Can I Buy Land and Apply for Planning Permission?

Yes, you can buy land and then apply for planning permission. However, buying land does not give you a right to develop it, and planning permission is not guaranteed.

If you are considering buying land because you believe it could be suitable for a house, development or another use, the planning position should be investigated carefully before you commit to the purchase.

Why do buyers purchase land without planning permission?

Some buyers deliberately look for land without planning permission because they are interested in its future potential.

For example, a buyer may identify land that appears suitable for:

• A self-build house
• A small residential development
• A larger housing scheme
• Commercial development
• An alternative rural or leisure use
• Another form of development subject to planning

However, the fact that land appears suitable does not mean that planning permission will be granted.

The planning authority will consider the proposed development against the relevant planning policies and the circumstances of the individual site.

Can I apply for planning permission before buying the land?

In some circumstances, a person who does not own the land can make a planning application, provided they have the necessary authority and follow the relevant application requirements.

This means a buyer does not necessarily have to purchase land before investigating its planning potential.

However, any arrangement of this kind needs to be handled carefully. If you are considering acquiring land subject to planning, specialist professional and legal advice may be appropriate.

What should I check before buying land for planning potential?

If your reason for buying the land is the possibility of obtaining planning permission, you should investigate the site before treating that potential as part of its value.

The relevant issues will depend on the type of development you are considering and the location of the land.

Check the planning history

Planning history can provide useful information about how the site has previously been considered.

Look for previous applications relating to the land and, where relevant, neighbouring sites.

A previous refusal does not necessarily mean that a future application will fail, just as a previous permission does not automatically mean that a different proposal will be acceptable.

Read the actual planning decisions and supporting documents rather than relying only on a description in a property advertisement.

Look at the local planning policy

Planning decisions are influenced by the development plan and other relevant planning considerations.

If you are considering buying land for development, you need to understand how the site fits within the planning framework for the area.

Questions to investigate can include:

• Is the site within or close to an existing settlement?
• Is the proposed use supported by local planning policy?
• Are there policies protecting the land?
• Are there identified development opportunities nearby?
• Are there strategic planning considerations affecting the area?

These questions do not determine the outcome of a future planning application, but they can help you understand the planning context before making a purchase.

Does buying agricultural land mean I can build a house on it?

No. Agricultural land does not automatically become residential land simply because someone purchases it.

If your intention is to build a house, you need to consider whether residential development would be acceptable in planning terms and whether planning permission would be required.

Do not assume that purchasing agricultural land creates an opportunity to build a dwelling.

If you are considering land without planning permission, our guide to buying land without planning permission explains some of the issues buyers should consider.

What about buying a field next to existing houses?

A field next to existing development can sometimes appear attractive to a buyer because it seems logical that the settlement could expand onto it.

However, proximity to existing houses does not by itself mean that planning permission will be granted.

The planning authority may consider a range of matters, including the site’s relationship with the settlement, planning policy, access, landscape, flooding, ecology and other constraints.

Before purchasing land on the assumption that it can be developed, investigate the specific planning circumstances of the site.

Should I get planning advice before buying?

If planning potential is central to your decision to purchase, obtaining appropriate planning advice before committing to the land can be valuable.

A planning professional can review the site and its planning context and help identify potential opportunities and constraints.

The advice will not guarantee that planning permission will be obtained, but it can help you understand the risks involved in proceeding.

Can I make an offer subject to planning permission?

Depending on the circumstances, a buyer and seller may agree contractual arrangements that are conditional on planning or another specified event.

This can sometimes be relevant where the buyer’s willingness to proceed depends on obtaining planning permission.

The precise structure and terms are legal matters and should be agreed with appropriate professional advice. Any buyer considering this approach should understand exactly what the contract requires and what happens if planning permission is not obtained.

What are the risks of buying land before planning permission?

The main risk is that the planning permission you are hoping to obtain may not be granted.

There can also be other costs and uncertainties associated with pursuing planning.

This is why the purchase price should be considered alongside the level of planning risk and the costs involved in pursuing the proposed use.

How much should I pay for land without planning permission?

There is no single price that applies to land without planning permission.

The value can depend on its existing use, location, size, access, quality, planning circumstances and potential future uses.

Land with speculative development potential can also involve considerably more uncertainty than land with an established planning permission.

If you are comparing opportunities, avoid assuming that a piece of land is worth a particular amount simply because a nearby site has achieved a certain price.

For more information, see our guide to how much development land is worth.

Can I buy land and then apply for planning permission for a self-build?

Yes, this is possible in principle, but the same planning considerations apply.

You need to establish whether the site has a realistic prospect of accommodating a dwelling before relying on that possibility when deciding what to pay.

Location, access, services, planning policy, site constraints and the character of the surrounding area can all be relevant.

If you are specifically looking for a self-build opportunity, you can also read Where Can I Find Land for a Self-Build?.

What is the difference between buying land with and without planning permission?

Neither situation is automatically right or wrong for every buyer. The important consideration is whether the land fits your objectives, budget and tolerance for planning risk.

What should I do before making an offer?

If you have found land that you believe could have development potential, work through the opportunity carefully before deciding what to offer.

Doing this work before agreeing a purchase price can help you understand what you are actually buying.

Can Your Landstore help me find land with planning potential?

Your Landstore allows buyers to register the type of land they are looking for and the requirements that matter to them.

If you are looking for land for development, you can tell us about your preferred location, land type, budget and other requirements.

When new land opportunities are listed, those requirements can be considered against the characteristics of the land. Where there is a suitable match, relevant registered buyers can be contacted about the opportunity.

This does not guarantee that a suitable site will become available or that planning permission will ultimately be granted. It simply gives you another route for finding land that may fit your requirements.

Frequently Asked Questions

Find Land for Sale

If you are looking for land to buy, you can browse land for sale across the UK.

If you cannot find the right opportunity, tell Your Landstore what land you are looking for and register your requirements.