Sell Land with Planning Permission in Dereham
Got planning permission on land in Dereham but no wish to build? You can sell the site with the consent attached. Land to Homes reads the decision notice, the approved drawings, the conditions and any planning agreement, then tells you whether we would buy it directly, subject to survey, title and contract, and what would affect the figure.
Dereham · NR19Free 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 and sites near Dereham
In Norfolk, Dereham lies about 16 miles west of Norwich; its central postcode district is NR19. Wymondham is the closest neighbouring place we cover, at about 11 miles, followed by Swaffham and Norwich. Within England, Dereham falls in the East of England region.
Sites worth a conversation around Dereham: land behind street frontages, small holdings and pony paddocks and corner plots and side gardens. Planning in Dereham 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 NR19 and we will start with a free desktop appraisal.
What we offer in Dereham
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.
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.
Direct purchase of consented sites
Where a consented site suits us, we can buy it ourselves with no onward chain, subject to survey, title and contract. Any planning agreement passes to us with the land.
Planning and land rules in Dereham
If your land near Dereham 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 |
|---|---|
| Who decides applications | The local planning authority, usually the district, borough, city or unitary council (or a national park authority) |
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Land registration | HM Land Registry |
Your questions answered for Dereham
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.
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.
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.
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.
Is Dereham an area you cover for land?
Yes, we cover land in Dereham and elsewhere in Norfolk, including Thetford, Norwich and Swaffham. 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?