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Yes, you can buy land without planning permission. In fact, much of the land offered for sale in the UK does not have planning permission for residential or other forms of development.
However, buying land without planning permission is very different from buying a site that already has permission to build. What you can do with the land will depend on its existing use, planning policies, restrictions and the particular circumstances of the site.
Can I Buy Land Without Planning Permission?
Yes. You can buy land without planning permission, but buying it does not give you an automatic right to develop it.
If your reason for buying the land is to build a house, create a development or change its use, you should investigate the planning position and potential constraints before committing to the purchase.
TELL US WHAT LAND YOU’RE LOOKING FOR →Why Do People Buy Land Without Planning Permission?
There are many reasons why someone might buy land without planning permission.
The intended use may not require residential planning permission, or the buyer may be interested in the land because of its agricultural, equestrian, recreational, amenity or woodland use.
Other buyers may be interested in land because they believe it could have future development potential.
That is where additional care is needed. Potential for development is not the same as planning permission.
What Can I Use Land For Without Planning Permission?
The answer depends on the particular land, its existing lawful use and the activity you want to carry out.
Some uses of land may be possible without needing a full planning application, while other uses or development proposals will require planning permission.
You should not assume that because an activity appears relatively minor it automatically falls outside the planning system.
If your intended use is important to the purchase, establish the planning position before proceeding.
Can I Buy Land and Then Apply for Planning Permission?
Yes. A buyer can purchase land and subsequently make a planning application where appropriate.
However, there is no guarantee that planning permission will be granted.
The planning authority will consider the application against the relevant planning policies and other material considerations. The outcome can be affected by matters such as location, access, landscape, ecology, flooding, infrastructure and the principle of development.
Buying Land Does Not Create Planning Rights
Owning land does not by itself mean that you can build a house on it or change its use in whatever way you choose.
If future planning permission is central to your reason for buying the land, make sure you understand the planning risks before committing to the purchase.
Is Land Without Planning Permission Cheaper?
It can be, but there is no simple rule that land without planning permission will always be cheaper.
Land value depends on factors including location, existing use, access, acreage, demand and potential uses.
Two pieces of land of the same size can have very different values because their circumstances and potential uses are different.
For buyers interested in development, the difference between land with planning permission and land without permission can be significant because the planning risk is different.
What Makes Land Without Planning Permission Attractive?
For some buyers, the absence of planning permission is not necessarily a problem.
It may simply reflect the intended use of the land.
For example, buyers may be looking for:
- agricultural land;
- equestrian land;
- smallholdings;
- woodland;
- amenity land;
- leisure land;
- land adjoining an existing property; or
- land with potential for a future planning application.
The important question is whether the land suits your intended use.
What Should I Check Before Buying Land Without Planning?
If you are considering land without planning permission, carry out appropriate due diligence before making a commitment.
Key Checks
- What is the current lawful use of the land?
- What do you actually want to use it for?
- Is the proposed use likely to require planning permission?
- What planning policies apply to the site?
- Is the land inside or outside a settlement?
- Does the site have suitable access?
- Are utilities available?
- Is the land affected by flooding?
- Are there environmental or ecological constraints?
- Are there restrictive covenants or other title restrictions?
- Could ground conditions or infrastructure create additional costs?
- What evidence supports any claimed development potential?
Check the Planning History
It can be useful to investigate the planning history of the land and surrounding area.
Previous planning applications can provide useful background information about how the site has been considered by the local planning authority.
However, a previous refusal does not necessarily mean that every future proposal would be refused, and a previous approval does not automatically mean that a new proposal will be approved.
The circumstances and planning policies applying at the time of a new application will need to be considered.
Check the Surrounding Planning Context
Look beyond the individual parcel of land.
Nearby development and planning designations can provide important context when assessing an opportunity.
Consider matters such as:
- nearby development;
- settlement boundaries;
- local planning designations;
- protected landscapes;
- conservation areas;
- green belt or other policy constraints where relevant;
- flood risk;
- highways and access; and
- existing infrastructure.
These factors do not provide a guarantee of planning success, but they can help you understand the planning context in which the land sits.
What About Buying Land Next to My House?
Some homeowners consider buying adjoining land because they want additional garden, amenity or recreational space.
Others may be interested in adjoining land because they believe it could eventually provide an opportunity to extend or develop their property.
The fact that land is next to your property does not automatically mean that it can be incorporated into your garden or developed.
Check the legal title, planning position, access and any restrictions affecting the land.
Can I Build a House on Land Without Planning Permission?
In most circumstances, you cannot simply build a new house on land because you own it.
Residential development will generally require the appropriate planning consent unless a specific planning route applies.
If you are considering buying land specifically to build a home, establish the planning position before assuming that the site is suitable.
You may also want to consider our guide on how to find a building plot in the UK.
Can I Buy Land for a Self-Build Without Planning Permission?
You can buy land without planning permission with the intention of pursuing a self-build project, but the planning risk needs to be understood.
