Sell Land with Planning Permission in Oban
Before you sell a consented site in Oban, check when the permission expires and which conditions must be cleared before work can start. Those two points shape what a builder will pay. Our free, no-obligation appraisal looks at the permission itself, then explains whether a direct purchase or an open-market sale suits you better.
Oban · PA34Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
Prefer to talk? Call 0800 088 6248.
- Free site appraisalNo cost, no obligation
- Legal fees coveredReasonable fees, on options and promotion
- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Land we look at around Oban
In Argyll & Bute, Oban lies about 40 miles north-west of Helensburgh; its central postcode district is PA34. Nearby, we also cover Fort William, Dunoon and Helensburgh, all within 40 miles.
In and around Oban, the land we appraise ranges from fields put forward or allocated in the local plan to redundant agricultural buildings, including brownfield land in and around Oban. As Oban is in Scotland, applications are judged against National Planning Framework 4, and the buyer of land pays Land and Buildings Transaction Tax (LBTT).
If you own land near Oban, the first step is a free, no-obligation appraisal.
What we offer in Oban
Direct purchase of consented sites
Where a consented site suits us, we can buy it ourselves with no onward chain, subject to survey, title and contract. Any planning agreement passes to us with the land.
Expiry dates checked
Most permissions lapse if development does not lawfully begin within the period set in the decision. We check the deadline, and whether a lawful start has already been made, before discussing any deal.
Planning obligations understood
Section 106 agreements in England and Wales, Section 75 in Scotland and Section 76 in Northern Ireland bind the land. Their costs, such as affordable housing or contributions, pass to the buyer and affect value.
Honest view on redesign
If a revised scheme could make the site work better, we explain that openly, including the planning risk a fresh application would carry, so you can judge any offer that depends on it.
How the rules work in Oban
If you own land on the edge of Oban, its prospects in Scotland depend largely on the Local Development Plan, which allocates sites for housing, and on NPF4 policies such as those on local living, infrastructure and quality homes. An option or promotion agreement lets a partner fund the planning case while you keep ownership until a sale. With Land to Homes, your reasonable legal fees on these agreements are covered, with the amount agreed in the heads of terms.
In Scotland, a site may hold full planning permission or planning permission in principle, with matters specified in conditions still to be approved. Any Section 75 agreement is registered against the title and binds the buyer. The sale is concluded through missives, the buyer pays Land and Buildings Transaction Tax, and a building warrant is needed separately before construction.
| Local planning document | Local Development Plan (LDP) |
|---|---|
| In-principle consent | Planning permission in principle (PPP), followed by approval of matters specified in conditions |
| Land transaction tax (paid by the buyer) | Land and Buildings Transaction Tax (LBTT) |
| Developer contributions | Section 75 planning obligations, with Section 69 agreements sometimes used for simple one-off payments |
Your questions answered for Oban
What checks will a buyer make on land with planning permission?
Expect checks on the decision notice and conditions, any planning agreement, the title and boundaries, access and visibility at the junction, drainage and utility connections, ground conditions, ecology and flood risk. A surprise found late can lead to renegotiation, so sharing what you already know early tends to keep a sale on track.
Is outline planning permission worth less than full permission?
Usually, because more approvals are still needed. Outline permission sets the principle and sometimes the access, while reserved matters such as layout, scale, appearance and landscaping come later. A buyer allows for the cost and risk of that remaining work. In Scotland the closest equivalent is planning permission in principle.
Do I need to clear the planning conditions before I sell?
Not usually. Many sites sell with conditions still outstanding, and the buyer deals with them as part of preparing to build. Clearing some in advance can make a site easier to sell, but it costs money and may not suit every buyer's design. We will tell you whether it is worth doing on your site.
Does planning permission go with the land when I sell?
Yes. In most cases planning permission runs with the land, not the owner, so it passes to the buyer automatically. Personal permissions are rare exceptions. Planning agreements tied to the consent, such as a Section 106 agreement in England and Wales, also bind the land, so the buyer takes on those obligations as well.
Is Oban an area you cover for land?
Yes, we cover land in Oban and elsewhere in Argyll & Bute, including Dunoon, Campbeltown and Helensburgh. 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.
Read more: Sell Land with Planning Permission · Guide: How is development land valued?