What Determines the Value of Land in the East Midlands?
Obtaining planning permission can significantly increase the value of land, making it one of the most important factors influencing its market value. Determining whether land is suitable for development involves much more than location alone. Councils assess a wide range of factors, including planning policy, access and highways, landscape, ecology, flood risk, drainage, heritage, utilities and infrastructure. Whilst no single factor guarantees planning permission, land that benefits from a combination of favourable characteristics is generally more likely to be considered suitable for development, increasing both its market value and long-term development potential.
Key Factors That Can Increase the Development Potential of Your Land in the East Midlands
Location
The location of your land is one of the most important factors when assessing its development potential. Land situated close to existing towns, villages, schools, shops, employment areas and public transport is often more attractive to both developers and local planning authorities. Sites that naturally extend existing communities are generally considered more suitable for future residential or commercial development.
Planning Policy
Planning policy plays a major role in determining whether land may be suitable for development. Councils prepare Local Plans to identify where future homes and employment growth should take place. Land that aligns with national planning policy, emerging Local Plans or areas identified for future growth may have a greater opportunity of securing planning permission over time.
Access & Highways
Safe and practical access is essential for almost every development. Councils will consider whether vehicles, pedestrians and cyclists can safely access the site, together with the effect on the surrounding road network. Land that can be connected to existing highways without significant improvements is often viewed more favourably when assessing future development opportunities.
Landscape
The surrounding landscape can significantly influence whether land is suitable for development. Factors such as topography, existing trees, hedgerows, important views and the relationship with neighbouring development are carefully considered. Sites that can be sensitively integrated into the surrounding landscape whilst retaining important natural features generally offer greater development potential.
Ecology
Wildlife and environmental considerations form an important part of the planning process. Existing habitats, protected species, mature trees, hedgerows and nearby nature conservation sites are all assessed. Land with fewer ecological constraints, or where habitats can be protected and enhanced through thoughtful design, may provide stronger opportunities for future development.
Flood Risk & Drainage
Flood risk is an important consideration when assessing land for development. Sites with a lower risk of flooding are generally more suitable, although many locations can still be successfully developed with appropriate drainage solutions. Councils will also consider how surface water can be managed through sustainable drainage systems to reduce future flood risk.
Heritage
Historic buildings, conservation areas and archaeological remains can all influence the development potential of land. Planning authorities will assess whether development could affect the significance or setting of heritage assets. Land with limited heritage constraints, or where sensitive design can preserve local character, is often easier to bring forward for development.
Utilities & Infrastructure
Access to essential infrastructure can influence how easily a site can be developed. This includes electricity, water, drainage, broadband, gas and nearby community facilities such as schools and healthcare. Land that can be connected to existing services without significant investment is generally more attractive from both a planning and development perspective.
Development Potential
Every site is unique, and no single factor determines whether planning permission can be achieved. A successful assessment considers all planning, environmental and technical matters together to understand the site's overall suitability. By reviewing each of these considerations, it is possible to identify both the opportunities and constraints that could affect future development potential.
How Much Could Development Land Be Worth in the East Midlands?
The latest land value estimates for East Midlands, published by the Ministry of Housing, Communities and Local Government (MHCLG), indicate that residential development land with planning permission could be worth between £300,000 and £3.6 million per acre. These figures highlight the significant uplift in value that can be achieved when suitable land secures planning consent.
Residential development land values can vary significantly across East Midlands depending on location, planning status, density, infrastructure costs, abnormal development costs and market demand. However, land with planning permission for housing can be worth substantially more than land used for agriculture, grazing, equestrian or amenity purposes. These potential value differences highlight why it is important to obtain a professional assessment before deciding whether to sell or promote land.
Development Land Values Compared with Agricultural Land Values
The difference becomes particularly clear when development land values are compared with agricultural land prices across the Midlands. Recent agricultural land market evidence provides the following broad regional benchmarks:
West Midlands Agricultural Land Values
East Midlands Agricultural Land Values
On this basis, residential development land with planning permission could be worth more than 100 times the typical value of agricultural land. This demonstrates why landowners should investigate whether their agricultural, paddock, equestrian or amenity land may have development potential before deciding to sell.
At Value My Land, we help landowners understand the development potential of their land and the steps required to increase its value. Where appropriate, we manage and fund the entire planning process at our own cost and risk, allowing landowners to increase the value of their land without incurring any upfront costs or taking on any financial or planning risk.
Compare Agricultural Land Values Across the UK
Discover how farmland values vary across different regions of the UK, including the East Midlands, West Midlands and other major agricultural areas. Our guide provides recent arable and pasture land value estimates, highlights regional price differences and explains the factors that can influence the value of agricultural land.
Read Our Complete UK Agricultural Land Values GuideWhat Can Increase or Reduce Land Value in the East Midlands?
The value of land is influenced by many different factors. Some can increase its value, while others may reduce it. Land that has strong development potential, a favourable planning position and fewer technical constraints is generally more attractive to developers and purchasers, which can significantly increase its value. On the other hand, issues such as planning restrictions, limited access, environmental constraints or high development costs can reduce both its development potential and the price a buyer is prepared to pay.
Factors That May Increase Value
Factors That May Reduce Value
How Local Plans Can Increase the Value of Land in the East Midlands
Local Plans are one of the main ways land can be identified for future housing, employment or mixed-use development. If land is allocated for development, or receives a positive assessment through the Local Plan process, its prospects of securing planning permission can improve significantly. This can make the land more attractive to developers and increase its value.
