Planning Permission and Strategy in Ashton-in-Makerfield
Planning permission and strategy in Ashton-in-Makerfield 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.
Ashton-in-Makerfield · WN4Free 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 Ashton-in-Makerfield
In Greater Manchester, Ashton-in-Makerfield lies about 17 miles west of Manchester; its central postcode district is WN4. The nearest other places we cover are Golborne (2 miles), Newton-le-Willows (3 miles) and St Helens (4 miles). Ashton-in-Makerfield is in the North West region of England.
Near Ashton-in-Makerfield, we look at sites that need a fresh planning strategy, in-principle consents that still need detailed approval and sites where the layout needs to change. Planning in Ashton-in-Makerfield follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.
Send us the site address near Ashton-in-Makerfield and we will tell you what we think the planning route is.
What we offer in Ashton-in-Makerfield
Early engagement
We seek pre-application advice from the council where it is offered, and talk to neighbours and community groups before submitting, so concerns are dealt with early.
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.
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.
How the rules work in Ashton-in-Makerfield
In England, most planning applications for new homes in Ashton-in-Makerfield are decided by the local planning authority, usually the council, using its Local Plan and the National Planning Policy Framework. Many landowners sell without planning, either outright or through an option or promotion agreement that funds the application first. Land to Homes offers a free site appraisal, pays your reasonable legal fees on option and promotion agreements, and can buy suitable sites directly, subject to survey, title and contract.
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 |
|---|---|
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Land registration | HM Land Registry |
| 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. |
Planning Permission and Strategy in Ashton-in-Makerfield: 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.
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.
Do you take on planning and building work in Ashton-in-Makerfield?
Yes, on sites we buy, option, promote or develop in partnership in Ashton-in-Makerfield and elsewhere in Greater Manchester, including Radcliffe, Tyldesley and Salford. 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