Can I Get Planning Permission on My Farm in Derbyshire?

Planning Permission for Farms and Agricultural Land in Derbyshire

For many Derbyshire farmers, the key question is not simply whether the holding is productive agricultural land today. The more important issue is whether a particular field, paddock, yard or group of parcels could have realistic planning potential, especially where the land adjoins an existing settlement, fronts an adopted road, sits close to services or forms part of an area being considered for future growth.

Derbyshire does not have a single Local Plan or planning authority. Farms around Derby, Amber Valley, Bolsover, Chesterfield, Derbyshire Dales, Erewash, High Peak, North East Derbyshire and South Derbyshire are influenced by different Local Plan stages, settlement patterns, Green Belt, National Park and countryside policies. The Peak District National Park covers substantial areas in the west and north-west, while the Derwent Valley Mills World Heritage Site, former coalfield settlements, the M1, A38 and A50 corridors and the Derby urban area create distinct planning contexts. Land near Derby, Chesterfield, Matlock, Buxton, Glossop, Ilkeston, Long Eaton, Swadlincote and the county's market towns and larger villages therefore requires a location-specific planning strategy.

Planning prospects can depend on the farm's relationship with a settlement boundary, highway access, policy status, housing and employment need, Green Belt or Grey Belt considerations, landscape character, heritage, ecology, flood risk, utilities and whether the site can be shown to be suitable, available and achievable. Two neighbouring fields can therefore have very different planning profiles.

Value My Land helps farmers take an informed view before spending money on speculative applications or technical surveys. We review the relevant planning authority, current policy position, nearby growth locations, access and constraints before recommending whether the land should be promoted through a Local Plan, submitted through a Call for Sites, considered for a planning application, retained as longer-term strategic land or left in agricultural use for the time being.

Key Planning Considerations for Derbyshire Farms

Settlement Relationship

Land adjoining Derby, Chesterfield, Matlock, Buxton, Glossop, Ilkeston, Long Eaton, Swadlincote, Ashbourne, Bakewell, Belper, Ripley, Alfreton, Heanor, Bolsover, Clay Cross, Dronfield, Eckington, Shirebrook, New Mills, Chapel-en-le-Frith, Wirksworth or a sustainable village may have stronger prospects than an isolated countryside site. However, the assessment should look beyond distance alone and consider whether the parcel appears as a logical continuation of the existing built form.

Important questions include whether housing already borders the land, whether established roads, hedgerows, woodland or topography could create a defensible new edge, whether local services can be reached safely and whether development would close an important gap or cause harmful coalescence. The size and shape of the parcel must also be proportionate to the settlement. Read why location matters when assessing development land.

Access and Connectivity

Road frontage alone is not enough to demonstrate that development can be served safely. An existing farm gate may be suitable for agricultural traffic but incapable of accommodating the number and type of movements generated by housing, employment or mixed-use development.

An early review should consider visibility splays, vehicle speeds, road width, gradients, junction spacing, pedestrian and cycle connections, highway capacity, emergency and refuse access and whether third-party land is needed. It is also important to confirm that the landowner controls the access route and any land needed for widening or visibility. Our detailed access and highways guide explains the principal issues.

Local Plan Timing

The stage reached by the relevant Local Plan can materially affect what should be done and when. A Call for Sites, evidence-base consultation, Regulation 18 consultation, Regulation 19 consultation or examination may each require a different form of submission and a different level of supporting evidence.

Missing an opportunity can delay consideration for several years, while submitting too early without a clear planning case may lead to avoidable rejection. Previous assessment does not necessarily prevent a fresh promotion where the site boundary, access strategy, policy position or evidence has changed. See our Local Plan allocation guide for the principal stages and evidence requirements.

Housing Need and Supply

The scale and location of housing need can influence how councils assess new sites, particularly where existing allocations are not delivering as expected or where an authority cannot demonstrate an adequate supply of deliverable housing land. Smaller and medium-sized settlement-edge sites may sometimes attract attention because they can diversify delivery and come forward independently of major strategic infrastructure.

A housing shortfall does not automatically make every farm suitable. The land must still perform well in terms of location, access, design and environmental effects, and the decision-maker will weigh benefits against harm. Our guides explain the five-year housing land supply and the tilted balance.

