Sites and buildings
Land with planning permission. Build it, sell it, or improve it?
A planning permission is not the end of the process. Many consents are never built, because the numbers no longer work, the market has moved, or the scheme was designed to get permission rather than to be built and sold. Before deciding what to do, it is worth testing whether the consent is the best one available, and how much time is left to use it.
Who it is for
For landowners who have secured planning permission, buyers of consented sites, and owners of consents that are not being built.
What to consider
- Time limitsMost permissions must be started within three years. Starting means carrying out a material operation on site, and any conditions that have to be met before work begins must be discharged first, or the start may not count.
- Conditions and obligationsPre-commencement conditions, the Section 106 agreement and its triggers, and the Community Infrastructure Levy, which needs the right notices before work starts to avoid surcharges and keep any relief.
- Is the consent the right one?Whether the approved mix, layout and specification still suit the market and the build cost, or whether a revised scheme would be worth more.
- Changing the consentSmall changes can be made as non-material amendments; larger ones through a Section 73 application to vary conditions, or a new application.
- Biodiversity net gain and building safetyPermissions granted on applications made before 12 February 2024 are generally outside mandatory biodiversity net gain, which can make an older consent valuable. Taller residential schemes need Building Safety Regulator approval before construction.
The options
- Build itCarry out the scheme as approved, or with small changes.
- Sell itSell the consented site to a builder or developer.
- Improve itRevise the consent to a scheme that is worth more or easier to build, then build or sell.
- Keep it aliveMake a lawful start to protect the consent while deciding.
- Joint ventureBring in a partner to fund and build, sharing the profit.
How we help
- Feasibility studies: what the site or building could become, and what each option costs and returns
- Site identification: finding and securing the right site
- Development management: managing the scheme, including the planning process and the right planning consultant
- Delivery strategy for complex sites
- Project management
Case studies
Guides
Common questions
My planning permission expires soon. What should I do?
Check which conditions must be met before work can start, discharge them, deal with CIL notices, and then make a lawful start. Leave enough time: discharging conditions can take weeks.
Can I change the scheme after it is approved?
Yes. Minor changes can be a non-material amendment, larger ones a Section 73 application or a new application. Each carries its own risk and timescale.
Should I build or sell my consented site?
It depends on your appetite for risk, finance and involvement. We compare the value of selling now with the profit, cost and risk of building.