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Buying land for a business or commercial development involves more than finding a site in the right location. You need to consider whether the land can accommodate the type of business or development you have in mind, whether the planning position supports that use, and whether access, services and infrastructure are suitable.
The right site will depend on what you intend to do with it. A site for offices, industrial units, a trade counter, a rural business or another commercial use can have very different requirements.
What should I check when buying land for commercial development?
Check the location, planning position, permitted or proposed use, access, parking, servicing, utilities, drainage, site constraints and likely development costs. You should also consider whether the site works commercially for the business or development you intend to create.
A site can look attractive but still be unsuitable if the proposed use is not supported by planning policy or if access, infrastructure or development costs make the opportunity impractical.
TELL US WHAT LAND YOU’RE LOOKING FOR →What type of commercial land are you looking for?
The first step is to define the type of business or commercial development you want to accommodate.
Commercial land can be used for a wide range of purposes, and the requirements will vary considerably.
Examples include:
- Office development
- Industrial units
- Warehousing
- Workshops
- Trade counters
- Retail development
- Business parks
- Storage uses
- Leisure or hospitality uses
- Rural business uses
- Mixed-use development
Defining the intended use before you search is important because planning, access, parking, servicing and location requirements can all vary depending on the proposed use.
Where should commercial development land be located?
Location is particularly important for commercial land because the requirements of the eventual business can be very specific.
Depending on the use, you may need to consider proximity to customers, employees, suppliers, transport networks or other businesses.
For example, a warehouse may place greater importance on strategic road connections and vehicle access, while a customer-facing business may require visibility and convenient access.
Consider:
- Road connections
- Access to major routes
- Visibility
- Customer accessibility
- Employee access
- Public transport
- Proximity to suppliers
- Nearby commercial areas
- Surrounding land uses
Check the planning position
Planning is one of the most important considerations when buying land for commercial development.
You need to understand the current planning position and whether the proposed business or development is compatible with the planning framework for the area.
If planning permission already exists, check exactly what has been approved and any conditions attached to the permission.
If permission does not exist, investigate whether the proposed use is likely to be acceptable in planning terms before relying on the site’s potential.
Do not assume commercial land can be used for any business
The fact that land is described as “commercial land” does not necessarily mean that every type of business or development can operate from it. The permitted or proposed use needs to be considered in the context of the planning position.
Consider the existing use of the land
Land may already have an established use, and that use can be an important part of understanding the opportunity.
For example, a site may currently be:
- Vacant land
- A former industrial site
- A commercial property
- A yard
- A farm or agricultural holding
- Part of an existing business
- Previously developed land
Do not assume that an existing commercial use automatically gives you permission to change the site to another type of commercial activity.
If you are proposing a change of use or redevelopment, investigate the relevant planning position before proceeding.
Check access for customers, employees and deliveries
Access requirements can be very different for commercial development compared with residential development.
Think about everyone who will need to use the site.
- Customers
- Employees
- Delivery vehicles
- Service vehicles
- Emergency vehicles
- Large commercial vehicles where relevant
For some businesses, vehicle movements can be a major consideration. A site that works for cars may not be suitable for HGVs, deliveries or other commercial traffic.
Look at parking and servicing
Commercial development may require considerably more parking and servicing space than the headline building footprint suggests.
Consider how the completed development would actually operate.
Depending on the use, you may need space for:
- Customer parking
- Staff parking
- Disabled parking
- Loading and unloading
- Service vehicles
- Waste storage
- Plant and equipment
- Cycle parking
These requirements can affect the amount of land available for the main building or buildings.
Check utilities and infrastructure
Commercial buildings can have significant infrastructure requirements.
Depending on the proposed use, investigate:
- Electricity supply
- Water supply
- Foul drainage
- Surface water drainage
- Gas
- Telecommunications
- Broadband
For some businesses, electricity capacity or broadband connectivity may be particularly important.
Do not assume that infrastructure is adequate simply because connections are available nearby. Capacity and connection requirements may need further investigation.
Consider the surrounding land uses
The surrounding area can affect whether a commercial development is practical and acceptable.
Consider neighbouring businesses, residential properties, roads and other sensitive uses.
Depending on the business, issues such as noise, traffic, lighting, operating hours, deliveries or emissions may need to be considered.
The relationship between the proposed development and surrounding properties can therefore be important from both planning and operational perspectives.
Check the physical characteristics of the site
The physical characteristics of the land can affect the design and cost of commercial development.
Consider:
- Site shape
- Site area
- Topography
- Ground conditions
- Flood risk
- Drainage
- Trees and vegetation
- Watercourses
- Existing structures
- Contamination
Former commercial or industrial sites may require particular investigation into ground conditions and contamination, depending on their previous use.
How much land do you need for a commercial development?
There is no standard amount of land required for a commercial development.
