Selling Land in Broxtowe

• Land on the edge of Beeston, Chilwell, Stapleford or Toton that housing or roads already enclose.
• Yards, depots and former industrial land in the Green Belt around Awsworth, Eastwood and Kimberley.
• Plots, backland and larger gardens inside the towns.
• Holdings of 5 acres or more that could be put forward for the new Broxtowe Local Plan.
• Sites with a road frontage that sit clear of flood risk.

On a site that suits us, the price is fixed on day one at a level above the land's present worth, and every survey, report and application is paid for by us. Farming, grazing or letting carries on as before, and should the council and any appeal both say no, the land stays yours with nothing to repay. The full sequence is on our how it works page.

• An outright sale. You sell the land as it stands today, privately or at auction. The price is what a buyer will pay for it without planning permission, and the buyer takes on everything that follows.
• A conditional contract. You agree a sale now, but it only completes if planning permission is granted. Until then you keep the land, and the agreement sets out who applies for permission and who pays.
• An option agreement, the route we use. We agree your price at the start, in writing, set above what your land is worth today. We then pay for and run all of the planning work, at our own cost and risk. If permission is granted, we complete the purchase and you receive the agreed price on completion. If it is not, you keep your land and owe nothing.

For land that needs planning permission before it is worth more, an option means you know your price before any work starts and never spend a penny on planning. The ways to sell land for development, compared sets out each route in full.

The Aligned Core Strategy passed its fifth birthday long ago, so the council now tests its supply against the national standard method, not the older figure written into that strategy. Its Strategic Housing Land Availability Assessment 2025, which looks at the five years from 1 April 2025, sets out the calculation:

The 4% deduction is the average share of homes with unbuilt permission that lapsed each year over the previous ten years, and the windfall figure is the ten-year average of homes built on sites no plan had identified, which reached 280 in 2024/25. The gap between 3,303 and 3,407 is 104 homes, a thin margin in either direction. The same assessment records 512 homes completed in 2023/24 and 447 in 2024/25, both well under the 649 a year the standard method now asks for, which is why a borough that passes the delivery test can still fall short on supply.

The Grey Belt Need Test, Applied to Broxtowe

Policy S5 of the August 2026 framework, which can support homes on the edge of a town or village once unmet need is evidenced, stops at the Green Belt boundary. With all of Broxtowe's countryside inside that boundary, S5 has almost nothing to work on here. Grey belt is the route that matters, and it has three parts:

1. Is it grey belt? The land must be previously developed, or do little to check the spread of Nottingham or to keep neighbouring towns apart.
2. Would the rest of the Green Belt hold? Building on it must not fundamentally undermine the purposes of the Green Belt across the plan area, and the site must be in a sustainable location.
3. Is there an evidenced need for homes? For housing, national policy looks for one of two things: completions under 75% of the requirement in the Housing Delivery Test, or less than five years of deliverable land once the buffer is added. At 109%, the first is out of reach here. The second holds, on the council's own figure of 4.85 years.

So today the need part of the test is met in Broxtowe, while the land itself still has to pass the first two. Major housing schemes then carry the Golden Rules as well, a higher affordable share, the infrastructure the scheme needs and public green space, all set out in our grey belt guide. What makes the timing sensitive is that the margin is small, and the next section shows how the strategic plan would change the yardstick.

For an owner selling land on the edge of Beeston, Stapleford or Toton, the practical point is that a grey belt case rests today on a shortfall of only 104 homes, which a new assessment could close, so the case needs to be ready while it stands.

The Greater Nottingham Strategic Plan examination is being run by three inspectors, and its hearing sessions closed on 23 July 2026. Gedling decided in February 2025 to leave the partnership, and a fresh publication draft for the remaining three councils was consulted on in March and April 2025 before submission.

The inspectors' post hearing note on housing supply, dated 10 August 2026, set out three findings that bear directly on Broxtowe:

• Toton and Chetwynd Barracks trimmed. The homes expected there within the plan period fall from 2,700 to 2,505, following the figures of the Defence Infrastructure Organisation and Bloor Homes. The inspectors noted that 605 of Bloor's 1,455 homes sit on land not currently proposed for allocation, and asked the councils to take them out of the trajectory if they had been counted.
• Former Stanton Tip deleted. The inspectors agreed the site "is now unlikely to come forward within the plan period and should be deleted".
• Past delivery set aside. Because the affordability adjustment in local housing need already reflects past building, they found that "Any under or over supply of housing prior to the date of calculation is irrelevant".

The councils' reply puts the combined need of the three areas over 2025 to 2041 at 44,047 homes, against 43,099 in the revised trajectories. The inspectors have said they will comment in a later note on how the supply changes affect the plan's housing requirements. At the end of September 2026 the examination page gave no date for a main modifications consultation or for the inspectors' report.

Farm buildings do not count as previously developed land, so a yard's planning history matters. Our page on brownfield and yards covers that route in more detail.

That is why the planning record of any old buildings is the first thing we ask about when an owner is selling land with a yard or depot on it in Broxtowe.