Coalville principal-town growth
Housing, regeneration and employment opportunities around Coalville should be assessed against its role as the district’s principal town, infrastructure and the quality of its urban connections.
District-wide scope: this page covers the whole of North West Leicestershire. For land whose planning and market context is specifically tied to a principal town, use the dedicated Coalville town guide Ashby-de-la-Zouch town guide.
Understanding Land Value
What Determines the Value of Land in North West Leicestershire?
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.
Development Factors
Key Factors That Can Increase the Development Potential of Your Land in North West Leicestershire
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 North West Leicestershire?
The latest land value estimates for North West Leicestershire, published by the Ministry of Housing, Communities and Local Government (MHCLG), indicate that residential development land with planning permission could be worth between £750,000 and £1.3 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 North West Leicestershire 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
Average arable land values of approximately
£9,750 per acre
Pasture values generally range from
£7,000 to £10,000 per acre
Peak arable values of approximately
£13,000 per acre
East Midlands Agricultural Land Values
Average arable land values of approximately
£9,290 per acre
Pasture values generally range from
£7,000 to £9,000 per acre
Peak arable values of approximately
£11,000 per acre
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.
Understand Agricultural Land Value
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 GuideWhat Can Increase or Reduce Land Value in North West Leicestershire?
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
Planning permission or a Local Plan allocation
A positive HELAA, SHLAA or site assessment
Direct highway frontage and deliverable access
Proximity to an established settlement and services
Available utilities and infrastructure requirements
A competitive marketing process following planning success
Factors That May Reduce Value
No legal or practical access
Restrictive covenants or ransom strips
Flood risk, contamination or difficult ground conditions
Major utility diversions or infrastructure upgrades
Severe landscape, ecological or heritage constraints
Accepting an early offer without testing the open market
District Planning Context
North West Leicestershire's Local Plan Context Is District-Wide
The adopted North West Leicestershire Local Plan remains the statutory baseline. The Proposed Submission Local Plan 2024–2042 is at Regulation 19 consultation from 21 July to 11 September 2026, after which the Council intends to consider submission for independent examination.
Regulation 19 consultation to 11 September 2026
Regulation 19 is a formal publication stage. Land proposed for allocation can attract greater hope value, but the plan has not been adopted and the site still needs access, infrastructure, viability, environmental mitigation and a deliverable development concept.
The district is not a single market. Coalville is the principal town; Ashby-de-la-Zouch has a separate market-town and neighbourhood-plan context; Castle Donington and Kegworth are influenced by East Midlands Airport; and other settlements have distinct service, landscape and infrastructure constraints.
Strategic employment demand around the M1, A42, airport and Freeport creates opportunities that are not captured by housing values. Power, HGV access, rail, airport safeguarding, strategic infrastructure contributions and policy requirements can materially affect net value.
Different settlements, different planning markets
The National Forest, River Mease catchment, former coalfield and mineral legacy, flood risk and sensitive rural landscapes also create sharply different constraints across the district.
A district-wide valuation should therefore identify the relevant settlement and market first, then test the Regulation 19 position, existing policy, access, infrastructure and environmental evidence before estimating value.
Coalville and Ashby have dedicated town guides because their planning and valuation contexts are materially different from each other and from the airport, Freeport and rural parts of the district.
Strategic employment and environmental constraints
Two sites of the same size can therefore have very different values depending on whether they support a planned settlement strategy, strategic employment demand or a viable longer-term promotion case.
Land Promotion Explained
Land Promotion in North West Leicestershire
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.
The Promotion Process
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.
1
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.
2
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.
3
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.
4
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.
5
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.
Recommended Guide
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 Guide
District Opportunity Map
Where Development Value Can Arise Across North West Leicestershire
Development value across the district arises from several distinct markets: principal-town growth, historic market-town demand, airport and Freeport employment, former industrial land and rural settlement promotion.
Ashby market-town land
Ashby combines strong residential demand with a neighbourhood plan, historic character, National Forest landscape and River Mease considerations. It requires a separate appraisal from Coalville.
Airport and Freeport employment land
Land around East Midlands Airport, Castle Donington and Kegworth may support aviation, logistics or strategic employment uses, subject to safeguarding, highways, power, infrastructure and environmental effects.
M1 and A42 logistics corridors
Large employment sites can benefit from motorway connectivity, but HGV routing, junction capacity, rail, utilities and strategic infrastructure contributions can materially reduce residual value.
