Sell land without planning permission in Tyne and Wear
Owners of land without planning permission in Tyne and Wear can sell directly to us, whether the land is near Newcastle upon Tyne, Sunderland and South Shields or in the villages between.
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
- Independent advice encouraged
Get an offer for land in Tyne and Wear
Send the postcode and a rough size.
Land without planning permission in Tyne and Wear at a glance
Newcastle, Sunderland, Gateshead and the surrounding boroughs, with brownfield land in the urban core and green belt on the fringe.
| County | Tyne and Wear |
|---|---|
| Country | England |
| Towns we cover here | 15 |
| Main town | Newcastle upon Tyne |
| Example postcode districts | DH4, NE1, NE3, NE8, NE10 |
| Planning system | National Planning Policy Framework and local plan |
Land we're keen to see in Tyne and Wear
- Fields and paddocks on the edge of settlements
- Land inside or touching a settlement boundary in the local plan
- Land with a road frontage or a clear way to create access
- Former orchards, nurseries and smallholdings
- Grazing land with no tenancy or with a tenancy that can be ended
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.
What decides the value of land without planning permission in Tyne and Wear
Current use value
Agricultural or amenity value is the floor under any offer.
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.
Four routes to a sale
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.
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.
From first call to completion
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.
We put an offer in writing
It shows how we got there. There's no obligation to accept.
The legal work
Your solicitor and ours handle the contract through to completion.
Rules that apply in England
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
- The address or postcode
- Your title number, if you know it
- Photos of the land and its access
- How soon you'd ideally like to sell
Questions from landowners in Tyne and Wear
What is hope value?
Hope value is the premium a buyer pays above the current use value because there is a realistic prospect of planning permission. It is higher the more likely and closer that permission is.
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.
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 buy land in Tyne and Wear?
Yes. We consider land across Tyne and Wear, from Newcastle upon Tyne to the smaller towns and villages. Whether we can make an offer depends on the land itself, and we'll tell you either way.
Land without planning permission by town in Tyne and Wear
Nearby counties
- Land without planning permission in Northumberland
- Land without planning permission in County Durham
- Land without planning permission in North Yorkshire
- Land without planning permission in Cumbria
- Land without planning permission in West Yorkshire
- Land without planning permission in the East Riding of Yorkshire
Find out what we'd pay for your land in Tyne and Wear
Send the postcode and a rough size and we'll come back with a straight answer.