Sell Land with Planning Permission in South Ockendon
Land with planning permission in South Ockendon is a site where the council has already approved new homes, either in outline or in full. A buyer is paying for that consent as well as the ground, so the price depends on what the permission allows, the conditions attached and the planning obligations that come with it. Land to Homes reviews all three before making an offer.
South Ockendon · RM15Free 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
Land we look at around South Ockendon
About 19 miles west of Southend-on-Sea, South Ockendon is part of our Essex coverage, centred on postcode district RM15. The nearest other places we cover are Grays (3 miles), Hornchurch (4 miles) and Dartford (5 miles). South Ockendon is in the East of England region of England.
In and around South Ockendon, the land we appraise ranges from redundant agricultural buildings to farmland next to the settlement boundary, including infill gaps along existing streets. Planning in South Ockendon follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.
Send us a postcode in or near RM15 and we will start with a free desktop appraisal.
What you get in South Ockendon
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.
Permission read in full
We read the decision notice, the approved plans and every condition, so any offer reflects what the consent actually allows rather than the headline number of homes on the application form.
Expiry dates checked
Most permissions lapse if development does not lawfully begin within the period set in the decision. We check the deadline, and whether a lawful start has already been made, before discussing any deal.
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.
How the rules work in South Ockendon
Selling development land in South Ockendon 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, 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.
| 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) |
| 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. |
Your questions answered for South Ockendon
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.
Does planning permission go with the land when I sell?
Yes. In most cases planning permission runs with the land, not the owner, so it passes to the buyer automatically. Personal permissions are rare exceptions. Planning agreements tied to the consent, such as a Section 106 agreement in England and Wales, also bind the land, so the buyer takes on those obligations as well.
Can a buyer change the approved scheme?
Yes, through a minor amendment, a variation of conditions or a fresh application, depending on the size of the change. Each route carries its own planning risk and cost. If a buyer's offer depends on a different scheme being approved, the deal is usually conditional on that new permission rather than a straight purchase.
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.
Is South Ockendon an area you cover for land?
Yes, we cover land in South Ockendon and elsewhere in Essex, including Billericay, Pitsea and Clacton-on-Sea. 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.
Read more: Sell Land with Planning Permission · Guide: How is development land valued?