Each council must plan for future housing, employment land, infrastructure and community facilities. To do this, it assesses land submitted by landowners, developers and promoters to identify sites that may be suitable for future development. Land is commonly submitted through a Call for Sites exercise before being assessed through a HELAA, SHLAA or similar land availability assessment.
A Local Plan allocation does not itself grant planning permission. However, it can establish the principle that the land is suitable for a particular form of development, subject to detailed planning, technical and infrastructure requirements. This can make the land more attractive to developers and significantly improve the prospects of securing planning permission.
Land does not always need to be allocated before it can obtain planning permission but allocation can provide greater policy support and certainty. This is particularly important for larger housing sites, strategic development locations and land outside existing settlement boundaries.
How the Local Plan Process Can Add Value
Brings the land to the attention of the council
Allows the site to be assessed for future development
Can support future development opportunities
Can improve the site's planning prospects
Can strengthen the site's planning position
Can make the land more attractive to developers
Can create stronger buyer competition
Can significantly increase the land's value
East Midlands Local Plans and Development Potential
The East Midlands is covered by several local planning authorities, and each Local Plan is at a different stage of adoption, review or examination. The position for each authority is therefore set out separately below. Landowners should identify the authority covering their site and consider both the adopted development plan and the latest emerging evidence before deciding how and when to promote land.
Amber Valley Borough Council
Amber Valley Borough Council adopted the Amber Valley Local Plan 2022–2040 in March 2026. It now provides the statutory framework for the distribution of housing and employment growth, site allocations, settlement boundaries, infrastructure and development-management decisions across the borough. The Council has also commenced preparation of its next Local Plan under the new plan-making system. A notice of intention was issued in June 2026 and a scoping consultation runs from 15 July to 12 August 2026. This early stage allows the Council to reconsider longer-term needs, evidence and strategic choices beyond the recently adopted plan.
Bolsover District Council
The Bolsover District Local Plan was adopted in March 2020 and plans for development to 2033. It identifies the settlement hierarchy, housing and employment requirements, allocated sites and policies that currently guide development across Bolsover, Clowne, Shirebrook, South Normanton and the district’s villages. A five-year review completed in February 2026 considered the plan against updated evidence and national policy. The adopted plan remains the starting point for decisions, while the Council’s Local Development Scheme provides for future plan-making under the reformed system. Monitoring delivery, evidence updates and any future call for sites will therefore remain important.
Chesterfield Borough Council
Chesterfield Borough Council adopted the Chesterfield Borough Local Plan 2018–2035 in July 2020. The plan establishes the current strategy for housing, employment, regeneration, transport, infrastructure and environmental protection within the borough. The Council is preparing a replacement Local Plan for 2025–2044. Scoping and early engagement have taken place, and during 2026 the Council has been reviewing responses and preparing the evidence needed to develop growth options and draft policies. Future stages may reconsider development boundaries, allocations and the role of land around Chesterfield and adjoining settlements.
Derby City Council
Derby City Council’s adopted Local Plan Part 1 Core Strategy was adopted in January 2017 and covers the period 2011–2028, alongside saved detailed policies. It directs housing, employment and regeneration across the city and identifies strategic development locations and infrastructure requirements. A new Derby Local Plan is now being prepared. Consultation on the Draft Local Plan took place from 12 January to 9 March 2026, and the Council is reviewing representations and updating evidence before the next formal stage. The emerging plan is particularly relevant to urban-edge land, regeneration sites and locations affected by cross-boundary growth with neighbouring Derbyshire authorities.
Derbyshire Dales District Council
The Derbyshire Dales Local Plan was adopted in December 2017 and sets the planning framework to 2033 for Matlock, Ashbourne, Wirksworth and the district’s rural settlements outside the Peak District National Park. The Council has progressed a full Local Plan review and considered the final draft during summer 2026. Publication-stage consultation is scheduled to begin on 3 August 2026. This is an important point for landowners because proposed allocations, revised settlement boundaries, infrastructure requirements and the treatment of rural and edge-of-settlement land can be challenged or supported through formal representations.
Erewash Borough Council
The adopted development plan for Erewash includes the Erewash Core Strategy and saved local policies, which continue to guide housing, employment, Green Belt and settlement decisions across Ilkeston, Long Eaton and surrounding settlements. The previous Core Strategy Review was withdrawn in January 2026. The Council has started a new Local Plan under the reformed plan-making system, with a scoping consultation held from 22 June to 19 July 2026. The new process will revisit the borough’s housing and employment needs, spatial strategy, Green Belt evidence, infrastructure and potential development locations.
High Peak Borough Council
The High Peak Local Plan was adopted in April 2016 and covers the period to 2031. It remains the principal planning framework for Buxton, Glossop, New Mills, Chapel-en-le-Frith and the borough’s other settlements outside the Peak District National Park. The Council is preparing a replacement plan because parts of the adopted strategy and evidence require updating. Regulation 18 work is progressing during 2026, with publication-stage consultation programmed for later in the year. Emerging evidence on housing need, transport, landscape, climate, settlement capacity and infrastructure will influence which locations may be considered for future growth.
North East Derbyshire District Council
North East Derbyshire District Council adopted its Local Plan 2014–2034 in November 2021. The plan currently controls the scale and distribution of housing and employment development, Green Belt policy, settlement limits, infrastructure and site allocations across the district. The Council is already preparing a new Local Plan extending to 2044. An early Regulation 18 consultation closed on 30 April 2026 and the Council is considering responses and updating its evidence. The review may affect the settlement hierarchy, development boundaries, strategic growth choices and the treatment of land around Dronfield, Clay Cross, Eckington and rural settlements.
