Sell land without planning permission in Derby
Whether your land is in Derby itself or in the villages between Derby and Belper, we'll look at it properly before making any offer.
Most land for sale has no planning permission. That does not stop a sale; it changes how the deal should be structured so the planning risk is shared sensibly.
- No commission: we're the buyer
- No pressure to decide
- Independent advice encouraged
Selling land near Derby?
Free, no-obligation appraisal.
Derby at a glance
The land we're most interested in near Derby sits on the edge of the built-up area or in the villages towards Belper (7 miles) and Ilkeston (8 miles).
Ranges from the Peak District National Park in the north-west to lowland farmland and former coalfield towns in the east, with green belt between Derby and Nottingham.
| Town | Derby |
|---|---|
| County | Derbyshire |
| Country | England |
| Postcode district | DE1 |
| OS grid square | SK33 |
| Nearest towns we cover | Belper (7 mi), Ilkeston (8 mi), Heanor (8 mi) |
| Planning system | National Planning Policy Framework and local plan |
| Ways to sell | Outright, subject to planning, option or joint venture |
Land we're keen to see around Derby
- Fields and paddocks on the edge of settlements
- Land inside or touching a settlement boundary in the local plan
- Land where neighbouring sites have recently gained permission
- Grazing land with no tenancy or with a tenancy that can be ended
Most land for sale has no planning permission. That does not stop a sale; it changes how the deal should be structured so the planning risk is shared sensibly.
What decides the value of land without planning permission near Derby
Current use value
Agricultural or amenity value is the floor under any offer.
Local plan position
Land allocated, or close to being allocated, for housing carries far more hope value.
Planning history
Past refusals and appeal decisions on the site and its neighbours shape the odds.
Deal structure
Conditional and option deals can pay more because the price is fixed against value with permission.
Ways to sell this land
Outright purchase
Certainty now, at a price that reflects the planning risk we take on.
Subject-to-planning sale
We exchange contracts now and complete once permission is granted.
Option agreements
We pay for the right to buy later and fund the planning work meanwhile.
Joint ventures
You keep a stake and share in the value planning creates.
What happens next
Send us the address
A postcode, a plan or a what3words location is enough to start.
We check it properly
Title, planning history, access, flood maps and local policy.
We put an offer in writing
It shows how we got there. There's no obligation to accept.
Solicitors complete the sale
Exchange and complete, or exchange now and complete when planning is granted.
Planning and legal points for land in Derbyshire
Planning framework
Planning decisions in England follow the National Planning Policy Framework, revised in August 2026, and the local plan, prepared by the council or, in a national park, the park authority. Plans are reviewed periodically, which is when new housing sites are usually allocated.
Green belt and grey belt
Green belt land is protected from inappropriate development. National policy in England also recognises 'grey belt': green belt land that doesn't strongly contribute to key green belt purposes, where housing can be acceptable if further tests are met.
Farm tenancies
Agricultural Holdings Act tenancies and farm business tenancies have their own notice and compensation rules, which affect when land can be developed.
When the land isn't straightforward
The council says the land is outside the settlement
Settlement boundaries change when plans are reviewed. We look at the plan timetable and whether the site could be promoted at the next review.
You don't want to wait years
Then an outright sale at a lower, risk-adjusted price may suit you better, and we will say so.
Useful to send us
- The address or postcode
- A rough size, in acres or hectares
- A plan, or a screenshot from an online map
- Details of any tenants or grazing agreements
Questions from landowners near Derby
Can I sell land without planning permission?
Yes. Land without consent is bought and sold every day. The question is whether you want a lower price now or a higher price later that depends on permission being granted.
Who pays for the planning application?
On subject-to-planning and option deals we normally fund the planning work. On an outright purchase it is our risk and our cost after completion.
What happens if planning is refused?
On a conditional contract or option, if permission is not granted within the agreed period the deal ends and you keep the land. Any option fee paid is usually yours to keep.
Do you buy land in Derby?
Yes. We consider land in and around Derby and across Derbyshire. Whether we can make an offer depends on the land itself, especially its access and planning prospects, and we'll tell you either way.
Land without planning permission near Derby
Other land types and routes
- Development land
- Land with planning permission
- Large strategic sites
- Green belt and grey belt land
- Land for affordable homes
- Farmland and agricultural land
- Paddocks and equestrian land
- Barns and rural buildings
- Building plots
- Garden land and backland
- Infill plots and gap sites
- Small sites
- Garage sites
- Brownfield land
- Redundant commercial and industrial land
- Inherited and probate land
- Landlocked land and access problems
- Outright purchase
- Subject-to-planning sale
- Option agreements
- Joint ventures
- All land in Derby
- Land without planning permission in Derbyshire
Find out what we'd pay for your land near Derby
A free appraisal tells you what we'd pay and why.