Planning Permission and Strategy in Kent
Land to Homes runs the planning process for residential sites in Kent, 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.
KentFree 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
Planning and building around Kent
Our Kent coverage takes in 22 towns and cities, centred on Maidstone and including Margate, Folkestone and Sittingbourne. Neighbouring areas we also cover include Essex, Greater London and East Sussex.
Near Kent, we look at land where self-build plots could suit the market, fields that need a masterplan before an application and sites where the layout needs to change. Because Kent is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
Tell us about the site near Kent and we will explain how we would take it forward.
What you get in Kent
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.
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.
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.
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.
How the rules work in Kent
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 Kent 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 |
Your questions answered for Kent
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.
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.
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.
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 manage a site in Kent from planning to build?
On land we take forward ourselves across Kent, including Margate, Faversham and Dover, we manage planning, design and construction. Tell us about the site and we will explain how we would approach it.
Read more: Planning Permission and Strategy · Guide: Selling part of your garden: what you need to know