Sell Land with Planning Permission in Stratford
Land with planning permission in Stratford 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.
Stratford · E15Free 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 and sites near Stratford
Stratford sits about 6 miles east of London in Greater London, in the E15 postcode district. Nearby, we also cover Bow, Canning Town and Canary Wharf, all within 2 miles. Stratford is part of England’s London region.
In and around Stratford, the land we appraise ranges from small holdings and pony paddocks to infill gaps along existing streets, including large and long rear gardens. Because Stratford is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
A postcode and a rough boundary are enough for us to start a free appraisal of land near Stratford.
How we work in Stratford
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.
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.
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.
Rules that apply in Stratford
Land with no planning permission can still be sold. Around Stratford, the usual routes in England are a direct sale, an option agreement or a promotion agreement, where the planning work is funded for you and the land is sold once consent is granted. Outline planning permission settles the principle, with reserved matters approved later. Section 106 obligations, the Community Infrastructure Levy where charged and biodiversity net gain all affect what a site is worth, so independent advice matters.
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) |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Common questions in Stratford
Do I need to clear the planning conditions before I sell?
Not usually. Many sites sell with conditions still outstanding, and the buyer deals with them as part of preparing to build. Clearing some in advance can make a site easier to sell, but it costs money and may not suit every buyer's design. We will tell you whether it is worth doing on your site.
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.
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.
Is outline planning permission worth less than full permission?
Usually, because more approvals are still needed. Outline permission sets the principle and sometimes the access, while reserved matters such as layout, scale, appearance and landscaping come later. A buyer allows for the cost and risk of that remaining work. In Scotland the closest equivalent is planning permission in principle.
Do you buy land in Stratford?
Yes. Land to Homes looks at land in Stratford and elsewhere in Greater London, including Bexley, Pimlico and Hanworth. Every enquiry starts with a free site appraisal, and on option and promotion agreements we pay your reasonable legal fees.
Read more: Sell Land with Planning Permission · Guide: How is development land valued?