New Home Construction in Northumberland
Land to Homes is part of the S&K Group, a construction and property group, so building homes in Northumberland is part of how we plan land from the start. We design schemes that can be built economically, manage the build with contractors and suppliers, and deliver homes for sale, for rent and for councils and housing associations.
NorthumberlandFree 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
Our work around Northumberland
Across Northumberland, we cover Blyth and 5 other towns, among them Ashington, Cramlington and Hexham. Neighbouring areas we also cover include Tyne and Wear, County Durham and North Yorkshire.
Projects we can take on around Northumberland include plots where access or drainage is the sticking point, sites where the layout needs to change and in-principle consents that still need detailed approval. As Northumberland is in England, applications are judged against the National Planning Policy Framework, and the buyer of land pays Stamp Duty Land Tax (SDLT).
Send us the site address near Northumberland and we will tell you what we think the planning route is.
Our approach in Northumberland
Respect for neighbours
Site traffic, working hours, noise and dust are managed under a construction management plan where the council requires one, and neighbours know who to contact.
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.
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.
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.
How the rules work in Northumberland
In England, most planning applications for new homes in Northumberland are decided by the local planning authority, usually the council, using its Local Plan and the National Planning Policy Framework. Many landowners sell without planning, either outright or through an option or promotion agreement that funds the application first. Land to Homes offers a free site appraisal, pays your reasonable legal fees on option and promotion agreements, and can buy suitable sites directly, subject to survey, title and contract.
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 |
|---|---|
| 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 transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Land registration | HM Land Registry |
| 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 Northumberland
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.
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.
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.
Do you take on planning and building work in Northumberland?
Yes, on sites we buy, option, promote or develop in partnership across Northumberland, including Alnwick, Morpeth and Ashington. 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