Sell Land Without Planning in Wokingham
Most development land in Wokingham starts life with no planning at all. If your field, yard or paddock sits close to existing homes, you have a choice: take a lower price now and pass the risk to a buyer, or wait for planning and share in the higher value. We set out both sides in writing after a free appraisal.
Wokingham · RG40Free 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
Our coverage in Wokingham
In Berkshire, Wokingham lies about 7 miles south-east of Reading; its central postcode district is RG40. Crowthorne is the closest neighbouring place we cover, at about 3 miles, followed by Bracknell and Lower Earley. Within England, Wokingham falls in the South East region.
Around Wokingham we look at corner plots and side gardens, large and long rear gardens and small holdings and pony paddocks. Because Wokingham is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
Send us a postcode in or near RG40 and we will start with a free desktop appraisal.
What you get in Wokingham
Constraints checked first
Flood risk, access, heritage, ecology, protected trees and landscape designations can each decide whether planning is realistic. We look at all of these before discussing any deal or price mechanism with you.
Buying land as it stands
Where we can see a planning route we are prepared to back, we can buy your land as it stands, with no onward chain, subject to survey, title and contract.
Overage protects the upside
If you sell now, an overage clause can entitle you to a further payment if a more valuable permission is granted later. We explain how triggers, duration and security are usually set out.
Option or promotion routes
Where planning will take longer, an option or promotion agreement lets us fund the application while you keep ownership. We explain the difference, including who benefits from a higher or lower sale price.
Planning in Wokingham: the English rules
If your land near Wokingham lies in the Green Belt, national policy still protects it, but England's planning framework now recognises grey belt: Green Belt land that is previously developed or does not strongly contribute to certain Green Belt purposes. Where there is evidenced unmet need and the location is sustainable, grey belt housing can be acceptable, with major schemes meeting the Golden Rules on affordable housing, infrastructure and green space. Planning is never guaranteed, so we check policy, access and constraints first.
In England, the starting point is the Local Plan and the National Planning Policy Framework. Councils assess land put forward in a housing and economic land availability assessment. Smaller housing-led sites can apply for Permission in Principle to test whether the location is acceptable, and some Green Belt land may now be assessed as grey belt.
| Local planning document | Local Plan |
|---|---|
| In-principle consent | Outline planning permission, with reserved matters approved later |
| Land registration | HM Land Registry |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Sell Land Without Planning in Wokingham: questions
What is hope value?
Hope value is the extra amount a buyer will pay above a site's existing use value because there is a realistic prospect of planning permission. The stronger the prospect, and the sooner permission could realistically come, the higher the hope value tends to be. It is lower than the value with permission, because the buyer carries the planning risk.
Should I apply for planning permission myself before selling?
You can, but an application costs money in surveys, reports and fees, and a refusal can make the land harder to sell. A scheme designed by someone who does not intend to build may also not suit housebuilders. Many landowners prefer a partner who carries the cost and risk of planning instead.
Can I get planning on land outside the settlement boundary?
Sometimes. Land just outside a boundary is usually treated as countryside, where new housing is restricted. Prospects improve if the council allocates the land in a new plan, or where national policy gives weight to unmet housing need. Each nation handles this differently, so we explain the position for your council area.
What if my land has been refused planning before?
A previous refusal is useful evidence, not necessarily the end of the story. Policy changes, new local plans and a different scheme can lead to a different outcome. We read the refusal reasons and any appeal decision before giving a view on whether a fresh approach is realistic and worth the cost.
Is Wokingham an area you cover for land?
Yes, we cover land in Wokingham and elsewhere in Berkshire, including Reading, Sandhurst and Thatcham. 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 Without Planning · Guide: Overage and clawback: how they work when you sell land