Green Belt and Grey Belt

Green Belt affects parts of Derbyshire, particularly around the Derby urban fringe, Erewash, South Derbyshire, North East Derbyshire and areas adjoining Sheffield and Greater Manchester. The designation is a major policy consideration, but it does not remove the need to examine the characteristics and contribution of the individual parcel.

The assessment may include the land's contribution to Green Belt purposes, its effect on openness, its relationship with existing development, whether boundaries could remain durable and whether the parcel may be relevant to current Grey Belt policy. Other constraints and the sustainability of the location remain important. Read whether Green Belt farmland can be developed and how the Grey Belt policy may be relevant.

Deliverability and Strategy

A planning opportunity needs a realistic route to delivery, not simply theoretical potential. Councils commonly consider whether the land is available within the relevant period, whether the owner controls the full site and access, whether infrastructure can be provided and whether known constraints leave enough developable land for a viable scheme.

The planning strategy should therefore address ownership, tenancies, title restrictions, utilities, drainage, access, likely technical evidence, anticipated timescale and the landowner's commercial objective. In some cases the correct decision is to promote immediately; in others it is to resolve a constraint or monitor the policy position first. Our farm suitability guide and guide to how farmers obtain planning permission explain the next stage.

How Value My Land Can Help

Not Sure Which Planning Factors Affect Your Farm?

We can carry out a free, no-obligation initial review of your farm or a particular parcel. We will consider its settlement relationship, Local Plan position, access and principal constraints before you incur the cost of planning consultants, technical surveys or a speculative application.

Parcel-by-parcel review Clear planning-route advice No obligation to sell or promote

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Define the objective first

What Type of Planning Are You Considering for Your Derbyshire Farm?

“Planning on a farm” can mean several different things, and the correct route depends on the outcome the landowner is trying to achieve. This page is primarily concerned with releasing farmland or part of a farm for residential, employment or mixed-use development. Where the objective is the conversion of an existing building, diversification of the farming business or a smaller rural-use proposal, the planning policies, evidence and timescale may be quite different.

Housing or Strategic Development

This usually involves assessing whether a field or group of fields could form a sustainable settlement extension, infill opportunity or larger strategic site. The review should consider the likely scale and mix of development, access, landscape containment, drainage, infrastructure and how the proposal would connect with the existing community. A larger opportunity may also need a development framework showing how adjoining ownerships or later phases could be accommodated. Start with our guides to building houses on agricultural land and developing only part of a farm.

Local Plan Allocation or Call for Sites

Where immediate permission is unlikely, a longer-term route may involve showing that the land should be considered through plan-making. A submission should identify the precise parcel, proposed use, availability, access and known constraints and explain why the site is a logical response to the authority's growth needs. Previous HELAA or SHLAA findings should be reviewed so that earlier concerns are addressed rather than simply repeating the same case. Read whether farmland can be included in a Local Plan and how to respond to a Call for Sites as a farmer.

Conversion of Existing Farm Buildings

The conversion of barns or other buildings may involve a different policy or permitted development route from releasing open farmland. The building's existing use, structural condition, access, curtilage, heritage value, ecological interest and relationship with neighbouring uses may all be relevant. A conversion opportunity should therefore be assessed separately from any wider strategic potential affecting the surrounding fields. Our guide asks whether farm buildings can be converted.

Farm Diversification

Tourism, storage, rural workspace, leisure, renewable energy and other diversification projects may support the farm business without requiring the wholesale release of land. The planning case may depend on the business need, reuse of existing buildings, traffic generation, landscape and amenity effects and whether the proposal remains appropriate to its rural location. Diversification can also be explored alongside, rather than instead of, a longer-term strategy for other parcels. See the farm diversification planning guide.

What Councils Consider When Assessing Farm Development Sites in Derbyshire

Councils normally assess whether development would be sustainable, policy-compliant and capable of delivery. For a Derbyshire farm, this includes its relationship with an existing settlement, safe access, proximity to services and employment, landscape and heritage effects, flood risk, ecology, infrastructure capacity and whether the land is genuinely available. Our guide to planning policy and development land explains how those considerations fit together.

