Planning permission is approval granted by a Local Planning Authority (LPA) that allows land to be used or developed for a specific purpose. If you wish to change how the land is used, you must apply for a change of use and secure planning permission.

Potentially, yes. We only sell land pre-planning and so it will first require planning permission. We do not expect this to be immediate, but should become more likely with time. Our role is to identify the land with opportunity for you to benefit.

“Pre-planning” refers to land sold before it has permission for a more valuable use—often residential. Although less common in England, this practice is widely used in many other countries. 

Land and property sold after planning permission has been granted. This is the next step from pre-planning sales. Whilst such land can command higher prices, its new, approved use might not suit everyone. Prices are significantly higher.

In essence, yes. Land has an approved use – either formal application or established use. Over time, uses do change and evolve. 

Each site’s situation varies. We provide notes on each project’s planning status. 

• Ask the LPA directly.
• Apply for a Land Use Certificate.
  This will clarify the current permitted use. Some use classes allow multiple activities without needing further permission.

You may use your land according to its existing permitted use —unless that use has been abandoned or changed. Alternatively, you can apply for planning permission to use the land differently. Success depends on local policy, and you can apply as frequently as you wish.

No. Only a small portion of land is considered suitable for housing. Some areas, such as those within Areas of Outstanding Natural Beauty (AONB) or Sites of Special Scientific Interest (SSSI), are protected. Green Belt land has also historically been restricted.

Often, it’s to change the land’s use to something more valuable—residential use frequently boosts a site’s value significantly.

Every piece of land belongs to a specific use class. Changing from one use class to another generally requires a planning application. Housing land, for example, often begins as farmland and is recategorised through such an application.

You may apply for any permitted use class. These classes are defined by The Town and Country Planning (Use Classes) Order 1987, which groups similar activities together. Some classes are interchangeable, meaning you can switch within them without extra permission.

You must apply to the LPA for both the change of use and permission to build a dwelling (e.g. a house). This is usually a single application covering both aspects.

1. Submit an application to the LPA, detailing the proposed change and any new buildings.
2. A Planning Officer reviews it against the Local Plan and relevant legislation, consulting stakeholders like the Environment Agency, utility companies, neighbours, etc.
3. The Planning Officer makes a recommendation, either to a committee or under delegated powers.
4. A decision (approval or refusal) then follows.
5. If refused, there are a number of options open to you, including an appeal or submitting again (possibly with changes). 

The Local Plan outlines the LPA’s development policies and identifies potential sites for development. It provides applicants with guidance, making it easier to align proposals with local priorities.

Decisions are made by the LPA, which may be part of a council covering a broad region. Some applications go before a planning committee, while simpler ones are decided under delegated authority.

Officially, applications should be decided within 8–13 weeks of all required information being submitted. This is a guideline rather than a strict deadline, and delays are not uncommon.

Government legislation and guidelines feed into each LPA’s Local Plan. These are the main reference documents that are the basis of decision-making.

There’s no definitive timeline. Each case depends on local policy, site-specific constraints, and the planning process itself.

The only way to seek a definitive decision is through a formal application. You must own the land or have the landowner’s permission. LPAs do not offer binding “previews” of decisions outside the application process.

There is no set date or guarantee. In many cases, land must first be allocated in a future Local Plan revision, which is made public at the same time for everyone to avoid insider knowledge.

If certainty is vital, consider allocated or consented land. However, this typically costs up to 10 times more because the planning status is already secure.

A refusal includes reasons for the decision. These reasons can guide you in reapplying, potentially free of charge. You can submit as many applications as you like, adjusting to address the LPA’s concerns. Changing circumstances—such as new policies or different planning officers—can alter outcomes over time.

• Build your dream home and live there.
• Sell to another builder or end user.
• Retain the land for personal or agricultural use if you decide building isn’t right for you.

Until planning permission is granted, everything is theoretical. However, you’re free to explore and plan. Our Plot Passport and guidance can help shape your ideas, but the LPA has the final say.

• The LPA may ask you to submit a retrospective application if they believe the use is potentially acceptable.
• If a structure is built and deemed unacceptable, the LPA can require its removal or take enforcement action.
• If a certain use continues for a number of years without challenge, it may become lawful by default—but this is complex, and relying on it is risky.
• We recommend staying within permitted uses or applying for a formal change.

You can continue to use the land for its existing, consented purpose. You can also reapply, especially after addressing any refusal reasons. We strongly discourage building without permission, as it can lead to enforcement action.

Professional guidance (e.g., from architects, planning consultants) can streamline the process, ensure compliance with regulations, and improve the quality of your proposal. It’s not mandatory, but it’s often worth the investment.

Yes. Once you pay, the land is transferred to you, and you become the legal owner. As with all land; existing restrictions, planning regulations and overage agreements pass with ownership of the land.

We generally impose an embargo on sales for an initial period (e.g., 24 months) so you’re not competing with our direct sales. After this period, you’re free to sell at any time.

You can sell just like any other property—through an estate agent, online platforms, private sale, or auction. Planning permission (if obtained) can significantly influence market value.

The same process applies if you have planing permission or not (although the value will be higher). Your first step will be to contact an estate agent and they will guide you.

“Agriculture” is defined within s336 of the TCPA 1990 to include the following: horticulture, fruit growing, seed growing, dairy farming, the breeding and keeping of livestock (including any creature kept for the production of food, wool, skins or fur, or for the purpose of its use in the farming of land), the use of land as grazing land, meadow land, osier land, market gardens and nursery grounds, and the use of land for woodlands where that use is ancillary to the farming of land for other agricultural purposes. 

An overage (or “clawback”) arrangement gives the seller—or previous owner—a share of future land value increases if planning permission is granted. It’s common when the land has strategic potential for development.

We also use overages, which allows us to delay some profit until you gain from planning success—aligning our interests with yours.

No. This information is general and does not constitute specific investment advice. Always consult a financial advisor for personalised guidance.

Its value is typically determined by factors such as location, agricultural land value, and any “strategic” potential. In many cases, land value tends to rise over time due to general inflation, population growth, and housing demand. However, no one can guarantee future appreciation.

A common rule of thumb is that the land might be worth around one-third of the completed property’s value after subtracting construction costs, fees, and typical developer profit margins. This is not exact and varies widely by location and market conditions.

Borrowing to purchase land can be risky. Because pre-planning land isn’t readily mortgageable, you should carefully assess whether taking on debt is sensible. We do not offer individual finance advice.

• Long term investors: Those who are willing to wait for potential value increases.
• Intergenerational investors: Families looking to pass on land that may gain value.
• Future homeowners: Individuals who see potential for building in the years to come.
  This investment is not ideal for anyone seeking a quick build or immediate returns

No guarantees exist, but historical trends indicate land values rise alongside housing demand and limited supply. If your site eventually gains planning permission, the uplift can be substantial. Patience is typically essential.

• We buy in bulk and can pass on savings to you.
• Our overage model defers some profit until you secure planning permission.
• We work on lower margins and sell pre-planning land before major price hikes occur.

We specialise in pre-planning, pre-allocation land because that’s where we see the largest potential value gains. Once planning permission is in place, prices often soar—sometimes up to tenfold—making it less accessible for average buyers. 

Yes, but please be cautious. Finding and buying suitable land requires expertise. We invest significant time and resources into a 100-point checklist, bulk purchasing, and overage structures. Our approach reduces risk and aligns our interests with yours.

If we did, we’d be selling at a much higher price, capturing all the uplift ourselves. Instead, we keep prices low, provide extensive information, and allow you to profit from planning gains. It’s a more collaborative, ethical model: You Win: We Win.