Sell Land Without Planning in Deal
Land without planning permission in Deal 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.
Deal · CT14Free 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
Selling land around Deal
In Kent, Deal lies about 38 miles east of Maidstone; its central postcode district is CT14. Dover is the closest neighbouring place we cover, at about 8 miles, followed by Ramsgate and Broadstairs. Deal is in the South East region of England.
Typical sites we review near Deal include redundant agricultural buildings, redundant commercial buildings and backland plots with a workable access. Planning in Deal follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.
A postcode and a rough boundary are enough for us to start a free appraisal of land near Deal.
Why work with Land to Homes in Deal
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.
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.
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.
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.
Planning in Deal: the English rules
Whether a field or large garden could take homes depends mostly on the council's Local Plan and national policy. Under the National Planning Policy Framework, plans define settlement boundaries, and land just outside Deal may still come forward if it is allocated, previously developed or meets evidenced unmet housing need. Smaller housing schemes can also use Permission in Principle, an England-only route that settles location, use and amount first. Our free appraisal explains which route suits your land.
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 |
Common questions in Deal
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 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 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.
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.
Is Deal an area you cover for land?
Yes, we cover land in Deal and elsewhere in Kent, including Folkestone, Sittingbourne and Chatham. 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: How is development land valued?