Sell Brownfield Land in Cowes

Our coverage in Cowes

Cowes (PO31) is one of the Isle of Wight towns we cover, about 4 miles north of Newport (Isle of Wight). The nearest other places we cover are Newport (Isle of Wight) (4 miles), Ryde (6 miles) and Gosport (8 miles). Cowes is part of England’s South East region.

Around Cowes we look at farmland next to the settlement boundary, corner plots and side gardens and redundant commercial buildings. Planning in Cowes follows England’s rules: the National Planning Policy Framework sets national policy and the council’s Local Plan sets local policy.

Send us a postcode in or near PO31 and we will start with a free desktop appraisal.

What we offer in Cowes

Tenants and leases

If business tenants remain, their lease terms and any statutory protection affect when the site can be cleared. We review the leases before agreeing timing with you.

Flood risk and drainage

Some brownfield sites sit in flood zones or rely on old drainage. Flood policy may require a sequential test, showing that no suitable sites at lower risk are reasonably available.

Loss of employment land

Councils may resist losing business land to housing. Policies vary, so we check whether marketing evidence or a viability case is likely to be needed before any application is made.

Direct purchase of brownfield sites

Where a brownfield site suits us, we can buy it ourselves, with or without planning and with no onward chain, subject to survey, title and contract.

Planning in Cowes: the English rules

Land with no planning permission can still be sold. Around Cowes, the usual routes in England are a direct sale, an option agreement or a promotion agreement, where the planning work is funded for you and the land is sold once consent is granted. Outline planning permission settles the principle, with reserved matters approved later. Section 106 obligations, the Community Infrastructure Levy where charged and biodiversity net gain all affect what a site is worth, so independent advice matters.

In England, councils keep brownfield land registers, and sites on Part 2 of a register can be granted Permission in Principle. The NPPF gives substantial weight to using suitable brownfield land for homes. Contamination is normally handled through planning conditions, following the Environment Agency's land contamination risk management guidance, with Part 2A of the Environmental Protection Act 1990 as a backstop.

Key rules in Cowes
Local planning document	Local Plan
Who decides applications	The local planning authority, usually the district, borough, city or unitary council (or a national park authority)
In-principle consent	Outline planning permission, with reserved matters approved later
Land transaction tax (paid by the buyer)	Stamp Duty Land Tax (SDLT)

Questions about Sell Brownfield Land in Cowes

What is a garage block worth for development?

It depends on how many homes the plot could take once the garages are cleared, how the garages are currently used, the width of the access and whether any are let. Some garage sites suit a small group of homes or bungalows. We cannot give a value without seeing the site, but our appraisal explains the factors.

Is it easier to get planning permission on brownfield land?

Usually it has stronger policy support than greenfield land, because national policy in each UK nation encourages the reuse of previously developed land. Permission is still not automatic: loss of employment land, heritage, flood risk, neighbours and design all matter, and a site in an area protected for business use may still struggle.

What is a sequential test for flood risk?

It is a planning test that steers new development to areas at the lowest risk of flooding. If a site is in a higher-risk area, the applicant may need to show there are no reasonably available sites at lower risk. England applies it through the NPPF; Wales, Scotland and Northern Ireland have their own flood policies.

Will VAT apply when I sell my brownfield site?

It may. If you have opted to tax the land or buildings, VAT can apply to the sale price. Whether the option can be disapplied depends on what the buyer intends to do with the property, and the rules are technical. Ask your accountant before agreeing a price, because it affects what the buyer pays.

Is Cowes an area you cover for land?

Yes, we cover land in Cowes and elsewhere in Isle of Wight, including Newport (Isle of Wight), Sandown and Ryde. Where a site suits us we can buy it directly, or set up an option or promotion agreement. On promotion there is nothing to pay upfront.