Land outside a settlement boundary is not automatically unsuitable, but the evidence must match the route being pursued. A Local Plan submission should demonstrate long-term suitability and deliverability, while a planning application must also address the development plan, national policy and any relevant housing land supply position. Councils compare sites with alternatives, so a strong case should explain why the particular parcel is an appropriate and deliverable choice rather than merely showing that development is physically possible.

Planning position checked: 1 August 2026

Derbyshire Local Plan and Growth Context

Planning prospects vary because each Derbyshire authority has its own adopted policies, evidence base and plan-making timetable. The following summary explains why the relevant local planning authority must be identified before any conclusion is reached. Current and future changes can also be monitored through our England Local Plan Tracker.

Derby, Erewash and South Derbyshire

Derby City, Erewash and South Derbyshire are influenced by the Derby urban area, cross-boundary growth, employment corridors and strategic infrastructure. Farms near Derby, Mickleover, Chellaston, Spondon, Ilkeston, Long Eaton, Borrowash, Swadlincote, Melbourne, Repton, Hilton and surrounding villages may warrant detailed planning assessment where they relate well to existing settlement patterns. Separate local guides are available for Derby, Erewash Borough and South Derbyshire.

Amber Valley, Bolsover and North East Derbyshire

Amber Valley, Bolsover and North East Derbyshire include settlements such as Belper, Ripley, Alfreton, Heanor, Duffield, Bolsover, Clowne, Shirebrook, South Normanton, Clay Cross, Dronfield, Eckington and Killamarsh. Planning potential can be influenced by settlement boundaries, former coalfield regeneration, Green Belt, countryside policy, road access, infrastructure and the relationship of the land to existing services and employment areas. See the North East Derbyshire land guide.

High Peak, Derbyshire Dales and the Peak District

High Peak and Derbyshire Dales include Buxton, Glossop, New Mills, Chapel-en-le-Frith, Whaley Bridge, Matlock, Ashbourne, Bakewell, Wirksworth and surrounding villages. Large parts of this area are affected by the Peak District National Park, landscape sensitivity, heritage, topography, flood risk, tourism pressure and infrastructure capacity. Farms close to market towns and sustainable villages may need to be considered differently from more isolated upland or National Park countryside land. Read the Peak District National Park land guide.

Chesterfield and the A61/M1 Corridor

Chesterfield and the wider A61 and M1 corridor include Chesterfield, Staveley, Brimington, Hasland, Wingerworth and nearby settlements. Planning potential may be influenced by regeneration priorities, employment land, urban extensions, former industrial land, landscape setting, Green Belt, minerals safeguarding, flood risk, settlement hierarchy and the timing of Local Plan reviews. See the Chesterfield land guide.

Major Transport Corridors

The M1, A38, A50, A52, A6, A61, A57, A515, A516, A617 and A623 influence accessibility, employment demand, infrastructure investment and future growth across Derbyshire. While proximity to a major transport corridor does not guarantee planning permission, it can strengthen the strategic case for development where other planning considerations are favourable. The likely mitigation should be considered alongside the utilities and infrastructure position.

Green Belt and Planning Constraints

Green Belt affects parts of Derbyshire, including areas around the Derby fringe, Erewash, South Derbyshire, North East Derbyshire and the edges of neighbouring conurbations. Elsewhere, planning potential may be influenced by the Peak District National Park, Derwent Valley Mills World Heritage Site, river corridors, flood risk, heritage assets, biodiversity, agricultural land classification, minerals safeguarding, public rights of way and infrastructure capacity. Early work should consider landscape, heritage, ecology and flood risk and drainage.

Monitor Call for Sites Opportunities and Published Site Assessments

The Call for Sites Tracker can help Derbyshire farmers identify when councils are inviting new land submissions, accepting updates to previously promoted sites or seeking land for particular uses. These windows can be relatively short, so early monitoring gives the landowner time to confirm the correct boundary, ownership, proposed use, access position and supporting information before a deadline.

