Sell Land Without Planning in Canary Wharf
Land without planning permission in Canary Wharf can still be sold for development. Its value rests on hope, meaning how likely it is that new homes will be allowed. Land to Homes can buy suitable sites as they stand, agree a contract that completes only if planning is granted, or partner with you through an option or promotion agreement.
Canary Wharf · E14Free 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
Our coverage in Canary Wharf
Canary Wharf sits about 5 miles east of London in Greater London, in the E14 postcode district. If your land sits between towns, Bow, Canning Town and Greenwich are the closest neighbouring places on our list. Canary Wharf is in the London region of England.
In and around Canary Wharf, the land we appraise ranges from farmland next to the settlement boundary to large and long rear gardens, including corner plots and side gardens. Because Canary Wharf is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
Send us a postcode in or near E14 and we will start with a free desktop appraisal.
Our approach in Canary Wharf
Planning funded on promotion
Nothing to pay upfront: on a promotion agreement we fund the planning work, and those costs are recovered from the sale proceeds only if the land sells with planning. The detail is set out in the heads of terms.
Local plan timing
Councils review their development plans periodically and invite landowners to put sites forward. We check where your council is in that cycle, because it can matter more than any single application.
Constraints checked first
Flood risk, access, heritage, ecology, protected trees and landscape designations can each decide whether planning is realistic. We look at all of these before discussing any deal or price mechanism with you.
Overage protects the upside
If you sell now, an overage clause can entitle you to a further payment if a more valuable permission is granted later. We explain how triggers, duration and security are usually set out.
How the rules work in Canary Wharf
Land with no planning permission can still be sold. Around Canary Wharf, 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, the starting point is the Local Plan and the National Planning Policy Framework. Councils assess land put forward in a housing and economic land availability assessment. Smaller housing-led sites can apply for Permission in Principle to test whether the location is acceptable, and some Green Belt land may now be assessed as grey belt.
| 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. |
Sell Land Without Planning in Canary Wharf: questions
What if my land has been refused planning before?
A previous refusal is useful evidence, not necessarily the end of the story. Policy changes, new local plans and a different scheme can lead to a different outcome. We read the refusal reasons and any appeal decision before giving a view on whether a fresh approach is realistic and worth the cost.
What is a call for sites?
When a council prepares or reviews its development plan, it usually invites landowners and developers to put land forward for consideration. Submitting your site does not mean it will be allocated, but it puts the land in front of the council's planning team. In Wales this is usually called the candidate site process.
Is a field with no road frontage worth selling for development?
It can be, but access is the first question any buyer asks. If the only route in crosses land owned by someone else, rights need to be agreed or a strip bought. We check title plans and highway records before suggesting any deal, so you know whether access is a hurdle or a dead end.
What is a subject to planning contract?
It is a contract where both sides commit now, but the sale only completes if a satisfactory planning permission is granted. It sets a longstop date, defines what counts as satisfactory and usually says who controls the application. If permission is not granted by the longstop date, either side can normally withdraw without penalty.
Is Canary Wharf an area you cover for land?
Yes, we cover land in Canary Wharf and elsewhere in Greater London, including Walthamstow, Bexley and Islington. 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 Without Planning · Guide: Green Belt and grey belt land explained