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A good development site is not simply a piece of land that looks suitable for building. Location, planning policy, access, services, site constraints, surrounding development and the likely cost of bringing the site forward all need to be considered together.
The characteristics that make a site attractive will also depend on what you want to develop. A site suitable for a single house may be very different from one capable of supporting a small housing scheme or commercial development.
What makes a good development site?
A good development site will generally have a suitable location, a realistic planning opportunity, practical access, appropriate infrastructure and manageable physical and environmental constraints.
For a buyer, the key is to look beyond the land itself and assess whether the site can realistically support the intended development without costs or constraints making the opportunity unviable.
TELL US WHAT LAND YOU’RE LOOKING FOR →Start with the location
Location is one of the first things to consider when assessing development land.
A site may look attractive in isolation, but its relationship with existing settlements, roads, services and surrounding development can have a major bearing on its potential.
Consider:
- Relationship to an existing settlement
- Access to roads and transport
- Nearby shops and services
- Schools and employment areas
- Existing residential or commercial development
- Character of the surrounding area
- Local planning policies
The best location will depend on the type of development being considered and the market for the eventual use.
Check the planning position
Planning is fundamental when assessing development land.
Some sites already have planning permission, while others are being considered because of their potential to obtain permission in the future.
If permission already exists, check exactly what has been approved.
If permission does not exist, investigate the planning context before assuming that development will be possible.
Planning questions to ask
- Does the site already have planning permission?
- What does the planning history show?
- What planning policies apply?
- Is the site within or adjoining an existing settlement?
- Are there relevant development allocations?
- Are there policies protecting the site or surrounding area?
- Would the proposed development be appropriate in principle?
- Are there obvious planning constraints?
Planning potential should always be investigated rather than assumed. A site that appears suitable from a map or photograph may have significant planning constraints.
Look at access and highways
A development needs practical access.
When looking at a potential site, consider how vehicles would enter and leave the land and whether the existing road network could accommodate the proposed development.
For larger schemes, highway requirements can become particularly important.
Consider:
- Existing site access
- Visibility
- Road width
- Potential junction arrangements
- Emergency access
- Pedestrian and cycle connections
- Highway improvements that may be required
Access can sometimes be one of the factors that determines whether a development proposal is practical.
Check the availability of services
Utilities and infrastructure can have a significant impact on the cost of development.
Depending on the proposal, investigate the availability of:
- Electricity
- Water
- Foul drainage
- Surface water drainage
- Gas
- Telecommunications
Do not assume that because services are available nearby they will be straightforward or inexpensive to connect.
For development land, the capacity of existing infrastructure can also be relevant.
Nearby services do not necessarily mean cheap connections
The distance to a utility network is only part of the picture. Connection requirements, capacity, infrastructure upgrades and site-specific conditions can all affect the eventual cost.
Consider the size and shape of the site
The amount of land available is important, but acreage alone does not determine development potential.
The shape and layout of the site can be equally important.
A narrow, irregularly shaped site may be harder to develop efficiently than a site with a more practical configuration.
Consider:
- Total site area
- Site shape
- Site frontage
- Topography
- Existing buildings
- Trees and vegetation
- Watercourses
- Boundary arrangements
For housing development, the usable development area may also be considerably smaller than the total site area once access, landscaping, drainage and other requirements are taken into account.
Investigate flood risk and drainage
Flood risk and drainage can be important considerations when assessing development land.
Investigate whether the site is affected by flood risk and how surface water and foul drainage could potentially be dealt with.
Drainage can become particularly important where development would increase impermeable surfaces and surface water runoff.
Potential drainage requirements should therefore be considered at an early stage rather than after a purchase has been agreed.
Look at the surrounding development
The existing development around a site can provide useful context.
Look at how the site relates to nearby houses, commercial premises, roads, open countryside and other land uses.
For example, land immediately adjoining an established settlement may present a different planning proposition from an isolated field surrounded by open countryside.
This does not mean that one situation will automatically receive planning permission. It simply means that the context of the site needs to be understood.
Check environmental and physical constraints
A good development site needs to be assessed for constraints that could affect what can actually be built.
Potential constraints include:
- Flood risk
- Ecology
- Protected habitats
- Trees and woodland
- Landscape sensitivity
- Heritage assets
- Archaeology
- Ground conditions
- Contamination
- Topography
- Noise
- Existing rights and restrictions
The relevance of each issue will depend on the individual site and the proposed development.
Consider the cost of abnormal works
A site can look attractive at the purchase price but become considerably more complicated if major infrastructure or remediation work is required.