The HELAA and SHLAA Tracker helps locate published site-assessment activity. Reviewing the relevant evidence can show whether a farm or neighbouring land has been assessed before, the site reference used by the council, the development capacity considered and the reasons a site was accepted, rejected, deferred or treated as longer term.

Used alongside the England Local Plan Tracker, these resources can help identify the correct time to act, the evidence likely to be required and whether earlier conclusions need to be revisited because the plan, site boundary, access strategy or surrounding circumstances have changed. The relevant council consultation page and published documents should always be checked before a submission is made.

Call for Sites Tracker Monitor open and emerging opportunities to submit land. HELAA and SHLAA Tracker Check published site assessments and historic conclusions. Local Plan Tracker Follow plan stages, consultations and emerging policy changes.

Local Plan and Call for Sites Support

Could Your Farm Be Missing a Derbyshire Planning Opportunity?

Value My Land can check whether your land has previously been submitted or assessed, review any HELAA or SHLAA conclusions, monitor relevant consultation windows and help prepare or update a site submission where the farm has a credible planning case.

Review submission and assessment history

Identify live and emerging deadlines

Strengthen the planning and evidence case

Ask Us to Check Your Farm

Our assessment method

How We Assess Whether a Derbyshire Farm Has Planning Potential

We assess the opportunity parcel rather than assuming every acre of a farm has the same prospects. The initial review identifies the strongest land, the constraints most likely to affect delivery and the planning route that appears proportionate before unnecessary expenditure is incurred.

Parcel-by-Parcel Opportunity Check

We identify the fields, paddocks, yards or redundant areas that justify closer review. Shape, boundaries, topography, current agricultural use and the ability to define a coherent opportunity are considered. A settlement-edge parcel may have a different case from the remainder of the holding, as explained in our guide to developing part of a farm.

Planning Authority and Settlement Context

We confirm the relevant local planning authority, nearest settlement, hierarchy and boundary position. We then consider whether the land would round off, infill or extend the settlement, whether the scale is proportionate and whether services can be reached safely. See our guides to settlement boundaries and development location.

Policy and Housing Need Review

We review adopted and emerging policy, housing and employment requirements, the settlement strategy, housing supply information and recent decisions. This helps distinguish a possible application case from a longer-term allocation strategy and shows how much weight can be given to an emerging plan. The wider principles are covered in our planning policy guide.

Local Plan and Site Assessment History

We check whether the farm has previously been submitted, assessed, rejected, allocated or included within a wider site. Earlier HELAA or SHLAA conclusions may reveal access, capacity or evidence concerns and whether a revised boundary or updated case could justify renewed promotion. Read what a HELAA or SHLAA is and how farmland can enter a Local Plan.

Access, Utilities and Infrastructure

We consider whether safe access and pedestrian connections could be achieved, who controls the route and whether third-party land is required. We also review likely drainage, electricity, water and foul sewerage implications. A well-located site may still be undeliverable where access or infrastructure cannot be resolved proportionately. Read the guides on access and highways and utilities and infrastructure.

Environmental and Design Constraints

We screen Green Belt, landscape, heritage, ecology, flood risk, drainage, rights of way, trees and agricultural land quality. The key question is how much of the parcel is affected and whether a smaller or differently arranged scheme could avoid or mitigate the issue. Use our guides on landscape, ecology, flood risk and heritage.

Ownership, Title and Deliverability

We consider control of the site, access and land needed for drainage or mitigation, together with tenancies, easements and third-party rights. Ransom strips, overlapping agreements or title restrictions can prevent delivery even where the planning principle appears favourable. Our guide to restrictive covenants and development land explains one common issue.

Recommended Route and Commercial Strategy

We explain whether the strongest next step appears to be a Call for Sites submission, Local Plan representation, planning application, developer approach, land promotion or monitored hold. The recommendation identifies the principal risks, likely evidence, realistic timescale and level of expenditure, while reflecting whether the owner wishes to retain the farm, release one parcel or prepare for succession or sale.

The outcome is a strategy, not a guarantee

An initial review cannot guarantee planning permission. It should identify whether there is a credible planning argument, the principal risks, the evidence likely to be required and whether further expenditure is commercially justified.

