FAQs

Town planning is the system local authorities use to regulate land use and manage development. For landowners, understanding this process is essential because planning permission can significantly increase land value. The process ensures that development is sustainable, protects the environment, and meets community needs, while giving your land the greatest potential for successful development.

Land without planning permission is rarely sold at its full potential. By understanding planning requirements, policies, and how local authorities make decisions, you can position your land to maximise value, reduce risk, and create attractive opportunities for developers.

Securing planning permission is rarely instant. Early planning promotion, putting land forward for inclusion in the Local Plan, can take several years or even longer depending on site complexity. A formal planning application typically follows once a site is allocated. Even after outline permission, additional approvals for detailed design and planning conditions are required before development can start.

Outline planning permission usually lasts three years from the date it is granted, unless the consent specifies otherwise. It is attached to the land, not the applicant, meaning any future owner can implement it. If more time is needed, a fresh application must be submitted, there is no simple renewal.

A range of national and local planning policies can affect whether and how your land can be developed. These include Green Belt, Areas of Outstanding Natural Beauty (AONBs), flood zones, ecological sites, heritage designations, open countryside, and best and most versatile (BMV) agricultural land. Each designation may restrict development or require additional mitigation.

National policy (via the National Planning Policy Framework) sets government priorities and defines local authorities’ responsibilities. Local Plans translate these priorities into site-specific policies. Understanding both levels of policy is crucial to identifying the right sites, timing applications, and making a compelling case for development.

Key considerations include landscape designations, ecological habitats, flood risk, heritage assets, and agricultural quality. Consultants can assess these early to ensure a site is suitable and to avoid costly surprises later in the planning process.

The planning system is complex, costly, and full of risks. Our team has experience navigating these challenges, helping landowners manage the process efficiently while minimising delays and complications. We work alongside you to explore the development potential of your land and support informed decisions at each stage.

By demonstrating development potential or securing outline planning permission, our team helps landowners understand the opportunities for their land. We coordinate engagement with local authorities, support evidence-based submissions, and assist with community consultation where appropriate, tasks that can be challenging for landowners to manage alone.

Even experienced landowners can underestimate the costs, timescales, and technical requirements involved in planning promotion. Our team helps navigate these complexities, mitigating risk and ensuring that your land is presented clearly and accurately to councils and potential buyers.

From initial site assessment and feasibility through planning submissions and permissions, our team can provide guidance and coordination at each stage. We liaise with councils, address technical or policy considerations, and support landowners in making informed choices that protect value and reduce uncertainty.

Councils must maintain a minimum five-year supply of housing land. If they cannot demonstrate this, national policy creates a “presumption in favour of sustainable development,” which significantly improves the chances of securing planning permission ahead of Local Plan allocations.

Where housing supply is constrained, landowners may be able to submit planning applications before formal Local Plan allocation. This can accelerate development and unlock significant value sooner.

The Housing Delivery Test measures whether councils have delivered enough homes over the previous three years. Where targets are underachieved, councils face additional pressure to approve land for development, benefiting proactive landowners.

From November 2024, most new developments must deliver a 10% net gain in biodiversity. This ensures that new projects improve the ecological value of a site, rather than diminishing it.

Biodiversity is measured using the DEFRA metric, which assesses the type and condition of habitats. Gains can be achieved on-site, off-site, or via the purchase of biodiversity credits. Planning early for BNG ensures compliance without delaying development.

Early consideration of biodiversity avoids costly redesigns, demonstrates a site’s suitability, and reassures councils and buyers that development is sustainable. This protects land value and speeds up the planning process.

When land is sold to a builder or developer, it is typically intended for residential or commercial development. The value of the land is largely influenced by its development potential rather than its existing use.

Selling land for development usually involves identifying development potential, agreeing terms with a developer or promoter, securing planning permission where required, and completing the sale. The process can vary depending on the site and planning position.

A sale subject to planning means that the transaction will only complete if planning permission is granted. This allows land to be promoted for development without committing to a sale until consent is secured.

A developer cannot acquire land without the agreement of the landowner. All transactions are voluntary, and landowners remain in control of their property.

Planning permission is not always required before selling land. Many sites are sold subject to planning, with the purchaser or promoter managing the application process.

If planning permission is refused, ownership of the land remains unchanged. Options may include submitting a revised application, appealing the decision, or considering alternative uses depending on planning policy.

Selling land directly to a developer typically involves agreeing a price early in the process. Using a land promoter involves securing planning permission first and then selling the land on the open market, often with the aim of achieving a higher value.

A land promotion agreement allows the landowner to retain ownership while a promoter manages the planning process and associated costs. Once planning permission is secured, the land is sold and the proceeds are shared in accordance with a pre agreed agreement between the parties.

The next step is to assess whether the land has development potential. This depends on factors such as location, access, surrounding uses, and current planning policy.

Land that is not generating income may have alternative potential. This could include development, leasing, or other uses depending on its location and planning context.

Options may include continuing agricultural use, leasing the land, or selling. In some cases, there may also be longer term development potential depending on location.

A useful starting point is to understand the current and potential value of the land, including whether any part may be suitable for development.

Where agricultural returns are limited, landowners may consider diversification, leasing arrangements, or reviewing development potential.

Changes to agricultural support may lead landowners to review long term plans, including alternative income opportunities or future land use options.

Land is often a long term asset, and decisions around its future use benefit from careful consideration. Understanding its planning position, strategic context, and market potential allows landowners to make informed decisions that align with both immediate priorities and longer term objectives. Landowners seeking to explore this further can make an enquiry here.