Sell Land with Planning Permission in Mid Glamorgan
Before you sell a consented site in Mid Glamorgan, 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.
Mid GlamorganFree 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 and sites near Mid Glamorgan
Our Mid Glamorgan coverage takes in 7 towns and cities, centred on Bridgend and including Aberdare, Maesteg and Rhondda. Neighbouring areas we also cover include Gwent, South Glamorgan and West Glamorgan.
Typical sites we review near Mid Glamorgan include fields put forward or allocated in the local plan, large and long rear gardens and infill gaps along existing streets. Planning in Mid Glamorgan follows Wales’s rules: Planning Policy Wales sets national policy and the council’s Local Development Plan sets local policy.
Tell us where your land is around Mid Glamorgan and we will explain the routes open to you.
What you get in Mid Glamorgan
Conditions priced in
Pre-commencement conditions, such as drainage, materials or ecology details, must be discharged before work starts. We identify which are outstanding, what they are likely to cost and who would deal with them.
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.
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.
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.
The Welsh system, as it applies in Mid Glamorgan
Selling land in Mid Glamorgan follows the same legal steps as in England: heads of terms, then exchange of contracts, which makes the deal binding, and completion. Titles are registered with HM Land Registry, but the buyer pays Land Transaction Tax to the Welsh Revenue Authority rather than Stamp Duty Land Tax. Planning obligations are usually secured through a Section 106 agreement, with the Community Infrastructure Levy charged only where the council has adopted it.
In Wales, planning permission is only part of the picture. Most new developments also need the sustainable drainage design approved by the SuDS approving body before construction begins, so we check whether SAB approval is in place. A Section 106 agreement or, in some council areas, CIL may apply, and the buyer pays Land Transaction Tax.
| National planning policy | Planning Policy Wales (Edition 12) and Future Wales: the National Plan 2040, supported by Technical Advice Notes |
|---|---|
| Local planning document | Local Development Plan (LDP) |
| Who decides applications | The local planning authority, usually the county or county borough council (or a national park authority) |
| In-principle consent | Outline planning permission, with reserved matters approved later |
| Land transaction tax (paid by the buyer) | Land Transaction Tax (LTT) |
| Land registration | HM Land Registry |
| How a sale becomes binding | As in England, a land sale becomes legally binding on exchange of contracts and finishes on completion, with the title registered at HM Land Registry. |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council has adopted it |
Your questions answered for Mid Glamorgan
Can a buyer change the approved scheme?
Yes, through a minor amendment, a variation of conditions or a fresh application, depending on the size of the change. Each route carries its own planning risk and cost. If a buyer's offer depends on a different scheme being approved, the deal is usually conditional on that new permission rather than a straight purchase.
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.
What is a pre-commencement condition?
It is a condition that must be discharged before any development starts, such as approval of drainage, materials, a construction management plan or ecology measures. Starting work before discharging one can mean the permission has not been lawfully implemented. Buyers check these carefully because they affect both cost and when building can begin.
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 you work with landowners in Mid Glamorgan?
We do. We work with landowners across Mid Glamorgan, including Maesteg, Merthyr Tydfil and Rhondda. Send us a postcode and we will start with a free, no-obligation appraisal of what the land could take.
Read more: Sell Land with Planning Permission · Guide: How is development land valued?