From Assessment to Promotion

From a Free Review to a Managed Promotion Strategy

Where land has credible development potential and is accepted by us under a Promotion Agreement, Value My Land can fund and manage the planning and technical process at our own cost and risk. If planning is not secured, the costs we incur are written off. Our agreed fee is payable only when the land is successfully sold with the benefit of planning permission.

No upfront promotion cost

Consultants coordinated for you

Competitive marketing after success

Discuss Your Farm With Us

Could Part of Your Derbyshire Farm Be Suitable for Development?

Many holdings contain parcels that perform different functions. A field beside a village edge, adopted highway or existing housing may warrant assessment even where the remainder of the farm remains essential to the agricultural business. The strongest opportunities usually read as a logical and contained continuation of an existing place rather than an isolated incursion into open countryside.

Location is only the starting point. Access, Green Belt status, landscape and heritage effects, ecology, drainage, utilities, rights of way, title and planning history can all change the conclusion. Value My Land can explain whether the parcel appears better suited to immediate investigation, Local Plan promotion, a future Call for Sites, developer engagement or a monitored longer-term strategy.

Signs that justify a closer assessment

The parcel borders a town, village or existing residential area

There is road frontage or a credible route to a safe access

Schools, shops or public transport are reasonably accessible

The relevant council is reviewing its Local Plan or inviting sites

Nearby land has been submitted, allocated, permitted or developed

The land could form a contained and defensible settlement extension

The ownership and access route can be controlled for delivery

No overriding constraint is immediately apparent

Illustrative examples

Three Derbyshire Farm Planning Scenarios

These examples are not site-specific advice, but they show why the correct route depends on the characteristics of the particular parcel rather than the farm label alone.

Settlement-Edge Field with Road Frontage

A field adjoins a village, fronts an adopted road and is within walking distance of services. Those characteristics justify investigation but do not establish that permission will be granted.

The review should consider settlement growth, boundary position, access and pedestrian links, landscape containment, drainage, neighbouring amenity and any previous assessment. Depending on the findings, the route may be Local Plan promotion, a Call for Sites response or, in stronger circumstances, an application. Promoting only part of the field may create a more defensible opportunity.

Useful guides: farmland in a Local Plan and housing on agricultural land.

Green Belt Parcel Near an Existing Urban Edge

A parcel lies in the Green Belt close to established development. The designation is a major constraint, but the individual parcel must still be assessed against current policy.

Relevant matters include Green Belt purposes, possible Grey Belt status, openness, sustainable location, access and protected assets. A contained parcel with durable boundaries may present a different case from open land separating settlements. The route may depend on Local Plan evidence or a carefully prepared application, and the developable area may be smaller than the ownership.

Useful guides: Grey Belt farmland and building on Green Belt land.

Isolated Farmstead with Traditional Buildings

An isolated holding may have weak prospects for a substantial housing allocation where future occupiers would depend heavily on private cars and development would be detached from a settlement.

The property may nevertheless contain a separate opportunity involving existing buildings, tourism, rural workspace, storage or another diversification use. The review should consider building condition, access, heritage, ecology, neighbouring uses and the continued operation of the farm. Keeping that opportunity separate from an unrealistic strategic-land case can produce a clearer route.

Useful guides: farm building conversion and farm diversification.

Common Reasons a Derbyshire Farm May Not Progress for Development

A realistic assessment should identify negative factors as clearly as positive ones. Some can be mitigated through a smaller boundary, revised access or additional evidence; others can make promotion disproportionate or prevent delivery.

Isolated and Unsustainable Location

Land remote from settlements, services and transport may conflict with the development strategy even where it is physically unconstrained. Conversion or diversification around the farmstead may be more realistic than housing on open fields.

No Deliverable Access

Poor visibility, highway capacity, narrow verges, third-party land or an access unable to serve the proposed scale can prevent delivery. Pedestrian, emergency and refuse access must also be realistic.

Strong Policy Conflict

A recently adopted plan, adequate housing supply or strategy directing growth elsewhere can weaken an unallocated site. Monitoring the next review may be more proportionate than pursuing an immediate application.

Landscape, Heritage or Green Belt Harm

A prominent site, sensitive historic setting, important gap or strong Green Belt contribution may materially reduce capacity. A smaller boundary may help, but some harm cannot be mitigated acceptably.

