Planning Permission and Strategy in London
Planning permission and strategy in London 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.
London · EC1AFree 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 London
London (EC1A) is the hub of our Greater London coverage, with 81 further towns covered. Nearby, we also cover City of Westminster, Pimlico and Islington, all within 2 miles.
Near London, we look at land with an expired or ageing consent, sites where the layout needs to change and sites that need a fresh planning strategy. Because London is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
Send us the site address near London and we will tell you what we think the planning route is.
Why work with Land to Homes in London
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.
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.
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.
How the rules work in London
Selling development land in London 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.
| 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 |
Planning Permission and Strategy in London: questions
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.
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.
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.
Do you take on planning and building work in London?
Yes, on sites we buy, option, promote or develop in partnership in London and elsewhere in Greater London, including Wembley, Wallington and Beckenham. 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