South Derbyshire District Council
South Derbyshire’s adopted plan comprises Local Plan Part 1, adopted in June 2016, and Part 2, adopted in November 2017. Together they guide development to 2028, including strategic housing and employment locations, settlement boundaries and detailed site policies. The Council is reviewing both parts of the plan. A Regulation 19 addendum for the Part 1 Review was consulted on between 5 May and 16 June 2026, while Issues and Options work for Part 2 concluded in January 2026. The two workstreams are important for landowners because they may change strategic requirements, allocations, non-strategic sites and settlement policies.
Blaby District Council
Blaby’s adopted framework includes the Core Strategy, adopted in 2013, and the Delivery Development Plan Document, adopted in 2019. These documents set the current strategy for housing, employment, infrastructure, settlement boundaries and detailed development decisions. The Council is preparing a replacement Local Plan. Publication consultation runs from 8 July to 24 August 2026. The proposed plan and policies map are therefore at a decisive formal stage, allowing representations on site allocations, strategic growth, infrastructure, Green Wedge and other policies before the plan is submitted for examination.
Charnwood Borough Council
The Charnwood Local Plan 2021–2037 was adopted on 19 January 2026. It now provides the statutory strategy for Loughborough, Shepshed, the Leicester urban fringe and the borough’s towns and villages, including strategic housing and employment allocations and infrastructure requirements. Because the plan has only recently been adopted, the immediate focus is on implementation, monitoring delivery and preparing supporting guidance. Land not allocated in the adopted plan may still require a site-specific planning case, but delivery performance, five-year housing supply, changes in national policy and future reviews can affect longer-term opportunities.
Harborough District Council
The Harborough Local Plan 2011–2031, adopted in 2019, remains the current development plan while its replacement is examined. It guides growth in Market Harborough, Lutterworth, Broughton Astley and the district’s rural settlements. The new Harborough Local Plan 2020–2041 was submitted for independent examination in April 2026 and Inspectors were appointed in May. Proposed allocations, settlement policies, infrastructure and development requirements are now being tested for soundness. The examination and any subsequent modifications will determine the final policy position before adoption.
Hinckley and Bosworth Borough Council
The current development plan includes the Core Strategy and supporting site-allocation and development-management documents prepared for the period to 2026. These continue to guide decisions until the replacement plan is adopted. The Council is preparing a new Local Plan for 2024–2045. Publication-stage consultation is expected during August 2026 following Council consideration in July. This stage will set out the proposed strategy, allocations and policies and will be a key opportunity to make formal representations on land around Hinckley, Earl Shilton, Barwell, Market Bosworth and rural settlements.
Leicester City Council
Leicester City Council adopted the Leicester Local Plan 2020–2036 in June 2026. The new plan replaces the previous strategic framework and now guides housing, employment, regeneration, transport, environmental protection and infrastructure across the city. The focus will now be on implementing allocations, monitoring delivery and preparing any supporting guidance. Because Leicester is tightly constrained and closely linked to surrounding Leicestershire districts, cross-boundary housing and infrastructure evidence will remain important. Future monitoring or plan reviews may affect the role of urban-edge and regeneration sites.
Melton Borough Council
The Melton Local Plan was adopted in October 2018 and sets the current planning strategy to 2036 for Melton Mowbray, the service centres and the borough’s rural settlements. A partial update of the plan was submitted for examination in March 2026. The examination will test the updated housing, employment and policy position and may lead to modifications before adoption. Landowners should consider both the adopted plan and the submitted update, particularly where changes to evidence, settlement roles or delivery assumptions could affect development prospects.
North West Leicestershire District Council
The adopted North West Leicestershire Local Plan, including its 2021 partial review, remains the current framework for Coalville, Ashby-de-la-Zouch, Castle Donington, Ibstock and the district’s villages. The Council is preparing a new Local Plan extending to 2042. Publication-stage consultation is programmed for July to September 2026, followed by submission later in the year. The emerging plan will determine the next distribution of housing and employment growth, strategic infrastructure, settlement boundaries and potential allocations, including land influenced by the A42, M1 and East Midlands Airport.
Oadby and Wigston Borough Council
The Oadby and Wigston Local Plan was adopted in April 2019 and remains the current framework for housing, employment, centres, Green Wedge and development-management decisions. The replacement Local Plan progressed through publication consultation between 17 April and 29 May 2026 and was submitted for examination in June 2026. The submitted strategy, site allocations and policy requirements will now be independently tested. Any examination changes will be important for land around Oadby, Wigston and South Wigston before the plan is adopted.
Boston Borough Council
Boston Borough is covered by the South East Lincolnshire Local Plan, adopted in March 2019 and prepared jointly with South Holland District Council. It allocates housing and employment land and sets policies for Boston, the surrounding settlements, the coast and the wider rural area. In May 2026 the two councils agreed to begin a new joint Local Plan and opened an ongoing call for sites and evidence. The new plan will reassess housing, employment, flood risk, infrastructure, settlement roles and strategic growth. Early site promotion is particularly important in an area where flood-risk and drainage evidence strongly influence deliverability.
City of Lincoln Council
Lincoln is covered by the Central Lincolnshire Local Plan, prepared jointly with North Kesteven and West Lindsey and adopted in April 2023. It provides a shared strategy for housing, employment, climate, infrastructure and site allocations across the city and its wider functional area. A review commenced in October 2025. A call for sites closed in February 2026 and the authorities are now developing evidence and options. The review may reconsider growth around Lincoln, regeneration, urban extensions, transport and infrastructure requirements while the 2023 plan remains the statutory starting point.
