Sell Land Without Planning in Greater Manchester
Most development land in Greater Manchester 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.
Greater ManchesterFree 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 Greater Manchester
Across Greater Manchester, we cover Manchester and 38 other towns, among them Golborne, Dukinfield and Stockport. Next door, we also cover Cheshire, Lancashire and Merseyside. Greater Manchester is close to our head office in Great Barr, Birmingham.
Around Greater Manchester we look at small holdings and pony paddocks, land that already has planning permission and brownfield land in and around Manchester. In England, where Greater Manchester sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).
A postcode and a rough boundary are enough for us to start a free appraisal of land near Greater Manchester.
What you get in Greater Manchester
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.
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.
Conditional contracts
Contracts are signed now, but the sale only completes if a satisfactory planning permission is granted by a longstop date. The price is usually fixed, or set by an agreed formula, when the contract is signed.
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.
Rules that apply in Greater Manchester
In England, most planning applications for new homes in Greater Manchester are decided by the local planning authority, usually the council, using its Local Plan and the National Planning Policy Framework. Many landowners sell without planning, either outright or through an option or promotion agreement that funds the application first. Land to Homes offers a free site appraisal, pays your reasonable legal fees on option and promotion agreements, and can buy suitable sites directly, subject to survey, title and contract.
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.
| 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) |
| 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. |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Sell Land Without Planning in Greater Manchester: questions
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 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.
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.
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 Greater Manchester an area you cover for land?
Yes, we cover land across Greater Manchester, including Stalybridge, Swinton and Old Trafford. 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: Planning permission explained for landowners