New Home Construction in Oakham
Land to Homes is part of the S&K Group, a construction and property group, so building homes in Oakham 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.
Oakham · LE15Free 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
Planning and building around Oakham
Our Rutland coverage is centred on Oakham, postcode district LE15, and reaches 1 other places. Close by, our coverage also takes in Uppingham, Melton Mowbray and Stamford. Within England, Oakham falls in the East Midlands region. Our head office in Great Barr, Birmingham, is about 52 miles away.
Typical work around Oakham: sites where the layout needs to change, schemes that need redesigning to work and in-principle consents that still need detailed approval. In England, where Oakham sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).
If you have a site near Oakham that is stuck, a short call is the best place to start.
What we offer in Oakham
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.
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.
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.
Planning in Oakham: the English rules
Land with no planning permission can still be sold. Around Oakham, 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) |
| Land registration | HM Land Registry |
Your questions answered for Oakham
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 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.
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 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.
Do you take on planning and building work in Oakham?
Yes, on sites we buy, option, promote or develop in partnership in Oakham and elsewhere in Rutland, including Uppingham. 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