A Guide to Strategic Land

STRATEGIC LAND DEVELOPMENT LAND & PLANNING

Our Development Land & Planning department is the leading combined team in the South West of England. We can advise on small strategic sites of approximately 1-hectare (2.5-acres) to large urban extensions and new settlements in Cornwall, Devon, Somerset, Dorset and Wiltshire. We have the knowledge, experience and track record in relation to strategic land from project inception to the sale of the land.

WHAT IS STRATEGIC LAND?

‘Strategic land’ is the name given by those within the development sector in relation to land to be converted from agricultural land to development land. This is land which is outside of the development boundary or built-up area of a settlement. Land in this type of location offers medium to long term opportunity to owners with land in this type of location to derive a significant uplift in value.

HOW DO YOU BRING FORWARD STRATEGIC LAND?

The two main routes for bringing forward strategic land are promoting it either via self-promotion and funding, using our knowledge, experience and expertise to guide you; or via a third-party, using either a land promoter or housebuilder having entered into either a Promotion, Hybrid or Option Agreement to do the same. These parties take on the funding and use their own in-house and external teams to do the promotion etc.

WHAT IS THE AIM?

The aim is to promote the land for allocation in the Development Plan (Local and Neighbourhood Plans). The allocation will secure the principle of development of the land. On allocation, a planning application can be prepared and submitted, seeking development (residential, commercial, community, mixed-use etc.).

Alternatively, if the local planning authority does not have a five year housing land supply (5YHLS) of deliverable sites within its area or fails to meet the Housing Delivery Test (HDT), an application can be prepared and submitted (even if it is not allocated in the current Development Plan or ahead of allocation in the emerging one) as set out earlier.

Once permission is granted, the land can be marketed and disposed of to a buyer with the aim of maximising value and/or leaving a legacy.

HOW CAN WE ADVISE YOU?

We can make representations to the Call for Sites and subsequent representations during the public consultation periods of the various stages of the Development Plan, with the aim of securing an allocation for development;

We can make a planning application and on grant of planning permission market and dispose of the land;

If you do not want to invest or risk your own funds, we can identify either a land promoter or a housebuilder (from our in-house database) to promote your land. This will mean setting up a Landowners’ Agreement (if there are multiple owners) and advise on the basis and form of equalisation and either a Promotion, Hybrid or Option Agreement. The selected party will promote your land for development, make a planning application and maximise its value on grant of planning permission for development; or

If you are not prepared to wait for allocation due to the time delays involved, we can also identify interested parties who will purchase your land (based upon a multiplier of agricultural value) with an overage should permission for development be forthcoming in the future.

In addition to the above, we liaise with other specialist consultants, solicitors, accountants and other advisers, as there is other due diligence required in relation to technical, legal and taxation matters.

CASE STUDY OVERVIEW

Our Development team set up a Landowners’ Agreement between the landowners and a Promotion Agreement between them and Land Value Alliance. The land promoter was selected following implementation of the marketing campaign, interviews, detailed negotiation of the Heads of Terms and legal negotiation of the Agreements.

The land promoter with its planning consultants project managed the outline planning application (application number: 18/01737/ OUT) based upon South Somerset District Council having a shortfall in its 5-year housing land supply. This was for up to 150no. dwellings, together with associated infrastructure works. The Council refused permission, the land promoter appealed (appeal number: APP/ R/3325/W/19/3240967) and the appeal was upheld.

Following the appeal being allowed, our Development team marketed the site by informal tender. On the tender deadline, the team received multiple proposals for the purchase of the site.

The sale of the site completed in Q2, 2022. It was sold to Tillia Homes for an undisclosed price.

LAND OFF LANG ROAD, CREWKERNE, SOMERSET TA18 8HY

CASE STUDY

FORMING PART

OVERVIEW

Our Development team set up a Promotion Agreement with Wessex Strategic Limited. The land promoter was selected following implementation of the marketing campaign, interviews, detailed negotiation of the Heads of Terms and legal negotiation of the Agreement.

