New Home Construction in Moray
Once a site in Moray has planning permission and the pre-commencement conditions are cleared, building can start. We organise the groundworks, utilities and roads first, then build the homes in phases, with building control inspections at key stages. Every home is built to the building regulations or building standards that apply in the nation where the site sits.
MorayFree 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
Our work around Moray
Across Moray, we cover Elgin and 2 other towns, among them Forres and Buckie. Next door, we also cover Aberdeen & Aberdeenshire, Highlands & Islands and Angus & Dundee.
Typical work around Moray: plots where access or drainage is the sticking point, sites where the layout needs to change and schemes that need redesigning to work. Planning in Moray follows Scotland’s rules: National Planning Framework 4 sets national policy and the council’s Local Development Plan sets local policy.
Send us the site address near Moray and we will tell you what we think the planning route is.
What we offer in Moray
Built to the right regulations
Each home is built to the building regulations or building standards of its nation, with inspections at key stages of the build.
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.
From land to keys
The people who buy or promote the land also plan the build, so the scheme that wins planning is one that can be delivered on site.
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.
Planning in Moray: the Scottish rules
If you own land on the edge of Moray, its prospects in Scotland depend largely on the Local Development Plan, which allocates sites for housing, and on NPF4 policies such as those on local living, infrastructure and quality homes. An option or promotion agreement lets a partner fund the planning case while you keep ownership until a sale. With Land to Homes, your reasonable legal fees on these agreements are covered, with the amount agreed in the heads of terms.
In Scotland, construction needs a building warrant from the council before work starts and an accepted completion certificate before homes are occupied. Building standards are set by the Scottish Government, and the New Build Heat Standard generally rules out direct emissions heating such as gas boilers in new homes. New roads usually need roads construction consent from the council.
| National planning policy | National Planning Framework 4 (NPF4), which forms part of the statutory development plan |
|---|---|
| Local planning document | Local Development Plan (LDP) |
| Who decides applications | The council as planning authority (or a national park authority in its area) |
| In-principle consent | Planning permission in principle (PPP), followed by approval of matters specified in conditions |
| Land transaction tax (paid by the buyer) | Land and Buildings Transaction Tax (LBTT) |
| Land registration | Registers of Scotland (Land Register of Scotland) |
| How a sale becomes binding | Land sales are concluded through missives, formal letters exchanged between solicitors that become a binding contract once concluded, followed by settlement on the date of entry and registration in the Land Register of Scotland. |
| Developer contributions | Section 75 planning obligations, with Section 69 agreements sometimes used for simple one-off payments |
New Home Construction in Moray: questions
Can you build out a site that already has planning permission?
Yes, where the scheme suits us. We can buy a site with planning permission directly, subject to survey, title and contract, or discuss a joint venture where the landowner keeps an interest. We review the permission, its conditions and any legal agreement first, because they affect what can be built and when.
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.
Does Land to Homes build the homes itself?
Land to Homes manages planning, design and construction on the sites it brings forward, and is part of the S&K Group, a construction and property group. Construction is carried out with contractors and suppliers under our management. Because we plan land with building in mind, the schemes we take to planning are designed to be delivered.
Do new homes have to be energy efficient?
Yes. Each nation's building regulations or building standards set energy efficiency requirements for new homes, and these have been tightened over recent years. In Scotland, new homes generally need zero direct emissions heating, such as heat pumps. England and Wales are moving to higher standards through updates to their own regulations.
Do you take on planning and building work in Moray?
Yes, on sites we buy, option, promote or develop in partnership across Moray, including Elgin, Buckie and Forres. 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