Planning Permission and Strategy in Romford
Land to Homes runs the planning process for residential sites in Romford, 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.
Romford · RM1Free 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
Our work around Romford
We cover Romford as part of Greater London. It is about 14 miles east of London, around postcode district RM1. Hornchurch is the closest neighbouring place we cover, at about 2 miles, followed by Dagenham and Becontree. Within England, Romford falls in the London region.
Typical work around Romford: land where self-build plots could suit the market, plots where access or drainage is the sticking point and land with an expired or ageing consent. Because Romford 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 Romford and we will tell you what we think the planning route is.
What we offer in Romford
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.
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.
How the rules work in Romford
If your land near Romford 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.
| Local planning document | Local Plan |
|---|---|
| In-principle consent | Outline planning permission, with reserved matters approved later |
| Land registration | HM Land Registry |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Your questions answered for Romford
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 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.
Do you take on planning and building work in Romford?
Yes, on sites we buy, option, promote or develop in partnership in Romford and elsewhere in Greater London, including Edmonton, Hadley Wood and Tottenham. 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