Former coalfield and brownfield sites
Previously developed and former industrial land can support regeneration, but contamination, mining legacy, remediation and existing-use value require site-specific investigation.
National Forest and rural settlement land
Sites around smaller towns and villages should be tested for settlement role, landscape, ecology, water quality, access and the ability to deliver infrastructure without eroding local character.
Areas We Cover
We Assess Land Across North West Leicestershire and Nearby Areas
We assess land throughout North West Leicestershire 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 in North West Leicestershire
We review land throughout North West Leicestershire 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.
Coalville
Ashby-de-la-Zouch
Castle Donington
Ibstock
Kegworth
Measham
Whitwick
Hugglescote
Donington le Heath
Ellistown
Thringstone
Swannington
Ravenstone
Packington
Moira
Blackfordby
Appleby Magna
Coleorton
Worthington
Diseworth
Belton
Long Whatton
Heather
Oakthorpe
Donisthorpe
Acresford
Normanton le Heath
Snarestone
Land Near North West Leicestershire
We also assess land close to North West Leicestershire 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.
Charnwood
Hinckley and Bosworth
South Derbyshire
Lichfield
Rushcliffe
Derby
Leicester
Nottingham
Is Your Land Outside One of These Areas?
The locations above are examples rather than an exhaustive list. We assess land throughout North West Leicestershire 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.
Live Planning Opportunities
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 guideAugust 2026 National Policy
How the August 2026 NPPF Affects Land Across North West Leicestershire
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 across North West Leicestershire, but it does not replace the need for a site-specific review of local policy, access, constraints, infrastructure and deliverability.
Start With the Settlement Position
Policy S3 now directs proposals within a settlement to policy S4 and proposals outside a settlement to policy S5. For land across North West Leicestershire, 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.
Brownfield and Underused Land
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.
Apply the Final Green Belt Rules
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.
Housing Need Does Not Create Automatic Permission
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 across North West Leicestershire; 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.
North West Leicestershire land and planning resources
Related Guides
These guides separate the district-wide valuation question from nearby local markets and from the planning processes that may create or protect development value.
Land Value in Coalville
Review the principal-town market, including growth areas, former industrial land, infrastructure and settlement-edge opportunities around Coalville.
Click hereLand Value in Ashby-de-la-Zouch
Explore Ashby’s distinct historic, National Forest, A42 and rural-edge context within North West Leicestershire.
Click hereHow Much Is My Land Worth in Leicestershire?
Compare the district with the wider county market and the different planning authorities, settlements and infrastructure corridors across Leicestershire.
Click hereLand Value in Loughborough
Review the neighbouring Loughborough market and the influence of university-led demand, strategic employment and growth around Charnwood.
Click hereHow Is Land Valued in the UK?
Understand comparable evidence, residual valuation, planning probability, timescale and risk when estimating current and potential development value.
Click hereIs My Land Suitable for Development?
See how policy, access, infrastructure, landscape, ecology, drainage and settlement relationship are assessed together.
Click hereHow Land Is Allocated Through a Local Plan
Learn how submitted land is assessed, compared and selected through plan preparation and why allocation can improve planning prospects.
Click hereWhat Is Land Worth With Planning Permission?
Find out how development costs, obligations, abnormal works, market demand and net developable area influence permitted land value.
Click hereSelling Land for Development
Understand promotion, option and sale routes and the practical protections landowners should consider before agreeing terms.
Click here
Land Assessments
Types of Land We Assess in North West Leicestershire
We distinguish principal-town housing land, airport and Freeport employment sites, market-town opportunities and environmentally sensitive rural land.
District Strategic Housing Land
Larger sites assessed against the Regulation 19 strategy, settlement hierarchy, infrastructure, access, phasing and net developable area.
Airport, Freeport and Logistics Land
Employment sites valued for strategic access, airport safeguarding, power, rail, servicing, HGV movement and infrastructure contributions.
Coalville and Ashby Settlement-Edge Land
Fields and paddocks assessed against the different town strategies, committed growth, landscape, access and environmental constraints.
Former Industrial and Mineral Land
Brownfield, quarry and coalfield sites reviewed for remediation, ground conditions, restoration, access and viable alternative uses.
National Forest and Rural Promotion Land
Unallocated rural sites considered for longer-term promotion where settlement relationship, biodiversity, landscape and water constraints support a credible case.
