What gives land development potential?
There is no single test, but these are the things that tend to matter most.
- Location. Land next to an existing settlement, with shops, schools and transport within reach, has a stronger case than land that is isolated.
- Planning policy. Whether the land is inside or outside the settlement boundary, in the Green Belt or open countryside, or already allocated for development in the Local Plan.
- Access. A safe way in and out, over land you control or can secure rights over.
- Constraints. Flood risk, wildlife and protected sites, trees, heritage assets, pylons and pipelines, contamination.
- Size and shape. Larger, regular sites are usually easier to design well and to justify the cost of promoting.
- Ownership and legal matters. Tenancies, covenants, and any ‘ransom strip’: a strip of land someone else owns that you need to cross to reach the road.
- The council’s housing position. How much housing the council needs, and what its Local Plan says about where it will go.
Your options
Keep the land as it is
Not every site should be developed, and there is nothing wrong with holding on. But it helps to know what you are choosing not to do.
Sell it as it is
Quick and certain, but the price reflects the current use. If the land has potential, you may be leaving value on the table.
Get planning permission, then sell
Land with permission is usually worth considerably more. It also means paying for the work and carrying the planning risk yourself.
Enter a promotion or option agreement
A promoter pays the cost of seeking permission in return for a share of the proceeds. Less cost upfront, but your land may be tied up for years and you give up part of the upside. See land promotion.
Develop it yourself or in partnership
More control and more reward, but more risk and a lot more work. Often best done with a development partner.
Diversify
Converting buildings or changing the use of part of a holding can add income without selling land. See change of use and rural buildings.
How it usually runs
First conversation
Tell us about the land and what you want. We tell you honestly whether it looks worth exploring.
Appraisal
We assess planning prospects and give you a written view and a recommended route. See site appraisal.
Decide
You choose what to do, with the options, costs and risks laid out. Take legal and tax advice as appropriate.
Pursue
That could be pre-application advice, a planning application, promotion through the Local Plan or preparing for a sale.
Outcome
A planning decision, an allocation, or a decision to hold or sell.
Timescales run from a few months for a straightforward application to many years for land promoted through the Local Plan.
Before you get in touch
You do not need everything on this list. It just helps us give you a useful answer, faster.
- The address or postcode, and a sketch or plan of the land if you have one
- Who owns it, and the Land Registry title number if you know it
- Whether it is let to a tenant, or farmed under an agricultural tenancy
- Any previous planning applications, pre-application advice or appeals
- Any agreements already in place, such as options, promotion agreements or an agent’s terms
- Anything you know about access, flooding, drainage or neighbours
- What you hope to achieve, and roughly when
If someone approaches you about your land
Landowners are often approached by land buyers and promoters offering to buy or ‘promote’ their land. Some offers are good and some are not. Take your time. Before signing anything, in particular an option, a promotion agreement or anything with exclusivity or a right of first refusal, get independent legal advice. We are happy to give a view on the planning side.
Selling land, and development generally, can have significant tax consequences, including capital gains tax and inheritance tax. A qualified tax adviser or accountant should be involved early.
Questions landowners ask
How do I know if my land has development potential?
A site appraisal answers this. In short, it looks at where the land is, how it is designated, whether it can be accessed and what constraints it carries. Our first conversation is free and will tell you whether it is worth going further.
Could my Green Belt land be developed?
Possibly, but Green Belt carries extra tests. National policy now recognises ‘grey belt’ land, meaning previously developed land and other Green Belt land that does not strongly contribute to certain Green Belt purposes, and sets specific tests for development there, including affordable housing requirements. Whether your land qualifies depends on its detail, so it needs checking rather than assuming.
Can you tell me what my land is worth?
We can tell you about its planning prospects, which are a major factor in value. A formal valuation is a different job for a chartered surveyor or land agent, and we will say when you should get one.
How long will it take?
From a few months for a straightforward application to several years for land promoted through the Local Plan. We give you a realistic view for your site at the start.
Do I have to pay anything upfront?
If you work with us directly, our fees are agreed in writing before we start, and we explain the costs of any specialist reports and council fees too. Some promoters fund the work themselves in return for a share of the proceeds. That is a different deal with different trade-offs, and we can explain both.
What if my land is tenanted?
Agricultural and other tenancies can affect what you can do and when, and may have financial consequences if you want to bring land forward. Tell us about any tenancy early, and take legal advice on your position.
Will my neighbours object?
Objections are common on development proposals and are part of the process. What matters is whether the proposal is acceptable on planning grounds. Good design, and early and honest engagement with neighbours and the parish or town council, help.
This page is general information, not legal, tax or financial advice. Planning policy and rules change, so we check the current position for every project.