Sell Land Without Planning in Thornaby-on-Tees
Land without planning permission in Thornaby-on-Tees 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.
Thornaby-on-Tees · TS17Free 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 we look at around Thornaby-on-Tees
In North Yorkshire, Thornaby-on-Tees lies about 41 miles north of York; its central postcode district is TS17. Stockton-on-Tees is the closest neighbouring place we cover, at about 3 miles, followed by Billingham and Middlesbrough. Thornaby-on-Tees is in the North East region of England.
Around Thornaby-on-Tees we look at small holdings and pony paddocks, land that already has planning permission and redundant agricultural buildings. Because Thornaby-on-Tees 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 Thornaby-on-Tees and we will explain the routes open to you.
What we offer in Thornaby-on-Tees
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.
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.
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.
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.
The English system, as it applies in Thornaby-on-Tees
Selling development land in Thornaby-on-Tees usually starts with heads of terms, a short written summary of price, conditions and fees, before solicitors draft the contract. In England the sale becomes binding on exchange of contracts and finishes on completion, with the title then registered at HM Land Registry. The buyer normally pays Stamp Duty Land Tax. On option and promotion agreements with Land to Homes, your reasonable legal fees are covered, with the amount agreed in the heads of terms.
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.
| 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 registration | HM Land Registry |
Sell Land Without Planning in Thornaby-on-Tees: 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 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.
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.
Do you buy land in Thornaby-on-Tees?
Yes. Land to Homes looks at land in Thornaby-on-Tees and elsewhere in North Yorkshire, including Redcar, Middlesbrough and York. Every enquiry starts with a free site appraisal, and on option and promotion agreements we pay your reasonable legal fees.
Read more: Sell Land Without Planning · Guide: Overage and clawback: how they work when you sell land