Sell Land Without Planning in Walthamstow
Most development land in Walthamstow starts life with no planning at all. If your field, yard or paddock sits close to existing homes, you have a choice: take a lower price now and pass the risk to a buyer, or wait for planning and share in the higher value. We set out both sides in writing after a free appraisal.
Walthamstow · E17Free 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 Walthamstow
Walthamstow sits about 7 miles north-east of London in Greater London, in the E17 postcode district. Nearby, we also cover Leytonstone, Tottenham and Woodford Green, all within 2 miles. Walthamstow is in the London region of England.
Typical sites we review near Walthamstow include land that already has planning permission, farmland next to the settlement boundary and backland plots with a workable access. As Walthamstow is in England, applications are judged against the National Planning Policy Framework, and the buyer of land pays Stamp Duty Land Tax (SDLT).
Send us a postcode in or near E17 and we will start with a free desktop appraisal.
What you get in Walthamstow
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.
Option or promotion routes
Where planning will take longer, an option or promotion agreement lets us fund the application while you keep ownership. We explain the difference, including who benefits from a higher or lower sale price.
Buying land as it stands
Where we can see a planning route we are prepared to back, we can buy your land as it stands, with no onward chain, subject to survey, title and contract.
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.
Rules that apply in Walthamstow
Land with no planning permission can still be sold. Around Walthamstow, 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.
| 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 |
Sell Land Without Planning in Walthamstow: questions
What is hope value?
Hope value is the extra amount a buyer will pay above a site's existing use value because there is a realistic prospect of planning permission. The stronger the prospect, and the sooner permission could realistically come, the higher the hope value tends to be. It is lower than the value with permission, because the buyer carries the planning risk.
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.
Can I keep using the land while planning is pursued?
Usually, yes. Under options and promotion agreements you normally keep ownership and can carry on using the land, for example for grazing or farming, until it is sold. The agreement sets out access for surveys and any restrictions, such as on granting new long-term tenancies.
Should I apply for planning permission myself before selling?
You can, but an application costs money in surveys, reports and fees, and a refusal can make the land harder to sell. A scheme designed by someone who does not intend to build may also not suit housebuilders. Many landowners prefer a partner who carries the cost and risk of planning instead.
Is Walthamstow an area you cover for land?
Yes, we cover land in Walthamstow and elsewhere in Greater London, including Wimbledon, Isleworth and Sutton. 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: Overage and clawback: how they work when you sell land