Planning Permission and Strategy in Herefordshire
Land to Homes runs the planning process for residential sites in Herefordshire, 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.
HerefordshireFree 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 Herefordshire
Our Herefordshire coverage takes in 4 towns and cities, centred on Hereford and including Ledbury, Leominster and Ross-on-Wye. Next door, we also cover Worcestershire, Gloucestershire and West Midlands. Our Great Barr head office in Birmingham is about 45 miles from the middle of Herefordshire.
Near Herefordshire, we look at in-principle consents that still need detailed approval, land with an expired or ageing consent and land where self-build plots could suit the market. As Herefordshire is in England, applications are judged against the National Planning Policy Framework, and the buyer of land pays Stamp Duty Land Tax (SDLT).
Tell us about the site near Herefordshire and we will explain how we would take it forward.
What we offer in Herefordshire
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.
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.
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.
How the rules work in Herefordshire
Whether a field or large garden could take homes depends mostly on the council's Local Plan and national policy. Under the National Planning Policy Framework, plans define settlement boundaries, and land just outside Herefordshire may still come forward if it is allocated, previously developed or meets evidenced unmet housing need. Smaller housing schemes can also use Permission in Principle, an England-only route that settles location, use and amount first. Our free appraisal explains which route suits your land.
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 |
|---|---|
| Local planning document | Local Plan |
| Who decides applications | The local planning authority, usually the district, borough, city or unitary council (or a national park authority) |
| In-principle consent | Outline planning permission, with reserved matters approved later |
| 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. |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Common questions in Herefordshire
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.
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.
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 permission in principle?
Permission in principle is a route in England that settles whether a site is suitable for housing-led development, separately from the technical details, which follow in a technical details consent. It is available only in England. Scotland has planning permission in principle, which works more like an outline permission. Wales and Northern Ireland use outline applications to establish the principle.
Do you take on planning and building work in Herefordshire?
Yes, on sites we buy, option, promote or develop in partnership across Herefordshire, including Ledbury, Ross-on-Wye and Hereford. We do not take on planning or building work for third parties as a consultancy.
Read more: Planning Permission and Strategy · Guide: Biodiversity net gain for landowners: what it means for your land