Sell Land Without Planning in Poole
Land without planning permission in Poole can still be sold for development. Its value rests on hope, meaning how likely it is that new homes will be allowed. Land to Homes can buy suitable sites as they stand, agree a contract that completes only if planning is granted, or partner with you through an option or promotion agreement.
Poole · BH15Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
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- 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 Poole
We cover Poole as part of Dorset. It is about 5 miles west of Bournemouth, around postcode district BH15. Nearby, we also cover Bournemouth, Christchurch and New Milton, all within 14 miles. Poole is in the South West region of England.
Around Poole we look at land that already has planning permission, large and long rear gardens and farmland next to the settlement boundary. Because Poole is in England, land titles are registered with HM Land Registry and transfers attract Stamp Duty Land Tax (SDLT).
If you own land near Poole, the first step is a free, no-obligation appraisal.
What we offer in Poole
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.
Conditional contracts
Contracts are signed now, but the sale only completes if a satisfactory planning permission is granted by a longstop date. The price is usually fixed, or set by an agreed formula, when the contract is signed.
Hope value explained
Land with no permission but a realistic chance of one is worth more than its current use value, but less than consented land. We explain where your site sits on that scale and why.
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.
How the rules work in Poole
In England, most planning applications for new homes in Poole are decided by the local planning authority, usually the council, using its Local Plan and the National Planning Policy Framework. Many landowners sell without planning, either outright or through an option or promotion agreement that funds the application first. Land to Homes offers a free site appraisal, pays your reasonable legal fees on option and promotion agreements, and can buy suitable sites directly, subject to survey, title and contract.
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 transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Questions about Sell Land Without Planning in Poole
Can I keep using the land while planning is pursued?
Usually, yes. Under options and promotion agreements you normally keep ownership and can carry on using the land, for example for grazing or farming, until it is sold. The agreement sets out access for surveys and any restrictions, such as on granting new long-term tenancies.
Is a field with no road frontage worth selling for development?
It can be, but access is the first question any buyer asks. If the only route in crosses land owned by someone else, rights need to be agreed or a strip bought. We check title plans and highway records before suggesting any deal, so you know whether access is a hurdle or a dead end.
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.
What is a subject to planning contract?
It is a contract where both sides commit now, but the sale only completes if a satisfactory planning permission is granted. It sets a longstop date, defines what counts as satisfactory and usually says who controls the application. If permission is not granted by the longstop date, either side can normally withdraw without penalty.
Do you buy land in Poole?
Yes. Land to Homes looks at land in Poole and elsewhere in Dorset, including Christchurch, Weymouth and Bournemouth. Every enquiry starts with a free site appraisal, and on option and promotion agreements we pay your reasonable legal fees.
Read more: Sell Land Without Planning · Guide: Planning permission explained for landowners