Sell Land Without Planning in Margate

Land we look at around Margate

Margate sits about 38 miles east of Maidstone in Kent, in the CT9 postcode district. Close by, our coverage also takes in Broadstairs, Ramsgate and Deal. Margate is in the South East region of England.

Around Margate we look at infill gaps along existing streets, land that already has planning permission and former garage blocks and yards. Because Margate is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).

Tell us where your land is around Margate and we will explain the routes open to you.

Why work with Land to Homes in Margate

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.

Hope value explained

Land with no permission but a realistic chance of one is worth more than its current use value, but less than consented land. We explain where your site sits on that scale and why.

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.

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 Margate: 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 Margate 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.

Key rules in Margate
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
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

Your questions answered for Margate

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 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.

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.

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.

Do you buy land in Margate?

Yes. Land to Homes looks at land in Margate and elsewhere in Kent, including Chatham, Gillingham and Sittingbourne. Every enquiry starts with a free site appraisal, and on option and promotion agreements we pay your reasonable legal fees.