How Much is My Land Worth in North Warwickshire?

The North Warwickshire Local Plan adopted in September 2021 remains the statutory starting point. The draft replacement plan covers 2025–2045 and currently proposes provision for at least 7,280 homes, 42 hectares of local employment land and between 50 and 100 hectares of strategic employment land. Those figures, the proposed allocations and the supporting evidence may change before publication, examination and adoption.

The Council also states that it cannot presently demonstrate a five-year housing-land supply. Its October 2025 evidence calculated between 1.5 and 2.2 years at 1 April 2025. That shortfall can strengthen the planning balance for sustainable housing proposals, but it does not remove Green Belt protection, Strategic Gaps, flood risk, highway constraints, heritage or the need for a deliverable design. See the guide to five-year housing-land supply and the Local Plan allocation process.

Atherstone with Mancetter is a Category 1 Market Town and provides the borough’s broadest concentration of shops, services, employment and rail access. The adopted strategy already directs major growth to land north-west of Atherstone off Whittington Lane, while the draft review carries that strategic site forward and identifies smaller opportunities near the Coventry Canal, Atherstone Lock and the football ground. A nearby field should not be valued as though it automatically forms another phase of those proposals.

The town is affected by the River Anker and floodplain, the Coventry Canal, historic Atherstone and Mancetter, archaeology, railway infrastructure, industrial land and the landscape transition to surrounding villages. Access to the A5 supports demand, but cumulative junction pressure and the timing of allocated development are material. We establish whether land is inside the development boundary, part of a draft allocation, separated by infrastructure or countryside, or reliant on another owner’s roads and utilities. The guides to settlement boundaries and title plans and development boundaries explain those checks.

Polesworth with Dordon is the second non-Green-Belt Category 1 Market Town. Its market is shaped by the large housing allocation east of Polesworth and Dordon, Birch Coppice, Indurent Park, the A5, nearby Tamworth and a substantial existing development pipeline. The draft plan carries forward the strategic housing allocation, proposes additional employment land and identifies further smaller housing and employment opportunities around Dordon.

The Strategic Gap between Tamworth and Polesworth/Dordon is intended to preserve a clear sense of separation. Other proposed gaps address Dordon–Baddesley/Grendon and the wider A5 corridor. A parcel may therefore have excellent motorway or logistics connections yet remain unsuitable for housing because it performs a separation, landscape, access or infrastructure function. The Tamworth guide covers the adjoining town, while this page assesses the North Warwickshire policy position.

Coleshill is a Category 1 Market Town but is expressly identified as a Green Belt market town. Water Orton is a Category 3 Local Service Centre, also influenced by Green Belt, Hams Hall, the A446, M42, Birmingham Airport, UK Central, Peddimore and the expanding Birmingham and Solihull markets. The draft plan proposes housing east of Packington Lane and south of Southfields Road in Coleshill, carries forward a smaller Memorial Park site and retains the former-school redevelopment opportunity at Water Orton.

HS2 construction, safeguarding, railway corridors, noise, major utilities, the River Tame and Blythe catchments, the Coleshill Strategic Gap and settlement identity all require detailed assessment. Strong regional accessibility does not establish that a field can connect to the highway, wastewater network or electricity supply. Coleshill and Water Orton also have made neighbourhood plans that form part of the development plan. The Birmingham and Solihull guides explain the adjoining markets without transferring their policies into North Warwickshire.

Category 3 includes Baddesley with Grendon, Hartshill with Ansley Common, New and Old Arley, Kingsbury and Water Orton. These places support a greater level of development than the smaller villages, but the scale must remain proportionate to available services, committed growth and infrastructure. The draft plan carries forward or proposes housing at Church Farm, Grendon, Ansley Common, Kingsbury and Water Orton, while some reserve sites remain dependent on delivery circumstances.

Former mining and industrial activity, quarrying, made ground, narrow village roads, school capacity, landscape and settlement separation can materially alter net value. Kingsbury also sits beside the Tame Valley wetlands and Kingsbury Water Park, while Arley, Hartshill and Dordon have made neighbourhood plans. We compare an individual parcel with the existing development pipeline rather than assuming every edge-of-village site benefits equally from the housing shortfall.

Category 4 includes Ansley, Austrey, Curdworth, Fillongley, Hurley, Newton Regis, Piccadilly, Ridge Lane, Shuttington, Shustoke, Warton, Whitacre Heath and Wood End. The emerging policy supports development within boundaries in principle and allows adjacent proposals to be considered, but normally expects windfall schemes of no more than ten homes at one time unless viability, services and infrastructure justify a different approach. Several draft allocations exceed that normal scale and must be assessed as specific proposals, not a blanket precedent.

Category 5 covers all other locations, where development is generally restricted to uses needing a rural location, building reuse, rural exceptions and other limited national-policy routes. Agricultural land touching a cluster of houses is not necessarily settlement-edge development. We check the precise boundary, Green Belt status, made neighbourhood plan, services, public transport, access and whether the land would form a coherent addition. The development-suitability guide explains the wider assessment.

Category 2 deals with land adjoining built-up areas beyond the borough boundary. The draft policy allows such development to be considered where the site is outside Green Belt and a Strategic Gap, integrates with the wider scheme, retains clear separation from a North Warwickshire settlement and provides walking and cycling links. Draft sites near Tamworth, Alvecote and Corley illustrate why the postal town does not necessarily identify the correct planning authority or settlement purpose.

Growth around Nuneaton, Coventry, Hinckley, Tamworth and Birmingham can create demand and infrastructure pressure inside North Warwickshire. A valuation must identify which authority controls the application, who controls the access, whether a cross-boundary masterplan exists and which council will secure schools, highways and community contributions. See the Nuneaton and Bedworth guide and Hinckley and Bosworth guide for the neighbouring policy contexts.