Planning Permission and Strategy in Corby
Planning permission and strategy in Corby 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.
Corby · NN17Free 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
Our work around Corby
About 19 miles north-east of Northampton, Corby is part of our Northamptonshire coverage, centred on postcode district NN17. Nearby, we also cover Uppingham, Kettering and Market Harborough, all within 10 miles. Corby is in the East Midlands region of England. Our head office in Great Barr, Birmingham, is about 53 miles away.
Typical work around Corby: plots where access or drainage is the sticking point, schemes that need redesigning to work and sites where the layout needs to change. Because Corby is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
If you have a site near Corby that is stuck, a short call is the best place to start.
Why work with Land to Homes in Corby
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.
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.
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.
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.
Rules that apply in Corby
In England, most planning applications for new homes in Corby 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 |
|---|---|
| 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) |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Your questions answered for Corby
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.
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.
Can you manage a site in Corby from planning to build?
On land we take forward ourselves in Corby and elsewhere in Northamptonshire, including Kettering, Rushden and Wellingborough, 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