Recommended Guide
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 Guide
Land Assessment Tool
Use 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.
Is your land located
close to an existing built-up residential area?
Is your land located
close to local amenities (shops, schools, public transport services etc)?
Does your land
benefit
from direct and convenient road access?
Does your land have
access to utilities and services, such as water, electricity and
sewerage.
Does your land have
overhead power lines?
Does your land have a
history of flooding?
Is your land located
in
the Green Belt?
Does your land have
any
protected trees or hedgerows?
Is your land
contaminated
or unstable?
Is your land
relatively
flat?
Land Assessment Tool
0
SCORE
Based on your assessment
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 North West Leicestershire 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 North West Leicestershire
How does the Local Plan affect land in North West Leicestershire?
The Local Plan sets out how land across North West Leicestershire should be used and developed over the coming years. It identifies locations for future housing, employment, infrastructure and other development, together with the planning policies used to assess proposals. Land that supports the council's development strategy may have stronger prospects, particularly where it is allocated or situated within an area being considered for future growth. Read our guide to learn how Local Plan allocations can influence your land's development potential.
Can I submit land through a Call for Sites in North West Leicestershire?
Councils may invite landowners, developers and land promoters to submit potential development sites through a Call for Sites exercise. These submissions help the authority identify land that could contribute towards future housing, employment or mixed-use development needs. Submitting a site does not guarantee that it will be allocated or granted planning permission but it can be an important first step in bringing land to the council's attention. Read our guide to submitting land through a Call for Sites exercise and improving your site's chances of being considered for future development.
What is a HELAA or SHLAA and why does it matter in North West Leicestershire?
A Housing and Economic Land Availability Assessment or HELAA helps a council assess potential sites for housing and employment development. Some councils may refer to a Strategic Housing Land Availability Assessment or SHLAA. The assessment considers whether land appears suitable, available and achievable. Inclusion does not provide planning permission or guarantee allocation but it can indicate that a site has been considered through the council's planning evidence process. Learn more about HELAA and SHLAA assessments.
Can Green Belt land in North West Leicestershire have development potential?
Green Belt policies generally place significant restrictions on inappropriate development. However, the planning position of individual sites may change through Local Plan reviews, Green Belt assessments and changes to local development requirements. In some circumstances, councils may consider whether particular parcels should remain within the Green Belt or be released to accommodate sustainable growth. Each site must be assessed individually against national policy, local planning circumstances and its physical relationship with existing development. Learn more about building on Green Belt land.
How do I know if my land is suitable for development in North West Leicestershire?
Development potential depends on a combination of planning, location and technical considerations. The council's Local Plan, settlement boundaries, nearby services, access arrangements and local development needs will all be relevant. Flood risk, drainage, ecology, landscape, heritage, utilities and infrastructure capacity may also affect what can realistically be achieved. A professional review can identify the main opportunities and constraints before significant time or money is committed. Read our guide to finding out if your land is suitable for development.
Could planning permission increase the value of my land in North West Leicestershire?
Planning permission can significantly increase land value because it provides greater certainty about how a site may be developed. However, the amount of any increase will depend on the proposed use, number of homes or amount of commercial floorspace, local property values, infrastructure requirements, planning obligations and abnormal development costs. The value will also be influenced by how much of the site is genuinely developable and the strength of local market demand. Learn how planning permission can affect land value.
Can I sell land in North West Leicestershire without planning permission?
Yes. Land can be sold before planning permission has been secured and some developers or land promoters may be interested in sites that still require planning work. However, land with planning permission, a Local Plan allocation or strong evidence of development potential will usually attract greater interest and may achieve a higher value. The most appropriate route will depend on the site's prospects, the landowner's preferred timescale and their willingness to participate in the planning process. Read our guide to selling land for development.
How can Value My Land help landowners in North West Leicestershire?
At Value My Land, we can review the location and planning position of your site to provide an initial opinion on its development potential. This can include considering the Local Plan, settlement boundaries, Green Belt or other policy designations, HELAA or SHLAA assessments, Call for Sites opportunities and the principal technical constraints. Where land has realistic potential, we can also explain the possible routes for promoting it through the planning system and maximising its future value. Learn more about how land promotion works.
Find Out Whether Your Land Has Development Potential
If you own land in North West Leicestershire 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.