0800 088 6248 Get an offer
Land we buyWays to sellAreasGuidesAbout Contact Get an offer

Sell land without planning permission in Ilkeston

Whether your land is in Ilkeston itself or in the villages between Ilkeston and Heanor, we'll look at it properly before making any offer.

Land without planning permission is any land that has no current consent for building. You can still sell it: either outright at a price that reflects its present use and the chance of permission (hope value), or on a conditional or option basis that pays more if permission is granted.

  • Figures explained, so you can check them
  • No pressure to decide
  • Independent advice encouraged

Get an offer for land in Ilkeston

We'll check the title and planning, then call you.

Please enter your name.
Please enter a UK phone number.
Please enter a valid email address.
Please enter a postcode, or at least the first half.
Please tick the box so we can contact you.

Free and no obligation. We're the buyer, so there's no commission.

Land around Ilkeston

Ilkeston lies in Derbyshire, about 8 miles north-east of Derby. Nearby, we also look at land around Heanor (4 miles), Long Eaton (5 miles) and Ripley (6 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.

TownIlkeston
CountyDerbyshire
CountryEngland
Postcode districtDE7
OS grid squareSK44
Nearest towns we coverHeanor (4 mi), Long Eaton (5 mi), Ripley (6 mi)
Distance from DerbyAbout 8 miles north-east
Planning systemNational Planning Policy Framework and local plan
Ways to sellOutright, subject to planning, option or joint venture
Rolling pasture field seen over a galvanised five-bar gate with an oak tree beyond

Land we're keen to see around Ilkeston

  • Land with a road frontage or a clear way to create access
  • Former orchards, nurseries and smallholdings
  • Land where neighbouring sites have recently gained permission
  • Grazing land with no tenancy or with a tenancy that can be ended

Without consent, land is valued on its current use plus whatever hope value its location supports. We will explain how much of our offer is each, so you can see what you are being paid for.

What affects the price

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.

Constraints

Green belt, flood zones, heritage and landscape designations reduce the chance of consent.

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

  1. Send us the address

    A postcode, a plan or a what3words location is enough to start.

  2. We check it properly

    Title, planning history, access, flood maps and local policy.

  3. You get a written offer

    With the main figures behind it, so your adviser can check it.

  4. Solicitors complete the sale

    Exchange and complete, or exchange now and complete when planning is granted.

What England's rules mean for your land

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.

Awkward details we deal with

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.

A neighbour objects to everything

Objections are weighed against planning policy, not counted. We judge the scheme on policy grounds.

Useful to send us

  • Your title number, if you know it
  • Details of any tenants or grazing agreements
  • Photos of the land and its access
  • How soon you'd ideally like to sell

Your questions answered

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.

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.

Will getting permission myself increase the price?

It can, but applications cost money and carry risk. We can talk through whether it makes sense for you to apply or for us to do it under a contract.

Can you visit land near Ilkeston?

Yes. Once we've looked at the title and planning position, we arrange a site visit if the land looks suitable. Send the address or postcode to start.

Also near Ilkeston

Other land in Ilkeston

Get a straight answer about your land

Call 0800 088 6248 or send the details. There's no obligation.

Get an offerCall 0800 088 6248