The land promoter, using Greenslade Taylor Hunt’s planning consultancy services, project managed the outline planning application (application number: PA22/08840).This is for a mixed-use development scheme, including up to 125no. dwellings, business/employment units, Co-op food store, battery storage facility, together with associated infrastructure works.

CASE STUDY

LAND OFF WOOLAVINGTON ROAD, PURITON, SOMERSET TA7 8BQ

OVERVIEW

Our Development team set up a Promotion Agreement with Gladman Developments Limited.

The land promoter with its in-house planning team project managed the outline planning application (application number: 42/20/00014) based upon planning policy contained within the Sedgemoor Local Plan. This was for up to 120no. dwellings, together with associated infrastructure works.

Following the Council resolving to grant permission, subject to completion of the Section 106 agreement, our Development team marketed the site by informal tender. On the tender deadline, the team received multiple proposals for the purchase of the site.

The sale of the site completed in Q1, 2022. It was sold to Redrow Homes for an undisclosed price.

CASE STUDY

LAND NORTH OF BURNHAM-ON-SEA, SOMERSET TA8 2UL

OVERVIEW

Our Development team, in conjunction with our Rural team, assembled 11 landowners and set up a Landowners’ Agreement (including the principles of equalisation) between the landowners and an Option Agreement with Barratt Homes Limited. The housebuilder was selected following implementation of the marketing campaign, interviews, detailed negotiations of Heads of Terms and legal negotiation of the Agreements.

The housebuilder, with its planning consultants, will be project managing the allocation of the land in the forthcoming Somerset Local Plan and on allocation will be submitting a planning application.

The land comprises agricultural land and extends to approximately 91.65-hectares (226.24-acres). This project may deliver 2,000no. - 2,500no. new homes, together with other ancillary land uses.

CASE STUDY

WINSFORD

OVERVIEW

Mark Chugg, Head of the Development Land & Planning department, set up an Option Agreement with Bloor Homes Limited whilst at his previous firm.

The housebuilder was selected following implementation of a marketing campaign, detailed negotiation of Heads of Terms and legal negotiations of the Agreement.

The housebuilder via its planning consultants project managed the allocation of the land (BID01) and the subsequent outline planning application (application number: 1/1015/2014/OUTM). This was for a mixed-use development scheme, including up to 750no. dwellings, together with associated infrastructure works. Permission was granted on 19th April 2023.

Mark has been involved with this strategic land project from start in 2007/2008 to finish in 2023. The sale of the site completed in Q2, 2023.

HIGHER

FARM, ABBOTSHAM ROAD, BIDEFORD, DEVON EX39 3QW

CASE STUDY

OVERVIEW

Mark Chugg, Head of the Development Land & Planning department, dealt with Phase 1. Our Development team set up a Promotion Agreement with Land Value Alliance. The land promoter, via its planning consultants (Greenslade Taylor Hunt), project managed the outline planning application (application number: 72820) based upon North Devon Council having a shortfall in its 5-year housing land supply. This was for up to 150no. dwelling, together with associated infrastructure works.

Following the Council resolving to grant permission subject to completion of the Section 106 Agreement, our Development team marketed the site by informal tender. On the tender deadline, the team received multiple proposals for the purchase of the site.

Permission was granted on 27th April 2023 and the sale of the site will soon be completed.

PHASE 2, SOUTH HAYES FARM, BIRCH ROAD, LANDKEY, NR. BARNSTAPLE, DEVON EX32 0FG

OUR REACH

We are a multi-disciplined property consultancy with 24 offices in 20 locations across the South West. Our specialist Development Land and Planning team operates from Taunton and Exeter and offers a range of Architecture & Design, Development, Planning and New Homes professional services.

THE BENEFITS OF A MULTI-DISCIPLINED TEAM

We work together with our colleagues across the network of offices and can advise clients from project inception through to completion of the sale of the land.