Sell land without planning permission in Swadlincote
Our interest in land without planning permission around Swadlincote is simple: we're buying land to build homes on, so we look for sites where homes are realistic and price them on that basis.
If you'd rather not wait for planning, an outright sale gives certainty now. If you can wait, a subject-to-planning or option deal usually pays more in the end.
- No commission: we're the buyer
- Figures explained, so you can check them
- No pressure to decide
Selling land near Swadlincote?
Free, no-obligation appraisal.
Land around Swadlincote
Our appraisals for Swadlincote start with the DE11 postcode district and the OS grid square SK21, then widen out to Burton upon Trent, Coalville and Derby, all within about 11 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 | Swadlincote |
|---|---|
| County | Derbyshire |
| Country | England |
| Postcode district | DE11 |
| OS grid square | SK21 |
| Nearest towns we cover | Burton upon Trent (4 mi), Coalville (9 mi), Derby (11 mi) |
| Distance from Derby | About 11 miles south |
| Planning system | National Planning Policy Framework and local plan |
| Ways to sell | Outright, subject to planning, option or joint venture |
What makes land without planning permission near Swadlincote worth an offer
- Fields and paddocks on the edge of settlements
- Sites the council has assessed in its land availability study
- Land with a road frontage or a clear way to create access
- Land where neighbouring sites have recently gained permission
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 affects the price
Local plan position
Land allocated, or close to being allocated, for housing carries far more hope value.
Access and services
Land that is easy to reach and connect is cheaper to promote and build on.
Constraints
Green belt, flood zones, heritage and landscape designations reduce the chance of consent.
Deal structure
Conditional and option deals can pay more because the price is fixed against value with permission.
Choosing how to sell
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.
How a sale works
Tell us about your land
Send the postcode or address and a rough size.
We check it properly
Title, planning history, access, flood maps and local policy.
You get a written offer
With the main figures behind it, so your adviser can check it.
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.
Common problems, and how we handle them
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 plan, or a screenshot from an online map
- Any planning applications or letters
- Photos of the land and its access
Common questions
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.
Do you cover the villages around Swadlincote?
Yes. Villages between Swadlincote, Burton upon Trent and Coalville often have the kind of edge-of-settlement land we're looking for.
Also near Swadlincote
Other land in Swadlincote
- 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 Swadlincote
- Land without planning permission in Derbyshire
Find out what we'd pay for your land near Swadlincote
Send the postcode and a rough size. We'll check the title and planning position and come back to you.