Planning Permission and Strategy in Becontree
Land to Homes runs the planning process for residential sites in Becontree, from a first look at policy to a decision notice. We build the consultant team, commission the surveys, talk to the council and the community, and prepare the application. Where we promote land, we fund the planning work, and those costs are recovered from the sale proceeds only if the land sells with planning.
Becontree · RM9Free 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
Sites we take on near Becontree
Becontree (RM9) is one of the Greater London towns we cover, about 11 miles east of London. Close by, our coverage also takes in Dagenham, Barking and Ilford. Within England, Becontree falls in the London region.
Projects we can take on around Becontree include sites where the layout needs to change, plots where access or drainage is the sticking point and land with an expired or ageing consent. In England, where Becontree 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 Becontree that is stuck, a short call is the best place to start.
What you get in Becontree
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.
Your legal fees covered
On option and promotion agreements we pay your reasonable legal fees, with the amount agreed in the heads of terms before you instruct a solicitor.
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.
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.
How the rules work in Becontree
If your land near Becontree lies in the Green Belt, national policy still protects it, but England's planning framework now recognises grey belt: Green Belt land that is previously developed or does not strongly contribute to certain Green Belt purposes. Where there is evidenced unmet need and the location is sustainable, grey belt housing can be acceptable, with major schemes meeting the Golden Rules on affordable housing, infrastructure and green space. Planning is never guaranteed, so we check policy, access and constraints first.
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.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| In-principle consent | Outline planning permission, with reserved matters approved later |
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| 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. |
Your questions answered for Becontree
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.
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.
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.
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.
Do you take on planning and building work in Becontree?
Yes, on sites we buy, option, promote or develop in partnership in Becontree and elsewhere in Greater London, including Chingford, Willesden and Wimbledon. We do not take on planning or building work for third parties as a consultancy.
Read more: Planning Permission and Strategy · Guide: Selling part of your garden: what you need to know