The answer depends on the proposed building, parking, servicing, access, landscaping and operational requirements.
When assessing a site, think about the complete operation rather than simply asking whether the building itself will fit.
A business may require substantial areas of yard, storage, parking or vehicle circulation in addition to the building footprint.
What about planning permission for commercial development?
If you are proposing a new commercial development or a change to an existing use, the planning position needs to be established for the particular proposal.
Where planning permission already exists, review the permission carefully.
Where it does not, consider whether the proposed use is supported by relevant planning policies and whether there are site-specific constraints that could affect the proposal.
Planning potential should not be treated as a guarantee of future permission.
Should I buy commercial land with planning permission?
Land with planning permission can provide greater certainty about the approved development, but you still need to assess whether the permission works for your actual requirements.
Check:
- What has been approved?
- What conditions apply?
- Are there obligations attached to the permission?
- Does the approved scheme suit your business?
- Can the site be accessed as proposed?
- Are the required services available?
- What development costs remain?
Planning permission is therefore an important part of the assessment but should not be considered in isolation.
What are the costs of buying and developing commercial land?
The purchase price is only one part of the cost of a commercial development.
Potential costs include:
- Land purchase price
- Stamp Duty Land Tax where applicable
- Legal and professional fees
- Planning fees
- Architectural and design costs
- Surveys
- Ground investigations
- Highway and access works
- Utility connections
- Drainage infrastructure
- Construction costs
- Finance costs
- Landscaping and external works
The relevant costs will depend on the nature and scale of the proposed development.
How should I compare commercial development sites?
If you have identified several potential sites, compare them against the same criteria rather than simply choosing the one with the lowest asking price.
| Factor | What to consider |
|---|---|
| Location | Does the location work for customers, employees and suppliers? |
| Planning | Is the intended use permitted or realistically capable of being approved? |
| Access | Can all required vehicles and users access the site? |
| Parking | Is there sufficient space for customers, staff and operational requirements? |
| Services | Are utilities and drainage adequate? |
| Site constraints | Are there physical, environmental or legal constraints? |
| Development costs | What infrastructure and construction costs need to be allowed for? |
| Commercial suitability | Will the completed site actually work for the intended business? |
This gives you a more useful basis for comparison than price or acreage alone.
What if I want to buy land for an existing business?
If you already operate a business and need additional land, your requirements may be more specific than those of a general commercial developer.
You may need additional storage, parking, workshops, offices, yards, buildings or operational space.
In this situation, consider how the new site would integrate with your existing business and whether the location and planning position support the intended use.
Can agricultural land be used for a business?
Agricultural land may sometimes be associated with rural businesses or diversification, but you should not assume that agricultural land can simply be converted to any commercial use.
The existing use, proposed use and planning position all need to be considered.
If your proposed business involves agricultural, equestrian, leisure or rural activities, investigate the relevant planning position before purchasing the land.
Can Your Landstore help me find commercial development land?
If you are looking for commercial or business land, you can register your requirements with Your Landstore.
You can tell us the type of land you need, your preferred location and other requirements that matter to your business or development.
When new land opportunities are listed, those requirements can be considered against the characteristics of the opportunity. Where there is a suitable match, relevant registered buyers can be contacted about the land.
This does not guarantee that a suitable commercial site will become available, but it gives you another route for making your requirements known while continuing your own search.
Looking for Commercial Development Land?
Tell Your Landstore what type of commercial or business land you are looking for and register your buyer requirements. Your search can then be considered against suitable land opportunities as they come to market.
TELL US WHAT YOU’RE LOOKING FOR →Frequently Asked Questions
What should I look for when buying land for commercial development?
Look at location, planning, access, parking, servicing, utilities, drainage, site constraints, surrounding uses and the likely cost of developing the land.
Can I build a business on agricultural land?
Not automatically. The existing use and proposed commercial use need to be considered in the context of planning policy and any permissions or restrictions affecting the land.
Does commercial land need planning permission?
The planning requirements depend on the proposed development and use. If you are changing the use of land or constructing a new commercial development, you should establish the relevant planning position before proceeding.
How much land do I need for a commercial development?
It depends on the proposed business and development. You need to consider not only the building but also parking, servicing, access, storage, landscaping and other operational requirements.
Is commercial land with planning permission better?
Planning permission can provide greater certainty about an approved development, but buyers still need to check the permission, conditions, access, services, development costs and whether the approved scheme meets their actual requirements.
Can Your Landstore help me find commercial land?
Yes. You can register your requirements with Your Landstore, including your preferred location and land type. Suitable new opportunities can then be considered against your registered search.
Find Commercial Development Land
If you are looking for commercial development land, you can browse commercial development land for sale on Your Landstore.
If you have specific requirements but cannot find the right site, tell Your Landstore what land you are looking for and register your buyer requirements.
