Planning Permission and Strategy in Barking
If you own land in Barking and want to know whether homes could get planning permission, the answer starts with policy, not plans. We look at what the development plan says, what has been approved or refused nearby and what surveys the site needs. On promotion agreements we fund that work, and we never promise an outcome we cannot control.
Barking · IG11Free 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 Barking
We cover Barking as part of Greater London. It is about 9 miles east of London, around postcode district IG11. Close by, our coverage also takes in Ilford, Becontree and Thamesmead. Within England, Barking falls in the London region.
Typical work around Barking: plots where access or drainage is the sticking point, sites where the layout needs to change and land where self-build plots could suit the market. In England, where Barking sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).
Tell us about the site near Barking and we will explain how we would take it forward.
What you get in Barking
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.
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.
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.
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.
Planning in Barking: the English rules
Selling development land in Barking usually starts with heads of terms, a short written summary of price, conditions and fees, before solicitors draft the contract. In England the sale becomes binding on exchange of contracts and finishes on completion, with the title then registered at HM Land Registry. The buyer normally pays Stamp Duty Land Tax. On option and promotion agreements with Land to Homes, your reasonable legal fees are covered, with the amount agreed in the heads of terms.
In England, applications are judged against the National Planning Policy Framework and the council's Local Plan. Most applications must also deliver biodiversity net gain, and larger schemes usually involve a Section 106 agreement and, where a council charges it, the Community Infrastructure Levy. Permission in principle is an extra route available only in England.
| Local planning document | Local Plan |
|---|---|
| In-principle consent | Outline planning permission, with reserved matters approved later |
| 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 Barking
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.
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.
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.
How do I find out if my land could get planning permission?
Start with the council's development plan, which shows where new homes are supported, and the planning history of the site and its surroundings. Access, flood risk, ecology and heritage also matter. Our free site appraisal reviews these factors and tells you plainly whether we think the land has prospects, and which route to planning would suit it.
Do you take on planning and building work in Barking?
Yes, on sites we buy, option, promote or develop in partnership in Barking and elsewhere in Greater London, including Finchley, Chelsea and Chalk Farm. We do not take on planning or building work for third parties as a consultancy.
Read more: Planning Permission and Strategy · Guide: Who pays for land promotion? Fees, costs and legal fees explained