Potential additional costs can include:
- Ground remediation
- Retaining structures
- Major access works
- Utility infrastructure
- Drainage infrastructure
- Demolition
- Site clearance
- Environmental mitigation
- Highway improvements
These costs can have a significant effect on the economics of a development.
This is one reason why a developer should assess the whole site rather than simply comparing its purchase price with other land.
Does a good development site need planning permission?
No. Development land can be marketed either with existing planning permission or because of its potential for future development.
However, the level of planning certainty is an important distinction between opportunities.
A site with an established planning permission allows the buyer to investigate an approved development, subject to the permission and its conditions.
A site without permission may offer development potential, but there is greater uncertainty because a future planning application would need to be considered.
You can read Can I Buy Land and Apply for Planning Permission? if you are considering land where planning permission has not yet been obtained.
What makes a good housing development site?
For residential development, a good site will generally need to work in terms of planning, access, infrastructure, physical constraints and the market for the eventual homes.
Depending on the circumstances, a developer may consider:
- Number of potential units
- Location and local demand
- Planning policy
- Site access
- Services
- Site layout
- Density
- Affordable housing requirements where applicable
- Infrastructure requirements
- Development costs
- Likely values of the completed homes
A site with a larger theoretical capacity is not necessarily more attractive if the additional units also create significant infrastructure or planning requirements.
What makes a good commercial development site?
The criteria for commercial land can be different from residential development.
Depending on the intended use, factors such as road connections, visibility, access for larger vehicles, proximity to customers and employees, services and surrounding land uses can become particularly important.
The planning position also needs to be considered in the context of the proposed commercial use.
How do I assess a potential development site?
A useful first assessment is to consider the site under five broad headings.
| Factor | Questions to consider |
|---|---|
| Planning | What is the current planning position and what policies apply? |
| Location | How does the site relate to settlements, roads, services and the surrounding area? |
| Access | Can the proposed development be accessed safely and practically? |
| Infrastructure | Are utilities and drainage available and what works may be required? |
| Constraints | Are there environmental, physical, legal or technical issues affecting the site? |
This initial assessment does not replace professional due diligence, but it can help determine whether a site is worth investigating further.
How important is the purchase price?
The purchase price is obviously important, but it should be considered alongside the potential costs of developing the site.
A lower purchase price does not automatically make a site more attractive if significant work is required to make the development possible.
Similarly, a site with planning permission may command a higher price because the planning risk has already been reduced, although the buyer still needs to assess whether the approved scheme works financially.
When comparing opportunities, consider the overall proposition rather than the headline land price alone.
What should I do before buying development land?
Before committing to a development land purchase, carry out appropriate due diligence for the type and scale of the opportunity.
Development land due diligence
- Review planning history
- Check relevant planning policies
- Understand the proposed development
- Investigate access
- Investigate utilities and drainage
- Consider flood risk and environmental constraints
- Review title and legal restrictions
- Consider ground conditions
- Identify potential abnormal costs
- Obtain appropriate professional advice
- Assess whether the development is financially viable
The appropriate investigations will depend on the individual opportunity and the proposed use of the land.
Can Your Landstore help me find development land?
If you are looking for development land, you can register your requirements with Your Landstore.
You can tell us the type of land you are looking for, your preferred location and other requirements that matter to you.
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 development site will become available, but it provides another route for buyers to make their requirements known while continuing their own search.
Looking for Development Land?
Tell Your Landstore what type of development 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 makes a good development site?
A good development site will generally have a suitable location, realistic planning potential, practical access, appropriate infrastructure and manageable physical, environmental and legal constraints.
Does development land need planning permission?
No. Some development land is sold with planning permission while other sites are marketed because of their potential for future development. The planning certainty and associated risk can be very different between the two.
What should I look for when buying development land?
Consider planning, location, access, services, drainage, site constraints, title restrictions, development costs and the potential use of the land.
Is land next to houses good development land?
Land adjoining existing development may have characteristics that are relevant to its planning potential, but being next to houses does not automatically mean that development will be permitted. The individual site’s planning circumstances need to be investigated.
How important is access to development land?
Access can be a significant consideration because a development needs an appropriate means of access. Highway requirements can also affect the design and cost of a proposed development.
Can I tell Your Landstore what development land I am looking for?
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 Development Land for Sale
If you are looking for development land, you can view residential development land or explore other land for sale across the UK.
If you know what type of development opportunity you want but have not found the right site, register your search requirements with Your Landstore.
