Sell Land with Planning Permission in Derbyshire
Before you sell a consented site in Derbyshire, check when the permission expires and which conditions must be cleared before work can start. Those two points shape what a builder will pay. Our free, no-obligation appraisal looks at the permission itself, then explains whether a direct purchase or an open-market sale suits you better.
DerbyshireFree site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
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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 and sites near Derbyshire
Our Derbyshire coverage takes in 12 towns and cities, centred on Derby and including Heanor, Alfreton and Chesterfield. Next door, we also cover Nottinghamshire, Staffordshire and South Yorkshire. Derbyshire is close to our head office in Great Barr, Birmingham.
Sites worth a conversation around Derbyshire: corner plots and side gardens, paddocks on the edge of Derby and land behind street frontages. Planning in Derbyshire follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.
Tell us where your land is around Derbyshire and we will explain the routes open to you.
Why work with Land to Homes in Derbyshire
Honest view on redesign
If a revised scheme could make the site work better, we explain that openly, including the planning risk a fresh application would carry, so you can judge any offer that depends on it.
Conditions priced in
Pre-commencement conditions, such as drainage, materials or ecology details, must be discharged before work starts. We identify which are outstanding, what they are likely to cost and who would deal with them.
Outline or full consent
Outline permission settles the principle, while reserved matters such as layout, scale and appearance still need approval. Full permission is further advanced. We explain how each stage affects what a buyer will pay.
Buildability tested
As part of the S&K Group, a construction and property group, we test whether the approved homes can be built for a sensible cost, not just whether the drawings look right.
Planning and land rules in Derbyshire
If your land near Derbyshire 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, buyers check Section 106 obligations, any Community Infrastructure Levy liability and, for many newer permissions, the biodiversity gain condition, which usually requires a biodiversity gain plan to be approved before work starts. We also confirm whether the consent came from a full application, an outline approval, or Permission in Principle followed by technical details consent.
| 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 |
Sell Land with Planning Permission in Derbyshire: questions
What is a pre-commencement condition?
It is a condition that must be discharged before any development starts, such as approval of drainage, materials, a construction management plan or ecology measures. Starting work before discharging one can mean the permission has not been lawfully implemented. Buyers check these carefully because they affect both cost and when building can begin.
Who pays the Community Infrastructure Levy when I sell land with planning?
CIL is only charged where the council has adopted it, which is possible in England and Wales but not in Scotland or Northern Ireland. It is normally payable when development starts, by whoever has assumed liability. If you sell before work begins, the buyer usually takes on that liability. Reliefs and exemptions generally have to be claimed before commencement, so check the council's charging schedule.
What checks will a buyer make on land with planning permission?
Expect checks on the decision notice and conditions, any planning agreement, the title and boundaries, access and visibility at the junction, drainage and utility connections, ground conditions, ecology and flood risk. A surprise found late can lead to renegotiation, so sharing what you already know early tends to keep a sale on track.
What happens if my planning permission is about to expire?
If development has not lawfully begun by the deadline, the permission usually lapses and a new application is needed, which may be judged against newer policy. The usual choices are to sell to a buyer able to make a lawful start, to apply again, or to make a start yourself after discharging pre-commencement conditions. Take planning advice early.
Do you buy land in Derbyshire?
Yes. Land to Homes looks at land across Derbyshire, including Buxton, Belper and Dronfield. Every enquiry starts with a free site appraisal, and on option and promotion agreements we pay your reasonable legal fees.
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