New Home Construction in Tottenham
New home construction in Tottenham is the stage where a consented scheme becomes real homes: site set-up, groundworks, roads and drainage, building the homes and handing them over. Land to Homes manages construction on the sites it brings forward, working with contractors and suppliers, and plans each scheme around homes that can be built well and then sold or let.
Tottenham · N17Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
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- 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
Planning and building around Tottenham
Tottenham (N17) is one of the Greater London towns we cover, about 7 miles north of London. The nearest other places we cover are Edmonton (2 miles), Wood Green (2 miles) and Walthamstow (2 miles). Within England, Tottenham falls in the London region.
Typical work around Tottenham: schemes that need redesigning to work, in-principle consents that still need detailed approval and plots where access or drainage is the sticking point. As Tottenham is in England, applications are judged against the National Planning Policy Framework, and the buyer of land pays Stamp Duty Land Tax (SDLT).
If you have a site near Tottenham that is stuck, a short call is the best place to start.
How we work in Tottenham
Energy-efficient homes
Homes are designed to meet current energy standards in each nation, which increasingly means low-carbon heating, high insulation and good airtightness.
Warranty considered early
Most mortgage lenders expect a new home to carry a recognised structural warranty, so warranty provider requirements are considered from the design stage.
Mixed tenures on one site
Homes for sale, homes for rent and affordable homes can be built together, designed so that the tenures are hard to tell apart from the street.
Groundworks and infrastructure
Roads, sewers, drainage and services are planned and built to the standards needed for adoption by the highway authority and water company where that applies.
Planning in Tottenham: the English rules
Land with no planning permission can still be sold. Around Tottenham, 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, homes are built to the Building Regulations and signed off by council building control or a registered building control approver. Higher-risk residential buildings go through the Building Safety Regulator. Energy standards are being raised through the Future Homes Standard, and most developments must also deliver the biodiversity net gain agreed at planning.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| Who decides applications | The local planning authority, usually the district, borough, city or unitary council (or a national park authority) |
| 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 |
New Home Construction in Tottenham: questions
What are pre-commencement conditions?
They are planning conditions that must be satisfied before any work starts on site, such as approving drainage details, materials or a construction management plan. Starting work without discharging them can put the permission at risk. We deal with them before work begins, together with any planning obligations that apply to the site.
What are building regulations?
Building regulations set minimum standards for the design and construction of buildings, including structure, fire safety, energy efficiency, drainage and accessibility. England, Wales and Northern Ireland each have their own regulations, approved through building control. Scotland has building standards, and work needs a building warrant from the council before it starts and a completion certificate at the end.
What happens to the roads and sewers on a new development?
On many developments the new roads are built to the highway authority's standards and then adopted, so the council maintains them. Sewers can similarly be adopted by the water company. Where roads or open spaces are not adopted, they are usually looked after by a management company funded by residents, and buyers should check this before reserving.
How are neighbours affected during construction?
Building work brings deliveries, noise and some disruption. Councils often require a construction management plan setting out working hours, delivery routes, parking and controls on dust and noise. We follow those requirements, keep the site tidy and secure, and make sure neighbours know who to contact if something goes wrong.
Do you take on planning and building work in Tottenham?
Yes, on sites we buy, option, promote or develop in partnership in Tottenham and elsewhere in Greater London, including Surbiton, Stratford and Highbury. We do not take on planning or building work for third parties as a consultancy.
Read more: New Home Construction · Guide: Buying a new-build home: what to expect from reservation to keys