East Lindsey District Council
The East Lindsey Local Plan was adopted in July 2018 and remains the statutory framework for Skegness, Louth, Mablethorpe, Horncastle and the district’s extensive rural and coastal areas. A partial review is being prepared and the Council continues to update evidence and assess submitted sites. The review may change selected strategic and development-management policies while leaving other adopted policies in place. Coastal flood risk, settlement sustainability, tourism, infrastructure and the capacity of inland towns are particularly important to future development choices.
North Kesteven District Council
North Kesteven is covered by the Central Lincolnshire Local Plan, jointly prepared with Lincoln and West Lindsey and adopted in April 2023. It identifies strategic growth, allocations and policies for Sleaford, North Hykeham and the district’s villages. The joint authorities began a review in October 2025 and completed a call for sites in February 2026. Evidence and strategic options are now being prepared. Future choices may affect settlement roles, edge-of-settlement land, infrastructure, climate requirements and the relationship between North Kesteven and the Lincoln urban area.
South Holland District Council
South Holland is covered by the South East Lincolnshire Local Plan, adopted in March 2019 and prepared jointly with Boston Borough Council. The plan guides development in Spalding, Holbeach, the market towns and the district’s rural settlements. A new joint Local Plan was commenced in May 2026, accompanied by a continuing call for sites and evidence. The review will reconsider housing and employment requirements, infrastructure, settlement strategy, flood risk and development locations. For land in South Holland, robust evidence on drainage, access, services and agricultural and landscape impacts is likely to remain central.
South Kesteven District Council
The South Kesteven Local Plan 2011–2036 was adopted in January 2020 and remains the current framework for Grantham, Stamford, Bourne, Market Deeping and the district’s rural settlements. The Council is preparing a replacement plan. Publication consultation is programmed for September and October 2026, with submission expected in December. The emerging strategy will determine updated housing and employment requirements, allocations, infrastructure and settlement policies, making the publication stage important for landowners seeking to support or challenge proposed site decisions.
West Lindsey District Council
West Lindsey is covered by the Central Lincolnshire Local Plan, jointly prepared with Lincoln and North Kesteven and adopted in April 2023. The plan guides growth in Gainsborough, Market Rasen, Caistor and the district’s rural settlements. A review began in October 2025 and the call for sites closed in February 2026. The authorities are assessing evidence and options for the next plan. Settlement capacity, infrastructure, transport accessibility, rural services and the delivery of adopted allocations will influence whether further land is required.
Ashfield District Council
Ashfield continues to rely on saved policies from the adopted 2002 Local Plan while preparing a comprehensive replacement. Those saved policies remain relevant to settlement, employment, environmental and development-management decisions until superseded. The emerging Ashfield Local Plan has reached independent examination. Hearing sessions concluded in January 2026 and the plan is progressing through the post-hearing stage, including any changes needed to make it sound. Proposed allocations and policies therefore carry increasing relevance, although the final position will depend on the Inspector’s conclusions and subsequent adoption.
Bassetlaw District Council
The Bassetlaw Local Plan 2020–2038 was adopted in May 2024. It provides the current strategy for Worksop, Retford, Harworth and Bircotes, Tuxford and the rural area, including strategic allocations, housing and employment delivery, infrastructure and environmental policies. In June 2026 the Council commenced work on the next Local Plan under the new system and invited further sites and evidence. Although the 2024 plan remains current, the new review creates an early opportunity to monitor longer-term growth requirements and to ensure potentially suitable land is considered through the emerging evidence base.
Broxtowe Borough Council
Broxtowe’s adopted framework comprises the Greater Nottingham Aligned Core Strategy, adopted in 2014, and the Broxtowe Part 2 Local Plan, adopted in 2019. Together they set strategic growth, site allocations, Green Belt boundaries and detailed policies for the borough. Broxtowe has participated in the Greater Nottingham Strategic Plan, which was submitted for examination in December 2025. The Council also commenced work in June 2026 on a new comprehensive plan under the reformed system. Landowners must therefore consider the adopted Part 2 policies, the submitted strategic plan and the emerging longer-term programme together.
Gedling Borough Council
Gedling’s current framework includes the Greater Nottingham Aligned Core Strategy and the Gedling Borough Local Planning Document. These establish the existing spatial strategy, allocations, Green Belt boundaries and development-management policies. The Council is preparing a new standalone Gedling Local Plan 2023–2043. Publication-stage consultation runs from 22 June to 3 August 2026. This is a key formal stage at which the soundness and legal compliance of proposed policies, development locations and allocations can be addressed before submission for examination.
Mansfield District Council
The Mansfield District Local Plan 2013–2033 is the adopted planning framework for the district. It allocates land for housing and employment, supports regeneration and defines the policies used to assess development proposals. The Council is reviewing the plan and updating its evidence on housing, employment, infrastructure, climate, transport and land availability. As the review develops, changes to site allocations, settlement policies and delivery assumptions may create new opportunities or alter the prospects of previously assessed land. Landowners should monitor consultation and site-submission stages closely.
Newark and Sherwood District Council
The adopted planning framework includes the Amended Core Strategy and Allocations and Development Management documents, which guide growth across Newark, Southwell, Ollerton and Boughton and the district’s rural settlements. The Council is beginning a new Local Plan under the reformed system. Scoping engagement is taking place during July 2026, with the formal plan-making programme expected to commence in September 2026. This early stage will shape the issues, evidence and strategic options used to determine future housing, employment, infrastructure and site-selection requirements.
