How Much is My Land Worth in the Borough of Gedling?

The adopted Aligned Core Strategy and Local Planning Document continue to determine settlement boundaries, existing allocations, safeguarded land, Green Belt and development-management policy. The Publication Draft identifies a new spatial strategy and fourteen proposed housing or mixed-use allocations, but consultation responses, examination and possible modifications remain outstanding. We therefore distinguish an adopted allocation from an emerging allocation, a Strategic Housing Land Availability Assessment record, a Call for Sites submission, safeguarded land, a brownfield-register entry and land with planning permission.

Gedling’s latest published five-year housing-land-supply assessment identifies 3.73 years of deliverable supply at 31 March 2025, equivalent to an undersupply of 846 homes. That shortfall can affect the planning balance, but it does not automatically overcome Green Belt, access, flooding, heritage, ecology, design or infrastructure objections. The valuation must reflect the site’s actual policy status, the strength of its evidence and the time and cost required to move from promotion to permission. See our guides to planning policy, Local Plan allocation and HELAA and SHLAA evidence.

The southern and western borough forms part of Nottingham’s continuous built-up area. The Publication Draft directs the largest share of growth to sites within or adjoining this urban area, including regeneration land, infill, former institutional or industrial sites and major edge-of-settlement allocations. Strong access to jobs, schools, centres and public transport can support demand, but the value of an individual parcel still depends on lawful access, density, neighbouring amenity, trees, open space, land assembly, existing occupiers and the capacity of local infrastructure.

A Nottingham postal address does not identify the planning authority. Land may fall within Gedling Borough, Nottingham City, Broxtowe, Rushcliffe or another adjoining district, with different policies, contributions and evidence. We check the title boundary and policies map rather than relying on the nearest neighbourhood name. The Nottingham city guide covers land inside the city boundary, while this Gedling page addresses the borough’s urban fringe, Green Belt, strategic sites and rural hierarchy. Our brownfield-register guide explains why previously developed status does not remove the need for a viable planning and technical assessment.

The Publication Draft proposes a major mixed-use development at Lime Lane on the northern edge of Arnold, with capacity for approximately 1,075 homes together with employment, a local centre, park-and-ride provision and supporting infrastructure. The strategic scale can create developer interest, but the gross allocation includes land needed for primary roads, drainage, green infrastructure, landscape buffers, community facilities, utilities and other non-saleable uses. A nearby field does not automatically form part of the allocation or gain a right to use its access and infrastructure.

We examine the approved or emerging masterplan, ownership pattern, phasing, A60 and local-road capacity, public transport, school and health requirements, drainage strategy, utility reinforcement and any land controlled by third parties. Where several owners are needed to deliver one coherent scheme, collaboration, equalisation or infrastructure agreements can materially affect timing and the landowner’s net receipt. See our guides to multiple landowners, land equalisation and utilities and infrastructure.

The Publication Draft proposes approximately 750 homes at Mapperley Golf Course and approximately 650 homes at Mapperley Plains East. Although both sites relate to the Nottingham urban edge, they are not interchangeable. The former golf-course site raises questions about existing recreation, mature landscape structure, public access, drainage and comprehensive masterplanning. Mapperley Plains East requires its own assessment of access, topography, landscape exposure, neighbouring development, schools, public transport and utilities.

Land values should be based on the likely net development parcel after roads, sustainable drainage, open space, habitat areas, retained trees, landscape buffers and community infrastructure are allowed for. We also check whether an adjoining ownership is inside the defined allocation, needed for access or mitigation, or simply close to the site without a formal delivery role. Our guides to access and highways, landscape evidence and topographical surveys explain why a well-located urban-edge site can still carry substantial abnormal and infrastructure costs.

The Publication Draft proposes an extension at Willow Farm for approximately 200 homes, to be integrated with Gedling Village and kept below the identified ridgeline. The wider Gedling Colliery and Chase Farm area already has a strategic housing and employment role supported by the Gedling Access Road and adjoining Gedling Country Park. These circumstances can strengthen regeneration and connectivity, but they also mean that competing permissions, masterplans, landscape limits and existing infrastructure commitments must be understood before another parcel is assigned development value.

Former colliery and industrial land may require Coal Mining Risk Assessment work, intrusive investigation, treatment of mine entries or shallow workings, remediation, ground-gas measures, abnormal foundations and careful management of surface water. An employment or operational site may also retain meaningful existing-use value, leases or relocation costs. See our guides to contaminated land and existing-use value versus development value.

The proposed Top Wighay Farm Extension adjoins the existing strategic site and the built-up edge of Hucknall, but it lies within Gedling Borough rather than Ashfield District. The Publication Draft proposes approximately 880 homes and safeguards the route needed for a possible future Nottingham Express Transit extension. The planning authority, Green Belt history, infrastructure requirements and policy wording must therefore be taken from Gedling’s plan even though the site’s housing and service market is closely connected with Hucknall.

We compare an adjoining parcel with the defined allocation boundary, existing permissions, transport corridor, access points, school and healthcare capacity, drainage and utility strategy, landscape buffers and land needed for public transport. A postcode or estate-agent description cannot resolve these matters. The separate Ashfield guide covers land inside that district, while our settlement-boundaries guide explains why an administrative or policy boundary can materially alter the assessment.

The emerging spatial strategy identifies Bestwood Village, Calverton and Ravenshead as Key Settlements. The proposed new allocation capacity is approximately 300 homes at Bestwood Village, 670 homes across the Calverton allocations and 920 homes across the Ravenshead allocations, in addition to existing commitments. Those totals do not mean that every adjoining field shares the same planning prospects. Each settlement has a different service base, highway network, Green Belt role, landscape setting, drainage position and development pipeline.

Bestwood Village must be assessed alongside former colliery land, the existing community and access to the A611 corridor. Calverton’s proposed sites require consideration of Green Belt release, school and local-centre provision, mining legacy, rural roads and the relationship between Mansfield Lane and the Park Road extension. Ravenshead combines strong market demand with extensive Green Belt, landscape and heritage sensitivities, including the setting of Newstead Abbey and the scale of the proposed Silverland Farm development. A settlement-wide asking price cannot replace a site-specific residual appraisal.

The Publication Draft directs most strategic growth towards the main urban area, Hucknall edge and the three Key Settlements. Other villages and rural locations may still accommodate appropriate infill, redevelopment, rural housing, employment, community uses or other policy-supported development, but their settlement role does not create a general presumption in favour of large extensions. Neighbourhood plans, conservation areas, historic approaches, service provision, local road capacity and the precise Green Belt boundary can be decisive.

Burton Joyce benefits from rail access but also relates closely to the River Trent and sensitive village-edge landscapes. Lambley and Woodborough have constrained rural approaches and strong landscape character. Linby and Papplewick are historic Green Belt villages, while Newstead combines rural character with railway access and a mining legacy. A site should be assessed against the relevant neighbourhood plan and village evidence rather than using the assumptions from Arnold, Calverton or Ravenshead. See our guide to neighbourhood plans and development land.