A self-build buyer should consider whether the location and site characteristics make the land potentially suitable for the intended project before committing to the purchase.
Where possible, investigate the planning history, local planning policies, access, services and physical constraints.
You can also browse self-build land opportunities on Your Landstore.
What About Land With Development Potential?
Land is sometimes marketed as having “development potential” even though it does not have planning permission.
This wording should be treated carefully.
Development potential can mean different things depending on the circumstances. It may refer to a site’s location, surrounding development, planning history or the possibility of making a future application.
It does not mean that planning permission has been granted.
Ask What the Development Potential Is Based On
If you are considering land marketed as having development potential, ask what evidence supports that description.
Look for relevant planning history, planning policy, surrounding development and professional advice rather than relying solely on the wording of an advertisement.
What Are the Risks of Buying Land Without Planning Permission?
The main risk for a buyer seeking development is that the intended planning permission may not be obtained.
There can also be costs associated with investigating and progressing a proposal, even where planning permission is ultimately not granted.
Other risks may include:
- unsuitable access;
- flooding or drainage constraints;
- ecological constraints;
- ground conditions;
- utility connection difficulties;
- restrictive covenants;
- highway requirements;
- unexpected infrastructure costs; and
- changes in planning policy or circumstances.
The appropriate level of investigation will depend on the land and what you intend to do with it.
Should I Get Planning Advice Before Buying?
If planning permission is important to your purchase decision, professional planning advice may be worthwhile before committing to the acquisition.
A planning consultant can assess the particular site and advise on the relevant planning considerations.
You should also obtain appropriate legal advice regarding the title and purchase contract.
Compare the Land With Your Alternatives
Before buying land without planning permission, compare it with alternatives that already have some form of planning certainty.
| Land Type | What the Buyer Should Consider |
|---|---|
| Land without planning | Greater uncertainty about future development and the need to investigate planning potential. |
| Land with planning permission | Greater certainty about the approved use, but planning conditions and other site issues still need checking. |
| Building plot | Check exactly what can be built, access, services, conditions and site constraints. |
| Agricultural land | Consider its agricultural use, access, quality, location and any other intended use. |
| Land with potential | Establish what evidence supports the potential and understand the planning risks. |
Is Buying Land Without Planning Permission Right for Me?
That depends on what you want to achieve with the land.
If you simply want agricultural, equestrian, amenity or recreational land, the absence of residential planning permission may not be relevant to your purchase.
If you need to build a house or create a development, planning will usually be much more important to your decision.
The key is to understand the land you are buying and the risks associated with your intended use before proceeding.
Tell Us What Land You Are Looking For
If you are searching for land, you do not have to rely solely on finding the right opportunity yourself.
Your Landstore allows buyers to register their requirements and tell us what type of land they are looking for and where they want to buy.
Where a suitable opportunity matches a registered buyer’s requirements, that buyer can be contacted about the opportunity.
Tell Us What Land You’re Looking For
Whether you are looking for a building plot, self-build site, development land, agricultural land, equestrian land or another type of land, register your requirements with Your Landstore.
REGISTER YOUR LAND SEARCH →Buying Land Without Planning Permission Checklist
Before You Buy
- Understand exactly what you want to use the land for.
- Check its current lawful use.
- Investigate the planning history.
- Understand the relevant planning context.
- Check access and highways.
- Review the legal title and restrictions.
- Investigate utilities and drainage.
- Consider flooding and environmental constraints.
- Assess any claimed development potential carefully.
- Consider the likely cost of obtaining planning advice and pursuing an application.
- Obtain appropriate legal and professional advice.
Frequently Asked Questions
Can I buy land without planning permission?
Yes. Land can be bought without planning permission. However, owning the land does not automatically give you permission to develop it or change its use.
Can I build a house on land without planning permission?
In most circumstances, a new house will require the appropriate planning consent unless a specific planning route applies. You should establish the planning position before buying land for a self-build or residential project.
Is land without planning permission cheaper?
It can be, but there is no fixed relationship between planning status and price. Location, existing use, access, acreage and potential uses can all affect land value.
Can I buy land and apply for planning permission afterwards?
Yes, a buyer can subsequently make a planning application where appropriate. However, planning permission is not guaranteed and the application will be assessed against the relevant planning considerations.
What should I check before buying land without planning permission?
Check the current use, planning history, relevant planning policies, access, legal title, restrictions, services, drainage, flooding, environmental constraints and any evidence supporting future development potential.
Can Your Landstore help me find land without planning permission?
You can register your requirements with Your Landstore and tell us what type of land and location you are looking for. Where a suitable opportunity matches a registered buyer’s requirements, the buyer can be contacted about it.
Looking for Land to Buy?
Tell Your Landstore what you are looking for and register your requirements. You can also browse current land opportunities across the UK.
TELL US WHAT YOU’RE LOOKING FOR →VIEW LAND FOR SALE →
