Planning Permission and Strategy in Greenock
Planning permission and strategy in Greenock 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.
Greenock · PA16Free site appraisal
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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 Greenock
We cover Greenock as part of Glasgow & the Clyde. It is about 20 miles west of Glasgow, around postcode district PA16. Nearby, we also cover Helensburgh, Dunoon and Clydebank, all within 14 miles.
Typical work around Greenock: plots where access or drainage is the sticking point, land where self-build plots could suit the market and in-principle consents that still need detailed approval. Because Greenock is in Scotland, land titles are registered with Registers of Scotland (Land Register of Scotland) and transfers attract Land and Buildings Transaction Tax (LBTT).
Send us the site address near Greenock and we will tell you what we think the planning route is.
How we work in Greenock
Policy first
We start with the development plan, national policy and the planning history of the site, so the strategy rests on what the council will actually test the application against.
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.
Technical work commissioned
Ecology, drainage, highways, flood risk, heritage and ground conditions, as the site requires. We brief each consultant and check their findings against the planning case.
Nothing to pay upfront
Where we promote land, we fund the planning work. They are only recovered from the sale proceeds if the land sells with planning permission.
Planning in Greenock: the Scottish rules
Scottish land deals differ from the rest of the UK in a few ways: contracts are concluded by missives, consent in principle is called planning permission in principle, and developer contributions use Section 75 agreements. Land to Homes works within those rules around Greenock, whether buying a suitable site directly with no onward chain, subject to survey, title and contract, or promoting it through planning with nothing to pay upfront. Planning permission is never guaranteed, so we explain the risks plainly.
In Scotland, National Planning Framework 4 forms part of the statutory development plan alongside the Local Development Plan. National and major developments need a proposal of application notice and community consultation before an application is made, and planning permission in principle can establish whether housing is acceptable. Obligations are secured through Section 75 agreements.
| National planning policy | National Planning Framework 4 (NPF4), which forms part of the statutory development plan |
|---|---|
| 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) |
| Developer contributions | Section 75 planning obligations, with Section 69 agreements sometimes used for simple one-off payments |
Questions about Planning Permission and Strategy in Greenock
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.
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 a Section 106 agreement?
A Section 106 agreement is a legal agreement between a council and a landowner or developer that makes a development acceptable in planning terms, for example by securing affordable homes or contributions to schools and roads. It applies in England and Wales. Scotland uses Section 75 agreements and Northern Ireland uses Section 76 planning agreements for similar purposes.
How long does it take to get planning permission?
It varies with the size of the scheme, the council's workload and whether a legal agreement is needed. Small schemes usually move faster than major applications, which have longer statutory periods and often need a planning obligation. Pre-application advice and good survey work add time at the start but often save time later. We give you a realistic view for your site.
Do you take on planning and building work in Greenock?
Yes, on sites we buy, option, promote or develop in partnership in Greenock and elsewhere in Glasgow & the Clyde, including Clydebank, Bishopbriggs and Paisley. 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