How Much is My Land Worth in Nottinghamshire?

We identify the district, borough or city authority, the adopted strategic and detailed policies, the policies map, any made neighbourhood plan and the precise stage reached by an emerging plan. A proposal may also need to respond to county, combined-authority or National Highways evidence without those bodies being the authority that determines the housing application.

Emerging allocations are assessed according to their procedural stage and outstanding objections. A submitted plan, Main Modification or Publication Draft can be important, but it is not treated as equivalent to an adopted allocation. Read how a Local Plan allocation changes planning prospects and value.

We check whether the land is allocated, safeguarded, rejected, discounted, included in a HELAA or SHLAA, covered by permission or simply submitted by an owner. We then review the council’s reasons, deliverability assumptions, housing trajectory, recent permissions and the amount of competing land serving the same settlement or market area.

Inclusion in a land-availability assessment is useful evidence but does not grant permission or guarantee selection. A strong valuation tests suitability, availability and achievability rather than applying a premium merely because a site appears in a schedule. Our HELAA and SHLAA guide explains the distinction.

Green Belt is important around parts of the Greater Nottingham conurbation, but it is not a blanket designation across the county. Other land may instead be outside a development boundary, within open countryside, protected by a local gap or separation policy, or affected by landscape and open-space designations. Those policy categories are not interchangeable and should not be valued using the same planning assumptions.

Where statutory Green Belt applies, we check the defined boundary, the parcel’s contribution, any review evidence and whether the proposed use engages a lawful policy route. Grey-belt arguments cannot be applied to ordinary countryside merely because the land is greenfield. See the Green Belt land value guide and the separate explanation of settlement boundaries.

The M1, A1, A46, A52, A453, A614 and A60 create strong regional connections, while rail stations support the sustainability of Nottingham, Newark, Retford, Worksop, Mansfield and other settlements. Proximity to a corridor can improve market demand, but it does not prove that an access is safe, that a junction has capacity or that third-party land can be used for visibility, widening or drainage.

We distinguish roads controlled by National Highways from the local network, review title rights and highway limits, and consider bus, walking and cycling connections as well as vehicle movement. Required junction works, bridge or crossing constraints and transport contributions are deducted from residual value. The access and highways guide explains the evidence normally required.

The River Trent and the Idle, Ryton, Maun, Leen, Erewash and Devon catchments affect different parts of the wider Nottinghamshire market. Main-river flood zones are only part of the assessment: surface-water flow paths, groundwater, ordinary watercourses, culverts, drainage-board interests, sewer capacity and the availability of a lawful outfall can alter the scheme footprint and programme.

We test whether vulnerable development can pass the sequential approach, where attenuation and sustainable drainage could be located, and what buffers or maintenance easements are required. The value calculation uses the likely net developable acreage after flood and drainage land is removed, not the gross title area. Read the flood-risk and drainage guide for the principal checks.

Former coalfield areas around Ashfield, Mansfield and parts of north and west Nottinghamshire may require checks for shafts, shallow workings, mine entries, spoil, contamination and abnormal foundations. We review the Mining Remediation Authority’s records and, where land falls within a Development High Risk Area, allow for a Coal Mining Risk Assessment and any intrusive investigation or treatment normally required for a planning application. Brownfield or former industrial land can carry a higher existing-use value than farmland, while remediation and demolition costs can reduce the residual development value even where the location is commercially attractive.

The adopted Nottinghamshire Minerals Local Plan 2021 remains in force while a replacement Minerals Local Plan 2045 is prepared; the new plan timetable commenced on 31 July 2026. The joint Waste Local Plan was adopted in September 2025. We check allocations, consultation areas and mineral safeguarding before assuming non-mineral development is unconstrained. Safeguarding does not mean that extraction will occur, but it may require evidence to avoid the unnecessary sterilisation of a resource or conflict with mineral and waste infrastructure.

Sherwood Forest, ancient woodland, heathland, veteran trees, the Trent valley, historic parkland and the Dukeries estates create highly distinctive environmental settings. The Nottinghamshire and Nottingham Local Nature Recovery Strategy, approved in September 2025 and published on 10 November 2025, adds a county-and-city map of biodiversity priorities and potential habitat enhancement; it is relevant evidence but does not itself allocate land for development. Elsewhere, village conservation areas, listed buildings, archaeology and the setting of churches, halls or designed landscapes can control density, access position, building height and the amount of structural landscaping required.

We screen ecological designations, protected species, habitat connectivity and biodiversity-net-gain requirements before preparing a capacity assumption. Heritage and landscape issues do not always prevent development, but they may require a lower-density layout, larger buffers or a different access and drainage strategy. The ecology guide and heritage guide explain how those matters affect site capacity.

A developer cannot normally pay a housing-land rate for every acre within an ownership boundary. Roads, sustainable drainage, open space, habitat land, easements, school or community land, landscape buffers and retained uses reduce the net saleable area. Affordable housing, Section 106 obligations, Community Infrastructure Levy where charged, utility reinforcement and abnormal works must then be reflected in the residual appraisal.

Outside Nottingham City, Nottinghamshire County Council may seek or advise on education, transport, flood, library, waste and other infrastructure needed to mitigate development. The district or borough determines the application and tests the overall obligations and viability. We therefore compare existing-use and development value and review the effect of Section 106 and CIL before estimating what the land may be worth.