Buying land with development potential can be an attractive investment opportunity, but the phrase “development potential” does not mean that planning permission is guaranteed.
A site may look suitable for housing, commercial development or another use while being affected by planning policies, access issues, environmental constraints or other restrictions that make development more difficult than expected.
This is where a land development consultant can add value. Early professional assessment can help landowners, developers and investors understand what may realistically be achievable before significant money is committed.
Why Land Development Should Be Assessed Before You Invest
One of the biggest risks when purchasing development land is assuming that the intended scheme will automatically receive planning permission.
The actual development potential of a site can depend on factors such as:
- Local planning policies
- Existing land use
- Planning history
- Site access
- Highways considerations
- Green Belt or other policy designations
- Flood risk
- Heritage constraints
- Ecology
- Trees and landscaping
- Relationship with neighbouring properties
- Infrastructure requirements
A site may therefore have potential in principle but still require a carefully considered planning strategy.
What Does a Land Development Consultant Do
A land development consultant can help assess the planning and development considerations affecting a site and identify potential opportunities and risks.
The scope of work can vary depending on the project, but an assessment may include:
Reviewing the Planning History
Previous applications can provide valuable information about how the local planning authority has treated the site.
A history of refusals may highlight recurring concerns, while previous approvals can provide useful information about acceptable forms of development.
However, previous decisions do not necessarily determine the outcome of a new application.
Assessing Planning Policy
The site’s location and relevant planning policies can have a significant effect on what may be achievable.
A consultant may consider policies relating to:
- Residential development
- Employment land
- Green Belt
- Conservation areas
- Heritage
- Design
- Housing density
- Affordable housing
- Parking
- Access
- Landscape
- Environmental considerations
Understanding these policies early can help shape a realistic development proposal.
Identifying Site Constraints
Land development is rarely determined by planning policy alone.
Physical and environmental constraints can affect the layout, scale and viability of a scheme.
A site assessment may therefore identify potential issues involving access, flooding, trees, ecology, neighbouring properties, heritage assets and other constraints.
Understanding What the Land Could Actually Become
One of the most valuable questions for a developer is not simply whether land can be developed, but what form of development could realistically be pursued.
For example, a site may potentially be suitable for:
- A single residential property
- Several houses
- Flats
- A replacement building
- Commercial development
- A change of use
- An extension or intensification of an existing use
- A mixed-use proposal
The appropriate option will depend on the site’s circumstances and applicable planning framework.
Land Development Consultant vs Planning Application
A land development consultant can become involved before a formal planning application is submitted.
This early stage can be particularly important because it allows the developer to investigate the site’s potential before committing substantial resources to architectural designs, surveys and application costs.
A planning strategy may help establish:
- What the client wants to achieve
- What the site may realistically accommodate
- What planning policies apply
- What constraints could affect the proposal
- What additional information may be required
- Whether pre-application discussions could be beneficial
- What planning route may be appropriate
The objective is to develop a strategy around the site rather than simply submit an application and hope for approval.
Buying Land With Planning Potential
Purchasers should be particularly careful when land is being marketed as having “planning potential”.
This wording does not mean that planning permission already exists.
Before purchasing, it can be sensible to investigate:
- Whether planning permission already exists
- Previous applications and appeals
- Relevant local planning policies
- Current land use
- Development restrictions
- Access arrangements
- Environmental constraints
- Potential development capacity
- Whether the proposed scheme is commercially realistic
For larger investments, obtaining professional planning advice before exchange of contracts may help identify risks at a stage when the purchase decision can still be reconsidered.
Can a Land Development Consultant Help With Planning Permission
A consultant can help develop a planning strategy and support the process of preparing a proposal for submission.
The exact role will depend on the project and professional team involved.
For more complex schemes, the planning strategy may need to work alongside architects, highways consultants, environmental specialists, surveyors and other professionals.
The aim is to ensure that the different elements of the development work together rather than treating planning as an issue to address at the end of the design process.
Pre-Application Planning Advice
For sites where the planning position is uncertain, pre-application engagement with the relevant local planning authority may be worth considering.
This can provide an opportunity to identify potential issues and understand how the authority may view an initial development concept.
Pre-application advice is not a guarantee of planning permission, but it can help inform the development strategy before a formal application is prepared.
What Happens When a Development Proposal Is Refused
A refusal does not necessarily mean that the land has no development value.
The reasons for refusal should be carefully examined to determine whether the proposal can be changed or whether a different approach may be more appropriate.
Depending on the circumstances, options may include:
- Revising the proposed development
- Addressing specific planning concerns
- Submitting a new application
- Exploring an alternative use
- Seeking further professional advice
- Appealing the planning decision where appropriate
The right response depends on the reasons for refusal and the planning circumstances of the site.
Why Early Planning Advice Can Protect Your Investment
Land development involves significant financial decisions.
Design fees, surveys, planning applications, construction costs and financing can all add up quickly. Discovering a fundamental planning constraint after these costs have been incurred can have serious commercial consequences.
Early planning assessment can therefore help investors and developers:
- Identify opportunities
- Understand constraints
- Test development ideas
- Assess planning risk
- Make better purchasing decisions
- Develop a realistic planning strategy
- Avoid unnecessary expenditure
The earlier planning considerations are incorporated into the project, the easier it can be to make informed decisions about the land.
Speak to Charrette Law About Land Development
Whether you already own development land or are considering purchasing a site, understanding its planning potential should be an important part of your decision-making process.
At Charrette Law, we assist property owners, developers and investors with planning matters and can help assess the planning considerations affecting proposed development.
From initial site assessment and planning strategy to applications and planning challenges, obtaining professional advice at the right stage can help you approach land development with greater clarity and confidence.
Frequently Asked Questions
What is a land development consultant?
A land development consultant provides professional advice on the development potential, planning considerations and risks associated with land or property development.
Do I need a land development consultant before buying land?
For development sites, early professional advice can help identify planning constraints and assess whether the proposed development is realistic before you commit to the purchase.
Does land with development potential already have planning permission?
No. Land may have potential for development without having an existing planning permission. The planning position should be checked before relying on claims about development potential.
Can a consultant tell me how many houses I can build?
A consultant can assess factors that may influence development capacity, including planning policy, site constraints, access, layout and surrounding development. However, the eventual number of units will depend on the circumstances of the site and the planning process.
Can a land development consultant help with planning applications?
Yes. Depending on their role and the project, a consultant may assist with planning strategy, preparation and submission of applications and responding to planning issues.
What should I do before developing land?
Start by establishing the site’s planning position, development potential, relevant policies, planning history and key constraints before committing to detailed design or construction.