Nottingham City Council
Nottingham’s adopted planning framework comprises the Greater Nottingham Aligned Core Strategy, adopted in 2014, and the Land and Planning Policies document, adopted in 2020. These plans guide regeneration, housing, employment, centres, transport and environmental policy within the city. The Greater Nottingham Strategic Plan was submitted for examination in December 2025 and will update strategic policies shared with neighbouring authorities. Nottingham also commenced a new comprehensive plan programme in June 2026. Brownfield capacity, regeneration, density, infrastructure and cross-boundary housing needs will remain central to future policy choices.
Rushcliffe Borough Council
Rushcliffe’s adopted framework comprises the Greater Nottingham Aligned Core Strategy, adopted in 2014, and the Rushcliffe Local Plan Part 2, adopted in 2019. Together they identify strategic growth locations, site allocations, Green Belt boundaries and detailed development policies. The Greater Nottingham Strategic Plan was submitted for examination in December 2025. Rushcliffe is also preparing to move into a new comprehensive Local Plan programme under the reformed system, with formal commencement expected during 2026. The interaction between submitted strategic policy, existing allocations and future evidence is particularly important for edge-of-settlement and Green Belt land.
West Northamptonshire Council
The current framework includes the West Northamptonshire Joint Core Strategy, adopted in December 2014, together with the Northampton, Daventry and South Northamptonshire Part 2 plans and saved policies. West Northamptonshire Council is preparing a new Local Plan to 2043. Consultation on the Regulation 18 Draft Plan and a call for sites ran from 29 January to 27 March 2026. The Council is now analysing responses and evidence before the next stage. The emerging plan will set a single strategy for Northampton, Daventry, Brackley, Towcester and the wider rural area.
North Northamptonshire Council
The present development plan for North Northamptonshire includes the North Northamptonshire Joint Core Strategy, adopted in July 2016, together with area-specific Part 2 plans and saved policies for the former districts. A single North Northamptonshire Local Plan to 2045 is being prepared. Scoping consultation and a call for sites ran from 20 May to 1 July 2026, with further options consultation expected in autumn 2026. The new plan will align housing, employment, infrastructure, settlement strategy and site allocations across Corby, Kettering, Wellingborough, East Northamptonshire and their rural areas.
Rutland County Council
Rutland’s existing development plan remains in force while the Rutland Local Plan 2021–2041 progresses through independent examination. Hearing sessions have taken place and post-hearing consultation was undertaken in early 2026. At the same time, the Council has issued notice of a further plan for 2026–2046 under the new system and invited sites up to 31 July 2026. Landowners therefore need to distinguish between the plan currently at examination and the longer-term plan-making programme, as each may consider different evidence, time periods and development requirements.
Peak District National Park Authority
Within the Peak District National Park, planning policy is set by the National Park Authority rather than the surrounding district council. The current framework includes the 2011 Core Strategy and the Development Management Policies document, reflecting the statutory purposes of conserving the National Park while supporting appropriate development and local communities. The Authority has prepared a new Local Plan for 2026–2045. Publication consultation runs from 27 July to 20 September 2026 before submission and examination. Development opportunities are generally more constrained than outside the National Park, so landscape impact, protected character, local need, heritage and the policy tests for development in a nationally designated landscape require particularly careful assessment.
Across these authorities, Local Plan status can change quickly. A recently adopted plan may limit immediate allocation opportunities but still require delivery monitoring, while an early review, call for sites, publication consultation or examination can create a defined opportunity to present evidence. Any promotion strategy should be tailored to the relevant settlement hierarchy, policy designations, infrastructure position and technical constraints rather than relying on the wider county or regional position alone.
Promoting Land Through a Local Plan Review
Local Plan reviews are highly competitive, with councils often assessing hundreds of potential development sites submitted by landowners, developers and land promoters.
A strong submission should explain why the land is suitable, available and deliverable, address known constraints and demonstrate how the site can help meet the council's housing, employment and infrastructure needs.
How Value My Land Can Help
At Value My Land, we assess the planning strengths and constraints of your land, identify the relevant Local Plan opportunities and prepare evidence-based submissions tailored to the council's site assessment criteria. We also monitor consultations, respond to emerging policy and explain the steps required to improve the site's prospects of allocation and future planning permission.
No consultant can guarantee that land will be allocated. However, a properly assessed and professionally promoted site will usually have a stronger chance of being positively considered than land submitted without supporting evidence or a clear planning strategy.
Land Promotion in the East Midlands
Land promotion is the process of improving the planning position and development potential of land before it is sold. Rather than selling land at existing agricultural, paddock, equestrian or amenity value, the objective is to secure a Local Plan allocation or planning permission that can substantially increase the land's value.
How Value My Land Funds the Promotion Process
At Value My Land, we fund the entire land promotion and planning process at our own cost and risk. This enables you to increase your land's value without incurring any upfront costs or taking on any financial or planning risk. If planning permission is not secured, we write off all costs incurred, ensuring there is no cost or financial risk to you.
Our fees are charged as a pre-agreed percentage of the final sale proceeds and are only payable once your land has been successfully sold. Every term is agreed in advance, providing complete transparency from the outset.
Because our fee is directly linked to the value achieved on the sale, our objective is exactly the same as yours - to maximise the value of your land. Our interests are therefore fully aligned with yours.
