LAND & DEVELOPMENT POTENTIAL
Understanding what your land could become.
A large garden, paddock, vacant plot, redundant building or underused piece of land may have development potential — even where there is currently no planning permission.
Understanding the development potential of land means looking beyond whether there is simply enough space to build. Planning policy, location, access, surrounding development, planning history and technical constraints can all influence whether land can be developed, what form of development may be appropriate and how best to pursue planning permission.
SWAP helps landowners and developers understand these issues at an early stage, before committing significant time and money to a planning application.
HOW DO I KNOW IF MY LAND CAN BE DEVELOPED?
There is rarely a single test that determines whether land is suitable for development.
One of the first considerations is its location and planning policy context. Land within an existing settlement may be treated differently from land outside a settlement boundary or in the open countryside. Local Plans, site allocations and other planning policies can therefore have a significant influence on development potential.
The physical characteristics of the site also matter. Access, neighbouring properties, trees, ecology, flood risk, heritage, topography, drainage and existing buildings can all affect what might be possible.
Previous planning applications on the site — and decisions on comparable sites nearby — can also help establish how the local planning authority has approached similar development.
These factors need to be considered together to form a realistic view of the site's potential.
WHAT COULD MY LAND BE USED FOR?
The appropriate form of development will depend on the site.
For some land, the opportunity might be a single new home. Larger sites may have potential for several houses, while other properties may lend themselves to infill development, backland development, conversion or redevelopment.
The most valuable scheme is not necessarily the one that puts the greatest number of buildings on a site. Character, access, neighbouring amenity, planning policy and market considerations can all influence the appropriate scale and form of development.
Establishing a realistic development concept early can help determine whether it is worth progressing to more detailed design and planning work.
LAND & DEVELOPMENT POTENTIAL GUIDES
Does My Land Have Development Potential?
How to assess whether a garden, paddock, property or piece of land may be suitable for development.
How Many Houses Can I Build on My Land?
The factors that influence development capacity, including site size, density, access, character, amenity and planning policy.
How Do I Find Out if Land Can Be Developed?
The initial planning, site and technical checks that can help establish whether a development opportunity is worth pursuing.
Should I Get Planning Permission Before Selling My Land?
How obtaining planning permission can affect the value and marketability of land — and when securing permission before a sale may or may not make sense.
How Much Is Land Worth With Planning Permission?
Why planning permission can significantly change land value and the other factors that determine what a development site may actually be worth.
How Can I Increase the Value of My Land?
How planning strategy, development potential and greater planning certainty can sometimes be used to unlock additional value from land and property.
SHOULD I GET PLANNING PERMISSION?
Not every potential development site should immediately proceed to a full planning application.
Depending on the circumstances, it may be more appropriate to undertake an initial feasibility assessment, seek pre-application advice, pursue Permission in Principle or establish the planning position before investing in detailed designs and technical reports.
For other sites, moving directly towards a planning application may be the most efficient route.
The objective should be to obtain the right level of planning certainty at the right stage, while avoiding unnecessary expenditure where fundamental planning or technical issues remain unresolved.
ASSESSING DEVELOPMENT POTENTIAL
An initial assessment of land might consider:
Planning policy and site designations
Settlement boundaries and site allocations
Planning history
Relevant nearby planning decisions
Access and highways
Flood risk and drainage
Trees and ecology
Heritage considerations
Neighbouring properties and amenity
Site capacity and potential development options
The most appropriate planning strategy
Not every site requires detailed investigation of every issue at the outset. The purpose of an early assessment is to identify the matters most likely to determine whether development is worth pursuing.
HAVE LAND WITH DEVELOPMENT POTENTIAL?
If you own land or property and want to understand whether it could be developed, what might be achievable and how best to approach planning, SWAP can provide an initial assessment.
Our approach combines planning, architecture and development experience, allowing us to consider both the planning position and the practical development opportunity.
Send us the site address, a plan if you have one, and a brief description of what you're considering.