Flood Risk or Ecological Effects

Flood routes, drainage limitations, priority habitats, ancient woodland, protected species or important hedgerows can reduce the developable area and require costly avoidance or mitigation.

Ownership or Infrastructure Problems

Ransom strips, restrictive covenants, tenancies, easements, fragmented ownership, unavailable utilities or major infrastructure costs can undermine achievability even where planning support exists.

Prepare the right information

What to Send for a Free Derbyshire Farm Planning Assessment

A postcode is usually enough to identify the general location for an initial conversation. A map pin, parcel outline or ownership plan allows us to distinguish the opportunity parcel from the rest of the holding and assess it more accurately.

You do not need to provide everything with your initial enquiry. We can request any relevant plans, title information, planning history or details of previous approaches once we have identified the farm and spoken with you.

Where available, title information can reveal access rights or restrictions. Our guide to restrictive covenants and development land explains why the legal position can matter before promotion begins.

Postcode, map pin or what3words

Approximate acreage and parcel outline

Title plan or ownership plan

Known access points and road frontage

Planning or Call for Sites history

Any developer or promoter approaches

Current use, tenancy and farm requirements

Known flooding, ecology or title issues

A Simple First Step

Getting Started Is Simple

You do not need detailed plans or technical reports before contacting us. Simply send us your postcode, a Google Maps pin or what3words reference together with the approximate size of your land. We can then carry out an initial review and explain whether your farm appears to have planning potential and what the most appropriate next steps may be.

Send Us Your Farm Details 0800 061 4006

Planning Routes for Farmland in Derbyshire

There is rarely one universal route. The appropriate strategy depends on the Local Plan stage, policy position, site constraints, likely timescale and the landowner's objectives. An early review should compare the available routes rather than assume that an immediate planning application is always the best option.

Local Plan Promotion

The land is promoted as a future allocation and supported through the relevant consultation stages with proportionate evidence on suitability, availability and deliverability. This can be appropriate where current policy does not support an immediate application.

Local Plan guide

Call for Sites

A submission identifies the parcel, proposed use, ownership, availability, access and known constraints so the council can assess it through its evidence base. A clear boundary and realistic capacity are particularly important where only part of a farm is offered.

Farmer's Call for Sites guide

Planning Application

An application may be realistic where the development plan, housing supply position or site-specific circumstances create a credible case. The likely reports, obligations, refusal risk and possible appeal position should be understood before substantial costs are incurred.

Planning permission guide

Land Promotion

A promoter can fund and manage the planning strategy in return for an agreed share of sale proceeds following a successful sale. The agreement should protect the landowner's control, minimum price position and objective of maximising the net return.

What is land promotion?

Where a developer has already approached you, compare the structures in our guide to Promotion Agreements and Option Agreements for farmers. The planning route and commercial agreement should support the same strategy.

We Can Help You Choose and Deliver the Right Planning Route

You do not need to decide between a Call for Sites submission, Local Plan promotion, planning application or Promotion Agreement before speaking to us. We can compare the options, explain the likely evidence, cost, risk and timescale and identify the route that best reflects the planning position and your objectives as a farmer or landowner.

Request Planning Route Advice

Agricultural Value, Hope Value and Development Value

Agricultural value, hope value and development value are relevant to any farm planning strategy, but they answer a different question from whether planning permission may be achievable. The dedicated guides below explain each value concept in more detail.

Agricultural Value

The value of the land for farming or its existing rural use.

Read the agricultural land value guide

Hope Value

Additional value reflecting a reasonable prospect of future planning permission or allocation.

Read the hope value guide

Development Value

Value associated with land benefiting from permission, allocation or a strong and deliverable planning position.

Read about land value with planning

For a Derbyshire-specific valuation, use How Much Is My Farm Worth in Derbyshire? Before accepting a sale or developer proposal, also read Can I Sell My Farm for Development in Derbyshire?

How Value My Land Can Help Derbyshire Farmers and Landowners

Value My Land provides a free initial assessment to identify whether there is a credible planning opportunity before a farmer or landowner commits to planning fees, technical surveys or a long-term agreement. Where land is suitable for promotion, we can coordinate the planning, technical and commercial work for the opportunity parcel while allowing the remainder of the holding to continue operating.

