Sell Land Without Planning in Mansfield
Land without planning permission in Mansfield 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.
Mansfield · NG18Free 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 Mansfield
We cover Mansfield as part of Nottinghamshire. It is about 13 miles north of Nottingham, around postcode district NG18. Sutton-in-Ashfield is the closest neighbouring place we cover, at about 3 miles, followed by Kirkby-in-Ashfield and Hucknall. Within England, Mansfield falls in the East Midlands region. Our head office in Great Barr, Birmingham, is about 50 miles away.
Sites worth a conversation around Mansfield: small holdings and pony paddocks, corner plots and side gardens and large and long rear gardens. Because Mansfield 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 Mansfield and we will explain the routes open to you.
What we offer in Mansfield
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.
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.
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.
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.
Planning in Mansfield: the English rules
Land with no planning permission can still be sold. Around Mansfield, 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.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| Local planning document | Local Plan |
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Your questions answered for Mansfield
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.
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.
Can I get planning on land outside the settlement boundary?
Sometimes. Land just outside a boundary is usually treated as countryside, where new housing is restricted. Prospects improve if the council allocates the land in a new plan, or where national policy gives weight to unmet housing need. Each nation handles this differently, so we explain the position for your council area.
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.
Do you work with landowners in Mansfield?
We do. We work with landowners in Mansfield and elsewhere in Nottinghamshire, including Nottingham, Sutton-in-Ashfield and Arnold. Send us a postcode and we will start with a free, no-obligation appraisal of what the land could take.
Read more: Sell Land Without Planning · Guide: Green Belt and grey belt land explained