Sell Land Without Planning in Cirencester
Most development land in Cirencester 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.
Cirencester · GL7Free 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 Cirencester
We cover Cirencester as part of Gloucestershire. It is about 15 miles south-east of Gloucester, around postcode district GL7. Nearby, we also cover Stroud, Cheltenham and Swindon, all within 14 miles. Cirencester is in the South West region of England. Cirencester is about 58 miles from our Great Barr head office in Birmingham.
Typical sites we review near Cirencester include land behind street frontages, paddocks on the edge of Cirencester and former garage blocks and yards. As Cirencester is in England, applications are judged against the National Planning Policy Framework, and the buyer of land pays Stamp Duty Land Tax (SDLT).
If you own land near Cirencester, the first step is a free, no-obligation appraisal.
Why work with Land to Homes in Cirencester
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.
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.
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.
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.
The English system, as it applies in Cirencester
Land with no planning permission can still be sold. Around Cirencester, 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, 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.
| Who decides applications | The local planning authority, usually the district, borough, city or unitary council (or a national park authority) |
|---|---|
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| How a sale becomes binding | A land sale becomes legally binding on exchange of contracts and finishes on completion, after which the buyer registers the title with HM Land Registry. |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Common questions in Cirencester
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.
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.
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 Cirencester an area you cover for land?
Yes, we cover land in Cirencester and elsewhere in Gloucestershire, including Tewkesbury, Cheltenham and Kingswood. 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: How is development land valued?