How Land Promotion Works
The landowner normally retains ownership throughout the land promotion process. Value My Land assesses the site, agrees a planning strategy, appoints and manages the necessary consultants, prepares supporting evidence and promotes the land through the most appropriate planning route.
Every site is different. The strategy may involve a Call for Sites submission, Local Plan promotion, HELAA or SHLAA representations, engagement with the council or the preparation and submission of a planning application.
The objective is to strengthen the planning position, reduce uncertainty and make the land more attractive to developers before it is marketed competitively.
From Initial Assessment to Developer Sale
A successful land promotion strategy combines planning expertise, technical evidence and ongoing engagement with the council. The process may take several years, but where planning is successfully achieved, it can significantly increase the value of the land.
Initial Land Assessment
We assess the site's location, relationship with nearby settlements, planning designations, access arrangements, surrounding development and environmental constraints. This initial review helps establish whether the land has realistic development potential and whether a detailed promotion strategy should be considered.
Planning and Promotion Strategy
Where the land appears suitable, we identify the most appropriate route through the planning system. This may involve a Call for Sites submission, Local Plan promotion, consideration through a HELAA or SHLAA assessment or the preparation of a planning application.
Technical Evidence and Site Design
Where appropriate, specialist surveys and technical reports may be commissioned to assess highways, flood risk, drainage, ecology, landscape, heritage, utilities and other site-specific considerations. An illustrative masterplan or concept layout may also be prepared to demonstrate how development could be delivered.
Promotion Through the Planning System
The land is actively promoted by preparing submissions, responding to consultations, engaging with the council and presenting evidence that the site is suitable, available and deliverable. The strategy is kept under review as planning policies and local circumstances change.
Planning Success and Developer Sale
The objective is to secure a Local Plan allocation, planning permission or another improved planning position that increases the land's value and attractiveness to developers. The land can then be marketed competitively with the aim of achieving the highest sale price.
Supporting You Throughout the Promotion Process
Value My Land can assist from the initial assessment through to planning strategy, technical coordination, Local Plan promotion, planning submissions and the eventual marketing of the land. We help landowners understand the process, identify realistic opportunities and make informed decisions about the future of their land.
Land promotion is not suitable for every site and planning success cannot be guaranteed. However, where land has genuine development potential, a carefully managed strategy can provide an opportunity to achieve a substantially higher value than would ordinarily be available from its existing use.
What is Land Promotion?
Learn how land promotion works, the difference between Promotion and Option Agreements, who pays for planning and technical work, how long the process can take and how successful promotion can significantly increase land value.
Read the Complete GuideWhy the East Midlands is an Attractive Area for Development
The East Midlands occupies a strategically important position in England, including Derbyshire, Leicestershire, Lincolnshire, Northamptonshire, Nottinghamshire and Rutland. It contains major cities, large towns, employment corridors, rural communities, market towns, logistics locations, university centres and important transport connections.
Established Settlements
The East Midlands includes established settlements and communities such as Derby, Nottingham, Leicester, Lincoln, Northampton and Mansfield. Land adjoining an existing settlement edge may provide a more logical relationship with the built form than an isolated site, particularly where development can integrate with local character, landscape and surrounding uses. The opportunity will still depend on planning policy, access arrangements, site boundaries and technical constraints.
Strategic Location and Connectivity
The accessibility of the East Midlands, together with its relationship to neighbouring settlements, employment areas and the wider transport network, can influence how attractive land is for development. These connections can strengthen the attractiveness of well-located land where future residents, employees and businesses can reach neighbouring settlements, jobs and services. Safe access, highway capacity, public transport and the scale of any required improvements must nevertheless be tested for each individual site.
Housing and Development Demand
As demand for new homes, employment land, logistics space, infrastructure and mixed-use development continues, suitable land across the region may remain important where it is deliverable, sustainable and capable of being promoted through the planning system. This does not mean that every parcel will be suitable for development, but it can increase the importance of land that is well related to existing communities, capable of being delivered and able to contribute to identified needs while respecting environmental, infrastructure and design constraints.
Employment and Local Economy
Universities, established employers, businesses and services contribute to the economy in the East Midlands and its wider area. Economic activity can generate demand for homes, commercial space, infrastructure and supporting services. Land that complements an established employment location, regeneration objective or sustainable mixed-use opportunity may therefore merit closer assessment, subject to planning policy, market demand and compatibility with neighbouring uses.
Services, Infrastructure and Deliverability
Sites in the East Midlands that are close to schools, shops, healthcare, public transport and utilities may be easier to integrate with existing communities. The capacity of roads, drainage, water, electricity, schools and community facilities can materially affect whether development is achievable. Even well-located land may require technical evidence to demonstrate that infrastructure requirements, environmental effects and delivery costs can be managed successfully.
Local Plan Opportunities
The adopted and emerging planning policy position for the East Midlands provides the framework for deciding where future growth should take place. Local Plan reviews, Call for Sites exercises and land availability assessments can create opportunities for landowners to put suitable sites forward. Land with a clear relationship to existing settlements, realistic access and manageable constraints is generally better placed for positive consideration, although inclusion in an evidence base or draft plan does not grant planning permission.
What This Could Mean for Landowners
Land in the East Midlands that adjoins an established settlement, benefits from practical access and performs positively against planning, infrastructure and environmental considerations may have stronger long-term development potential. Every site must still be assessed individually against the adopted and emerging planning policy position and its own physical and technical characteristics.
We Assess Land Across the East Midlands and Nearby Areas
We assess land throughout the East Midlands and surrounding locations. Whether your land is within an established settlement, close to a village boundary, adjoining existing development or situated on the urban fringe, we can provide an initial assessment of its development potential and likely value.
