to Homes plans schemes around homes it can build, keeping design, cost control and delivery closely connected.
The Northern Irish system, as it applies in Larne
Countryside planning policy in Northern Ireland is generally restrictive, so land inside or next to the settlement development limits around Larne is usually the strongest prospect for new homes. Outline planning permission can establish the principle, with reserved matters approved later. A promotion agreement lets us fund that planning work, with our costs recovered from the sale proceeds only if the land sells with planning. Your reasonable legal fees are covered too, agreed in the heads of terms.
In Northern Ireland, joint ventures use similar structures, but planning is handled by the district council under the SPPS and its local development plan. Section 76 agreements can secure affordable housing, often delivered by housing associations through the social housing programme the Housing Executive manages. Stamp Duty Land Tax applies, and titles are registered with Land & Property Services.
| Who decides applications | The 11 district councils, with the Department for Infrastructure deciding regionally significant applications |
|---|---|
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| How a sale becomes binding | A land sale becomes legally binding when contracts signed by both parties are exchanged and finishes on completion, with the title registered in the Land Registry at Land & Property Services. |
| Developer contributions | Section 76 planning agreements under the Planning Act (Northern Ireland) 2011 (there is no Community Infrastructure Levy) |
Your questions answered for Larne
What is a landowner joint venture?
It is an arrangement where a landowner and a developer pool what they have to deliver a development. The landowner usually contributes the land, and the developer contributes expertise, management and access to funding. Instead of a fixed price at the start, the landowner shares in the outcome once homes are sold or let, under agreed terms.
How is the land valued in a joint venture?
Usually by agreement or independent valuation at the start, based on its value with or without planning. That figure may give you a first call on proceeds before any profit is shared. The method matters a great deal, so agree it in writing and consider taking advice from your own surveyor.
Can a joint venture include affordable or rental homes?
Yes. A scheme can combine homes for sale, homes for rent and affordable or social homes delivered with a council or housing association. The mix changes the cash flow and when money is paid out, so it should be agreed between the parties before the planning application is submitted.
What happens if the joint venture does not get planning?
The agreement should say. Common approaches include ending the venture with each party bearing its own costs, or allowing a revised application within a set period. Make sure you know whether any planning costs could ever be charged to you, and in what circumstances, before you sign.
Do you work with landowners in Larne?
We do. We work with landowners in Larne and elsewhere in County Antrim, including Antrim, Belfast and Carrickfergus. Send us a postcode and we will start with a free, no-obligation appraisal of what the land could take.
Read more: Landowner Joint Ventures · Guide: Option agreement or promotion agreement: what is the difference?