How Much is My Land Worth in Ashfield?

Until the new plan is adopted, Ashfield’s statutory development plan continues to include saved policies from the 2002 Local Plan Review, the Jacksdale, Underwood and Selston Neighbourhood Plan and the Teversal, Stanton Hill and Skegby Neighbourhood Plan, alongside the county minerals and waste plans. The examined Local Plan is highly relevant, particularly where it proposes allocations or updated Green Belt boundaries, but its policies and sites have not yet acquired the certainty of an adopted plan.

The submitted strategy is based on a requirement of 7,582 homes between 2023 and 2040. The Council’s examination evidence indicated that approximately 86% of allocated housing would be directed to the main urban-area tier, around 13% to the named settlements and about 1% elsewhere. That distribution helps identify the preferred broad locations for growth; it does not make every field within the same postcode suitable. See our guides to planning policy and development land, Local Plan allocation and Regulation 18 and 19 representations.

The emerging hierarchy identifies Sutton-in-Ashfield, Kirkby-in-Ashfield and Hucknall as the district’s three principal towns. It also treats parts of Ashfield adjoining Mansfield’s urban area as part of the main urban-area tier. These locations generally offer the strongest access to employment, schools, shops, public transport and existing infrastructure, but they contain very different brownfield, Green Belt, highway and ground-condition circumstances.

A valuation should therefore establish the exact settlement boundary, the relevant site-allocation code and whether the parcel is inside Ashfield or a neighbouring authority. A Mansfield-facing site south of Cauldwell Road can remain an Ashfield planning matter, while land on the Nottingham edge of Hucknall may relate more closely to Gedling’s development pipeline. See the separate Nottinghamshire, Mansfield and Gedling Borough guides for those wider markets.

The Sutton area contains a broad range of emerging housing allocations and permissioned sites around Sutton-in-Ashfield, Skegby, Huthwaite, Stanton Hill, Teversal and the Mansfield edge. Examples include land south of Vision West Nottinghamshire College, land near Oakham Business Park and Kings Mill Hospital, Beck Lane and Dawgates Lane sites around Skegby, and housing land around Huthwaite. Some locations are greenfield extensions; others contain former employment, recreation or industrial uses.

These sites cannot be valued from gross acreage alone. Access may depend on adjoining development, former railway land or third-party junction works; surface-water routes and sewer improvements can reduce developable area; and former brick, colliery, nursery or industrial uses can create contamination and stability costs. Around Teversal, Stanton Hill and Skegby, the made neighbourhood plan also adds locally specific landscape, design, green-space and settlement evidence. See our guides to access and highways and flood risk and drainage.

Kirkby’s emerging portfolio includes settlement-edge land such as Beacon Farm and Doles Lane, smaller infill and permissioned sites, former employment land at Southwell Lane and town-centre opportunities around Pond Hole, Ellis Street and the station gateway. A field released from Green Belt, a reclaimed industrial site and a mixed-use town-centre parcel do not share the same density, remediation, access, parking, land-assembly or existing-use assumptions.

The proposed Maid Marian Line would reopen the freight route between Kirkby and the Erewash Valley Line to passenger services. It is an important connectivity aspiration and station masterplanning evidence can inform future opportunity, but the Local Plan strategy does not rely on the railway being delivered. A valuation should not capitalise an uncommitted station or service as though it already existed. See our guides to land value with planning permission and utilities and infrastructure.

Hucknall benefits from Nottingham Express Transit, the Robin Hood Line and a close housing-market relationship with Nottingham. The emerging plan includes a mix of brownfield, Rolls-Royce-area and urban-edge sites, including land south of Broomhill Farm and adjoining Stubbin Wood Farm. Hucknall is also the only principal Ashfield town wholly constrained by Green Belt within the district, and significant housing growth is already planned immediately north of the town in Gedling Borough.

Strong demand therefore has to be tested against parcel-specific Green Belt purpose, defensible boundaries, landscape, access to the A611 and local road network, public-transport capacity, ecological connections and competition from land that is already allocated or serviced. A site’s proximity to the tram terminus does not by itself establish an acceptable walking route, density or development boundary. See our Green Belt land-value guide and settlement-boundaries guide.

Selston, Jacksdale and Underwood form the principal named-settlement area outside the three towns. The emerging plan includes sites at Plainspot Farm near New Brinsley, Westdale Road in Jacksdale, land around Selston and Stoney Lane, Park Lane beside the M1 and land near Larch Close in Underwood. Several parcels were Green Belt at submission and some rely on access, services or infrastructure that crosses the district boundary or involves neighbouring land.

The Jacksdale, Underwood and Selston Neighbourhood Plan forms part of the development plan and must be read alongside the borough-wide policy position. Former mining, motorway noise, narrow rural roads, surface-water drainage, village identity and separation between settlements can materially reduce capacity. A Call for Sites or SHELAA entry is therefore only the beginning of the assessment. See our guides to SHELAA and land-availability assessments and Calls for Sites.

The emerging plan seeks to provide approximately 81 hectares of employment land, reflecting both local business needs and wider strategic logistics demand. The Junction 27 strategy includes land north-east of the M1 junction with planning permission and a further allocation south-east of the junction. Together those strategic parcels account for approximately 45.5 hectares of land formerly within the Green Belt.

Land near the M1, A608 or A611 still requires a deliverable access, suitable junction capacity, HGV routing, power and water capacity, drainage, landscape mitigation, heritage assessment and a commercially viable unit configuration. Existing strategic estates at Castlewood, Summit Park and Annesley also influence occupier demand and comparable evidence. Proximity to Junction 27 is therefore a market advantage, not a substitute for allocation or technical deliverability.