Areas We Assess Across the East Midlands
We review land throughout the East Midlands and its surrounding area, including sites within and around established neighbourhoods, towns, villages and communities. The locations below are examples of where we assess agricultural land, Green Belt land, paddocks, brownfield sites, commercial land and larger strategic development opportunities.
Land Near the East Midlands
We also assess land close to the East Midlands and throughout neighbouring areas. This includes sites that may relate to nearby towns, villages, employment locations, transport corridors and wider strategic growth opportunities. The locations below are examples rather than an exhaustive list of the areas we cover.
Is Your Land Outside One of These Areas?
The locations above are examples rather than an exhaustive list. We assess land throughout the East Midlands and surrounding areas. Send us the location of your land and we will confirm whether we can provide a free, no-obligation assessment of its development potential.
Search Our Live Planning Guides
Search our live planning pages to identify current opportunities for promoting land through the planning system. You can find open Call for Sites exercises, monitor the progress of emerging and reviewed Local Plans and identify current HELAA and SHLAA assessments being undertaken by local councils. These resources can help landowners understand when councils are seeking new development sites, where future growth may be planned and when land can be submitted for consideration for housing, employment or mixed-use development.
Open Call for Sites Opportunities
Search live and rolling opportunities to put land forward to Local Planning Authorities across England, with current submission information and links to the relevant council pages.
Explore guideEngland Local Plan Progress
Follow Local Plan preparation, consultation, submission, examination and adoption activity to understand where future land-promotion and site-allocation opportunities may arise.
Explore guideOpen HELAA / SHLAA Opportunities
Find identified live and rolling HELAA, SHLAA, SHELAA and related land-submission opportunities where councils are currently accepting or continuing to receive sites.
Explore guideEast Midlands land and planning resources
Related Guides
Understanding what land may be worth in the East Midlands requires more than considering its present agricultural, equestrian, commercial, brownfield or amenity use. Location, access, development potential, relevant Local Plan prospects, planning permission and the method used to promote or sell the land can all affect value. These related guides include relevant East Midlands and nearby location pages and explain the steps landowners can take to protect and maximise potential development value.
How Much Is My Land Worth in Derby?
Explore land values and development potential in Derby, including urban-edge sites, strategic growth locations, transport links and local planning considerations.
Click hereHow Much Is My Land Worth in Nottingham?
Understand land values and development prospects in Nottingham, including regeneration, infrastructure, access and planning policy.
Click hereHow Much Is My Land Worth in Leicester?
Compare land values and development potential in Leicester, including local planning policy, urban expansion, strategic transport links and market demand.
Click hereLand Value Calculator Guide
Learn how land value calculators work, what information they use and why a site-specific planning assessment can provide a more reliable estimate.
Click hereTypes of Development Land Explained
Explore how agricultural land, paddocks, Green Belt sites, brownfield land and commercial land are assessed for development potential and future value.
Click hereCan My Land Be Developed?
Discover the planning, access, environmental and location factors that can affect whether land has realistic residential, commercial or mixed-use potential.
Click hereLocal Plan Allocation Guide
Understand how land is promoted, assessed and selected through Local Plan reviews and why allocation can significantly improve development prospects.
Click hereLand Value With Planning Permission
Find out how planning permission can increase land value and why the scale of uplift varies according to location, costs, density and market demand.
Click hereSelling Land for Development
Understand the main routes to market and the practical steps landowners can take to protect and maximise potential development value before selling.
Click hereTypes of Land We Assess in the East Midlands
We assess agricultural land, Green Belt land, paddocks, brownfield sites and commercial land, considering the planning, location and technical factors that influence development potential and future value. Every site is different, so our assessment considers its individual characteristics and the opportunities and constraints that could influence its future development prospects.
Agricultural Land
Agricultural land is one of the most common land types we assess. While most farmland remains in agricultural use, land located close to existing settlements may have greater long-term development potential. We consider planning policy, access, surrounding development, landscape impact, infrastructure, environmental constraints and other site-specific factors to provide an informed opinion on its future prospects and likely value.
Green Belt Land
Green Belt land requires careful assessment because each site performs differently against planning policy. We review Green Belt purposes, the site's relationship with nearby settlements, potential Grey Belt considerations, access, landscape character and the wider planning context to understand whether future development opportunities may exist.
Paddocks & Equestrian Land
Paddocks and equestrian land are often situated on the edge of existing settlements where they can sometimes provide logical opportunities for future growth. We consider settlement boundaries, planning policy, surrounding land uses, access arrangements, environmental constraints and the overall suitability of the site for potential development.
Brownfield Land
Brownfield sites often benefit from planning policies that encourage the redevelopment of previously developed land. Our assessment considers previous uses, surrounding development, contamination risks, access, utilities, planning policy and site constraints to establish whether redevelopment opportunities may be achievable.
Commercial Land
Commercial and employment sites can sometimes present opportunities for redevelopment, expansion or mixed-use schemes. We review current and emerging planning policy, neighbouring land uses, accessibility, infrastructure, site layout and market demand to assess the site's future development potential and likely value.
Types of Development Land Explained
Want to understand how different types of land are assessed? Explore our comprehensive guide explaining the characteristics of agricultural land, Green Belt and Grey Belt land, paddocks, brownfield sites, commercial land and other land types, together with the key planning considerations used to assess their development potential and future value.
