Kettering sits within one of North Northamptonshire’s principal growth corridors, but its land market is not interchangeable with Corby or Wellingborough. Values are influenced by the town’s rail and A14 connections, Hanwood Park and other planned growth, the relationship with Barton Seagrave, Burton Latimer, Rothwell and Desborough, and the capacity of local infrastructure.
At Value My Land, we assess agricultural land, paddocks, brownfield and employment sites, smaller village-edge parcels and larger strategic holdings in and around Kettering. We review the current development plan, the new North Northamptonshire Local Plan, access, drainage, utilities, landscape, ecology, heritage and likely buyer demand.
Land around Kettering must be assessed against cumulative planned growth, settlement relationships, Ise Valley green infrastructure and the practical capacity of roads, schools, drainage and utilities. The relationship with Hanwood Park and other commitments can materially affect both planning prospects and residual value.
Our initial assessment is free and without obligation. It separates existing-use value from realistic hope value and from the substantially higher value that may arise only after allocation or planning permission.
Do You Own Land in Kettering? Discover What Your Land Could Be Worth
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.
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 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.
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.
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.
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 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.
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.
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.
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.
The latest land value estimates for Kettering, published by the Ministry of Housing, Communities and Local Government (MHCLG), indicate that residential development land with planning permission could be worth between £600,000 and £1.1 million per acre, depending on the density of the development. These figures highlight the significant uplift in value that can be achieved when suitable land secures planning consent.
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:
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.
See how agricultural land is valued in the UK, including land quality, access, location, tenure, market demand and development potential. Our evergreen guide explains why price-per-acre evidence is only a starting point and how site-specific factors can affect farmland value.
Read Our Agricultural Land Value GuideLand around Kettering can be attractive because of accessibility and established demand, but development value depends on whether a site fits the town’s growth pattern and can carry its share of infrastructure. Existing strategic development may create market confidence while also increasing cumulative transport, school, drainage and utility requirements.
Kettering’s urban form includes established neighbourhoods, the town centre, Barton Seagrave and major growth to the east. A parcel should be tested against the intended long-term settlement edge, not valued merely because it is near recent development. Land that closes a logical gap or completes infrastructure may perform differently from land that opens a new direction of growth.
The East Kettering development, widely known as Hanwood Park, demonstrates the scale of housing and infrastructure already planned. Nearby land needs to be assessed for cumulative highway, school, drainage, health and community impacts. Existing investment can support demand, but the next site may face higher marginal infrastructure costs.
Kettering benefits from strategic road and rail links, including the A14 and Midland Main Line. For land value, local access and network capacity remain critical. A site may be regionally well located but commercially weak if the junction, walking route or public-transport connection is costly or unacceptable.
Burton Latimer, Rothwell, Desborough, Barton Seagrave and the villages each have different service levels and policy roles. A valuation should identify whether the land is genuinely part of Kettering’s market, a separate settlement opportunity or countryside between communities. This affects scale, density and the likely planning route.
The River Ise corridor and connected green infrastructure influence flood management, ecology, landscape and recreation between Kettering, Corby and Wellingborough. Development can contribute to these networks, but buffers, drainage and habitat requirements reduce net developable area and need to be reflected in the price.
Kettering’s employment areas, town-centre services and strategic accessibility can support commercial and mixed-use demand. The strongest land value arises where the proposed use matches market depth, access and neighbouring development. A generic employment label does not establish occupier demand or a viable residual value.
Development value is the result of several connected planning, technical and commercial judgements. The following indicators help explain why apparently similar parcels can attract very different levels of interest.
Kettering is governed by the North Northamptonshire Joint Core Strategy and the Kettering Site Specific Part 2 Local Plan, formally adopted on 1 December 2021. The adopted plan replaced the former 1995 borough plan and provides the detailed allocations and policy map for Kettering, Burton Latimer, Rothwell, Desborough and the surrounding area.
The new North Northamptonshire Local Plan 2024–2045 is now being prepared. The scoping consultation and Call for Sites closed on 1 July 2026, with consultation on proposed plan content and evidence scheduled for October and November 2026. Until that process advances, the adopted strategy and Part 2 plan remain the primary policy baseline.
Kettering’s development pipeline is strongly influenced by Hanwood Park, the East Kettering sustainable urban extension of up to 5,500 homes with schools, employment, local centres and infrastructure. A realistic valuation must test whether a site complements committed growth, competes with it or depends on later plan-making.
The 2021 Part 2 plan and policies map should be checked for allocations, settlement boundaries, employment protection, town-centre policies and environmental constraints.
