Planning Permission and Strategy in County Tyrone
Planning permission and strategy in County Tyrone means working out how a site can win consent for new homes before anyone spends money on drawings. Land to Homes reviews local planning policy, constraints and access, chooses the right route, such as outline or full permission, and manages the application from pre-application advice through to a decision.
County TyroneFree 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 County Tyrone
We cover 4 places across County Tyrone: Omagh is the main one, alongside Dungannon, Strabane and Cookstown. If your land is near a boundary, we also cover County Londonderry, County Armagh and County Fermanagh.
Near County Tyrone, we look at fields that need a masterplan before an application, sites that need a fresh planning strategy and schemes that need redesigning to work. In Northern Ireland, where County Tyrone sits, planning decisions are made by the 11 district councils, with the Department for Infrastructure deciding regionally significant applications.
Send us the site address near County Tyrone and we will tell you what we think the planning route is.
Why work with Land to Homes in County Tyrone
The right application route
Outline, full or another route the rules allow in that nation. We explain why we chose it and what each route means for timing, cost and risk.
Early engagement
We seek pre-application advice from the council where it is offered, and talk to neighbours and community groups before submitting, so concerns are dealt with early.
Honest about risk
No one can guarantee planning permission. We tell you plainly where the risks sit, what could be done about them and when a site is unlikely to succeed.
Planned around buildable homes
As part of the S&K Group, a construction and property group, we shape schemes around homes that can be built and delivered, not just consented.
Rules that apply in County Tyrone
Countryside planning policy in Northern Ireland is generally restrictive, so land inside or next to the settlement development limits around County Tyrone is usually the strongest prospect for new homes. Outline planning permission can establish the principle, with reserved matters approved later. A promotion agreement lets us fund that planning work, with our costs recovered from the sale proceeds only if the land sells with planning. Your reasonable legal fees are covered too, agreed in the heads of terms.
In Northern Ireland, the 11 district councils decide most applications under the Strategic Planning Policy Statement and their local development plans, while regionally significant applications go to the Department for Infrastructure. Major applications need pre-application community consultation, and planning agreements are made under Section 76. Countryside policy is restrictive, so settlement limits matter.
| National planning policy | Strategic Planning Policy Statement (SPPS, Edition 2), applied with retained Planning Policy Statements until each council adopts its Plan Strategy |
|---|---|
| Local planning document | Local Development Plan (LDP), made up of a Plan Strategy and a Local Policies Plan |
| Who decides applications | The 11 district councils, with the Department for Infrastructure deciding regionally significant applications |
| 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 | Land & Property Services (Land Registry and Registry of Deeds) |
| How a sale becomes binding | A land sale becomes legally binding when contracts signed by both parties are exchanged and finishes on completion, with the title registered in the Land Registry at Land & Property Services. |
| Developer contributions | Section 76 planning agreements under the Planning Act (Northern Ireland) 2011 (there is no Community Infrastructure Levy) |
Your questions answered for County Tyrone
What happens if planning permission is refused?
You can usually appeal, submit a revised application that deals with the reasons for refusal, or wait for planning policy to change. The right choice depends on the reasons given. We review the decision notice, take specialist advice where needed and explain the options. Under a promotion agreement, further planning work is funded by us on the terms set out in the agreement.
Who pays for a planning application?
Normally whoever makes the application pays the council fee and the cost of the surveys and reports. Under a promotion agreement with Land to Homes, we fund the planning work, and those costs are only recovered from the sale proceeds if the land sells with planning permission. On a direct purchase without planning, the planning cost and risk become ours.
Can you guarantee planning permission?
No. Nobody can guarantee planning permission, because the decision rests with the planning authority or, on appeal, an independent appeal body. What we can do is choose sites with genuine prospects, prepare a thorough application and deal with likely objections before they arise. If we think a site is unlikely to succeed, we will tell you.
What is the difference between outline and full planning permission?
Outline permission establishes whether development is acceptable in principle, with some or all of the details, known as reserved matters, left for a later application. Full permission approves the detailed scheme in one go. Outline is often used to secure the principle on land before it is sold. In Scotland the equivalent of outline is planning permission in principle.
Do you take on planning and building work in County Tyrone?
Yes, on sites we buy, option, promote or develop in partnership across County Tyrone, including Strabane, Dungannon and Cookstown. We do not take on planning or building work for third parties as a consultancy.
Read more: Planning Permission and Strategy · Guide: Planning permission explained for landowners