Read the Complete GuideUse Our Free Land Assessment Tool to Assess the Development Potential of Your Land
Use our Land Assessment Tool to assess the development potential of your land. A low score does not necessarily mean your land cannot obtain planning permission. We always recommend that a full detailed assessment is undertaken by us.
Land Assessment Tool
Start answering the questions to discover your land’s development potential.
This tool provides an indicative assessment only. For a more accurate and detailed assessment, we recommend that a full professional appraisal is undertaken by our experts.
What's next?
Our experts can provide a more detailed assessment and help unlock the full value of your land.
Why Landowners Choose Value My Land
At Value My Land, we help East Midlands landowners understand whether their land may have development potential.
- Free, no-obligation assessment of your land
- Specialist planning and land promotion expertise
- Focused on maximising the value of your land
- We identify opportunities to maximise land value
- Helping landowners make informed decisions
- No obligation to sell your land
Free Initial Land Review
If you would like a free, no-obligation assessment of your land, simply send us the location of your site and we will carry out a high-level review of its development potential. We aim to make the process as straightforward as possible, so you do not need to provide detailed plans or technical information at this stage. Simply let us know where the land is located using one of the following:
- A postcode
- A Google Maps pin
- A what3words reference
- A brief description of the site location
Frequently Asked Questions For Land in the East Midlands
How does planning policy vary across the East Midlands?
Different local planning authorities operate across the East Midlands and each council prepares its own Local Plan and planning policies. Although national planning policy provides the overall framework, individual councils determine where housing, employment, infrastructure and other development should be located. As a result, land with similar characteristics may have very different development prospects depending on the local authority area, settlement strategy and planning designations that apply. Read our guide to understanding Local Plan allocations and how they can influence your land's development potential.
Which parts of the East Midlands have the greatest development potential?
Development potential is not determined by county or regional boundaries alone. Sites close to existing towns, villages, transport links, employment areas, schools and other services may have stronger prospects than isolated locations. Planning policy, housing need, infrastructure capacity, environmental constraints and the relationship with existing development will also influence where future growth may be supported. Every site therefore needs to be assessed individually within its local planning context. Read our guide to finding out if your land is suitable for development.
Which councils in the East Midlands are reviewing their Local Plans?
Councils periodically review their Local Plans to ensure that sufficient land is identified for future housing, employment, infrastructure and other development needs. Because each authority follows its own timetable, different parts of the East Midlands may be at different stages of plan preparation or review. Monitoring these reviews can help landowners identify when a council may be considering new development locations and when land could potentially be promoted through the planning system. Explore our Local Plan Tracker to see which councils are preparing or reviewing their Local Plans.
Are there any Call for Sites opportunities in the East Midlands?
Different councils open Call for Sites exercises at different times, usually as part of preparing or reviewing a Local Plan. These exercises allow landowners, developers and land promoters to submit potential sites for housing, employment or mixed-use development. Submitting land does not guarantee that it will be allocated or granted planning permission but it can be an important first step in bringing the site to the council's attention for future assessment. Search our Call for Sites Tracker to identify current opportunities for submitting land for consideration.
How do HELAA and SHLAA assessments affect land in the East Midlands?
Councils may prepare a Housing and Economic Land Availability Assessment, known as a HELAA, or a Strategic Housing Land Availability Assessment, known as a SHLAA. These assessments consider whether submitted land appears suitable, available and achievable for future development. Inclusion does not provide planning permission or guarantee a Local Plan allocation but it can show that the site has been considered as part of the council's evidence base and future development planning. Learn more about HELAA and SHLAA assessments and how they can influence a site's future development prospects.
Can agricultural or Green Belt land in the East Midlands be developed?
Agricultural and Green Belt land can be subject to significant planning restrictions but the development prospects of individual sites vary. Some land may be considered through Local Plan reviews, Call for Sites exercises, Green Belt assessments or planning applications where the policy position and local development needs support further consideration. Matters such as location, settlement relationships, accessibility, landscape impact, agricultural quality and technical constraints will all influence whether development may be realistic. Read our guide to Green Belt land and the circumstances that may influence its development potential.
Could planning permission increase the value of land in the East Midlands?
Planning permission can significantly increase land value because it provides greater certainty about how a site may be developed. However, values can vary considerably across the East Midlands depending on local property prices, demand, planning policy, infrastructure requirements and development costs. The amount of developable land, proposed use, number of homes or amount of commercial floorspace and any required planning obligations will also influence the site's potential value. Learn how planning permission can affect land value and the factors that determine how much a development site may be worth.
How can Value My Land help landowners across the East Midlands?
At Value My Land, we assess land throughout the East Midlands by identifying the relevant local planning authority and reviewing the policies and designations that apply to the site. This can include Local Plans, settlement boundaries, Green Belt policy, HELAA or SHLAA assessments, Call for Sites opportunities and important technical constraints. We can then provide an informed initial opinion on the site's development potential and explain the possible routes for improving its planning position and future value. Learn more about land promotion and how it can improve a site's planning position and maximise its future value.
Find Out Whether Your Land Has Development Potential
If you own land in the East Midlands and would like to understand its potential development value, we can help. Our team will undertake an initial review of your site and provide an honest assessment of its prospects.
Whether you own agricultural land, Green Belt land, paddocks, brownfield land or larger strategic holdings, understanding your options is the first step towards unlocking value.
Contact us today for a free initial review
Request your FREE, no-obligation land assessment today and discover whether your land could have development potential.
Free Initial Land Review
Contact Information
Phone
0800 061 4006Office
13 Ensign Business Centre
Westwood Way
Coventry
CV4 8JA