The scale and phasing of East Kettering affect infrastructure capacity, housing delivery and market absorption. Adjoining land is not automatically the next logical phase.
The 2026 scoping work opens a new authority-wide evidence process, but submitted land still needs to demonstrate suitability, availability, infrastructure and deliverability.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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 GuideKettering’s land market is shaped by a principal town, a major committed urban extension, strong A14 accessibility and a group of separate market towns. Those markets should not be valued as one.
Town-centre, commercial and institutional land may support housing or mixed-use redevelopment where access, neighbouring uses, heritage, demolition and density are resolved.
Land around East Kettering needs careful assessment of masterplan boundaries, access, schools, utilities, drainage and green infrastructure before any future-phase value is assumed.
Sites with practical access to the A14 and established employment areas may support industrial, logistics or business uses, subject to highway and servicing capacity.
Burton Latimer, Rothwell and Desborough each have their own settlement role, constraints and development pipeline. A Kettering-wide headline rate can obscure those differences.
River corridors, flood risk, surface-water routing and ecological networks can shape layout, net developable area and mitigation costs.
Rail, strategic roads, local junctions, schools and utilities can be value-enhancing where capacity exists, but can defer or reduce value where major upgrades are required.
The Kettering market area includes the town and settlements historically planned through the Kettering Part 2 area, with particular regard to their relationship with existing growth commitments, services and infrastructure.
Urban, brownfield, infill, employment and strategic-edge land connected to Kettering’s main built-up area.
Sites whose value depends on a separate settlement role, local services and proportionate growth.
Nearby markets considered through the new authority-wide plan rather than the Kettering page alone.
For strategic comparison across the former local plan areas, use our North Northamptonshire land-value guide. Land principally related to Corby or Wellingborough should be assessed against those towns’ own settlement, infrastructure and market conditions.
Live Planning Opportunities
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.
Search for open Call for Sites exercises and identify councils currently inviting land submissions.
Search Open OpportunitiesMonitor emerging and reviewed Local Plans and understand where future growth may be directed.
Track Local PlansIdentify current HELAA and SHLAA assessments being undertaken by local planning authorities.
View Land AssessmentsAugust 2026 National Policy
The final National Planning Policy Framework took effect for decision-making on 17 August 2026. It changes the national route used to assess development opportunities in Kettering, but it does not replace the need for a site-specific review of local policy, access, constraints, infrastructure and deliverability.
Policy S3 now directs proposals within a settlement to policy S4 and proposals outside a settlement to policy S5. For land in Kettering, the adopted policies map, any defined settlement boundary and the precise position of the whole site should therefore be checked before drawing conclusions from nearby development.
Policy L2 gives substantial weight to the benefits of remediating degraded or contaminated land and making better use of vacant, underused and previously developed land. That support is important, but it does not remove access, design, flood-risk, ecology, heritage, amenity or infrastructure requirements.
Grey belt is now defined as previously developed Green Belt land and/or other Green Belt land that does not strongly contribute to purposes A, B or D. Protected landscapes, habitats, heritage and flood risk are separate policy tests. Development must follow the applicable GB7 route and, for relevant major housing, the GB8 Golden Rules.
A five-year housing land supply shortfall or Housing Delivery Test result below 75% can evidence unmet housing need for policy S5(1)(j). That route is location-specific, requires the site to be physically well-related to a settlement and appropriately scaled for infrastructure, and does not itself apply as the development route within the Green Belt.
The new framework can alter the probability and route of obtaining planning permission in Kettering; it does not automatically convert land to residential development value. A valuation should reflect the evidence, likely timescale, policy contributions, net developable area and remaining planning risk.
Read the National Planning Policy Framework published on 17 August 2026.
Kettering appraisals should separate committed growth, urban opportunities, strategic employment and the smaller market-town land market.
Larger parcels adjoining Kettering or the other principal settlements where allocation prospects, infrastructure and phasing are central.
Previously developed or underused land where existing-use value, remediation, design and density determine the realistic uplift.
Land close to strategic roads and established employment locations where power, servicing, access and occupational demand matter.
Smaller sites near Burton Latimer, Rothwell, Desborough and rural settlements where settlement hierarchy and local capacity govern prospects.
Kettering land ranges from town-centre redevelopment opportunities to strategic growth land, A14 employment sites and rural parcels around the surrounding market towns. We assess each site against its precise policy position, access, infrastructure requirements, environmental constraints and realistic market.