Free initial farm review

We identify the farm, acreage, planning authority, settlement relationship and obvious constraints and clarify whether the enquiry concerns open farmland, a particular field, existing buildings or a wider strategic opportunity.

Parcel-by-parcel opportunity check

We focus on the parts of the holding with the strongest planning relationship rather than treating every field equally, helping protect productive land and the continued operation of the farm where only part of the ownership needs to be promoted.

Planning and technical strategy

Where appropriate, we assemble the planning, highways, landscape, ecology, drainage and other evidence needed for the chosen route and keep the scope proportionate to the stage reached so that unnecessary work is not commissioned too early.

Funding and management of promotion work

For land we accept under a Promotion Agreement, we fund and manage the promotion and planning process at our own cost and risk. Our fee is an agreed percentage of the sale proceeds and is payable only when the land is successfully sold with the benefit of planning permission, aligning the promotion strategy with the objective of maximising the landowner's net return.

Competitive marketing following planning success

Following planning success, the land can be marketed competitively to suitable housebuilders or developers with the objective of securing the strongest deliverable offer and maximising the net return to the landowner rather than being tied to a single buyer's valuation.

Start With a Free, No-Obligation Farm Planning Assessment

Send us the location and approximate size of your farm or opportunity parcel. We will explain what appears realistic, which planning route may be appropriate and what information would be needed next. There is no obligation to enter into a Promotion Agreement or sell your land.

Request Your Free Assessment Call 0800 061 4006

You can also read more about Promotion Agreements for farmers and maximising farmland value.

Frequently Asked Questions

Can agricultural land in Derbyshire get planning permission?

Potentially, yes. Agricultural land can receive planning permission where the site performs well against planning policy, sustainability, access and environmental considerations. Read our guide on planning permission for agricultural land.

Do I need to apply for planning permission myself?

Not necessarily. In some cases, land promotion may be more suitable, allowing a promoter to fund and manage the planning process.

Can Green Belt farmland be developed?

Potentially, but Green Belt designation is a major planning constraint. Land may be released from the Green Belt through a Local Plan where exceptional circumstances are fully evidenced and justified. A planning application may also be considered where the proposal is not inappropriate under national policy, including relevant Grey Belt provisions, or where very special circumstances clearly outweigh the Green Belt and any other harm. Grey Belt status does not itself guarantee allocation or permission, so each parcel requires a site-specific policy and constraints assessment. See whether Green Belt farmland can be developed.

How do I know whether my farm is suitable?

A planning and development potential review is usually the first step. Value My Land can provide a free initial assessment, supported by the checklist in Is My Farm Suitable for Development?

What makes a farm more likely to get planning permission?

Farms are usually more attractive where a suitable parcel adjoins a settlement, has a credible safe access, is reasonably close to services, avoids overriding constraints and can help meet an identified housing or employment need. The combined planning and technical position matters more than any single characteristic.

Should I sell my farmland before planning permission?

Not always. Selling too early can mean losing the benefit of future uplift where the land has credible planning potential. Read Should I Sell My Farmland Now or Wait? before deciding.

Can land promotion help Derbyshire farmers?

Yes, where the land has realistic planning prospects and the agreement is suitable for the landowner's objectives. A promoter can fund and manage the planning strategy. Our guide to Promotion Agreements for farmers explains the structure.

How much could my Derbyshire farmland be worth?

Value depends on location, size, planning status, constraints, access, market demand and the likelihood of securing planning permission. See How Much Is My Farm Worth in Derbyshire? for the dedicated valuation guidance.

Free Planning Assessment for Farms in Derbyshire

Value My Land can review your farm’s planning prospects, development potential and possible routes to maximising value. We can help you understand whether your land may be suitable for Local Plan promotion, a planning application, developer engagement or a longer-term land promotion strategy.

Get Your Free Review

Find Out Whether Your Derbyshire Farm Has Planning Potential

Contact Value My Land for a free, no-obligation review of your farm, its planning prospects and the most appropriate route forward.