Fields around Kettering, Burton Latimer, Rothwell and Desborough are reviewed against the settlement hierarchy, access, landscape, agricultural quality, drainage and infrastructure. The strongest opportunities usually have a clear relationship with an existing settlement and a credible planning route.
Land within or near the East Kettering growth area must be considered alongside the approved mixed-use strategy, infrastructure delivery, schools, employment provision, green space and phasing. Proximity alone does not establish allocation, permission or equivalent development value.
Paddocks and small edge parcels are assessed for highway access, settlement form, residential amenity, ecology, drainage and the potential need to assemble adjoining land. A modest site can be attractive where it completes a logical frontage or settlement edge.
Previously developed land in and around Kettering town centre may support regeneration, residential, commercial or mixed-use proposals. Heritage, existing occupiers, contamination, access, parking, density and viability determine whether redevelopment creates a meaningful uplift in value.
Employment land is assessed for connections to the A14 and local road network, HGV access, utilities, labour catchment, neighbouring uses and occupational demand. Site configuration and servicing can be as important to value as the gross acreage.
Use our wider guide to compare agricultural, brownfield, commercial, Green Belt, paddock and strategic land and see how the planning and valuation approach changes between land types.
Read the Complete GuideUse 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.
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.
Our experts can provide a more detailed assessment and help unlock the full value of your land.
At Value My Land, we help Kettering landowners understand whether their land may have development potential.
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:
Land around Kettering can vary substantially in value according to its relationship with the town, strategic growth areas, the River Ise, nearby settlements and the A14 corridor. The answers below explain how planning status, infrastructure and technical evidence affect the realistic development case.
One may be within an allocation or form a logical extension with access and infrastructure, while the other may be outside the settlement boundary, separated from services or constrained by flood risk, ecology or landscape. Land value reflects planning probability, net developable area, abnormal costs and buyer demand rather than acreage alone. Existing commitments such as Hanwood Park also affect whether another large site is needed and how much infrastructure it must fund. Read how development land is valued.
The North Northamptonshire Joint Core Strategy and Kettering Site Specific Part 2 Local Plan remain part of the adopted development plan. A new North Northamptonshire Local Plan for 2024–2045 is being prepared. Its scoping and Call for Sites consultation closed on 1 July 2026, with a proposed-content and evidence consultation scheduled for October and November 2026. The adopted policies remain the starting point until the new plan advances and is eventually adopted. Check the England Local Plan tracker.
No. Proximity can show market demand and infrastructure investment, but the adopted masterplanning, long-term boundary, road capacity, schools, drainage and green infrastructure must be considered. The adjoining parcel may be needed for mitigation, may create an undesirable extension or may require costly connections. A site-specific planning and infrastructure assessment is needed before additional value is attributed. See how site suitability is assessed.
The river and its tributaries influence flood risk, surface-water drainage, ecology, landscape and green-infrastructure planning. A parcel may need buffers, attenuation, habitat corridors and safe access arrangements. These requirements can improve environmental quality but reduce the net developable area. Levels and drainage strategy should be considered early, particularly for low-lying or larger sites. Read our flood-risk and drainage guide.
Not without adjustment. These towns have different service bases, market demand, settlement boundaries and local policy contexts. A site should be valued according to the settlement it serves and the scale of development that can be absorbed. Evidence from Kettering may help inform regional comparisons, but the development concept and residual value must remain location-specific. Read why location matters.
Useful evidence includes ownership and availability, a clear red-line boundary, indicative capacity, access appraisal, landscape and ecology review, flood and drainage information, utilities, infrastructure and an explanation of how the site relates to Kettering or the relevant settlement. The submission should also address cumulative growth and compare the parcel with reasonable alternatives. Inclusion in the evidence base does not itself grant permission. Read our Call for Sites guide.
It depends on market demand, permitted use, access, plot efficiency, power, servicing, neighbouring uses and abnormal costs. Strategic-road proximity can support logistics or industrial demand, but a site without a suitable junction or labour catchment may not be viable. Residential land may have a higher gross value but also greater affordable-housing and community-infrastructure obligations. A residual appraisal is needed for each realistic use. Compare different types of development land.
We can identify the adopted and emerging policy route, assess access and technical constraints, define the site’s strongest role, monitor the new Local Plan and prepare evidence for consultation or planning. Where an opportunity is suitable for promotion, we can agree a strategy and fund the required work at our cost and risk under the commercial agreement, with our fee payable from a successful sale. Learn how land promotion works.
If you own land in Kettering 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 or larger strategic holdings, understanding your options is the first step towards unlocking value.
Request your FREE, no-obligation land assessment today and discover whether your land could have development potential.
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