What is a local plan and why does it matter to landowners?
A local plan is the council's long-term strategy for where new homes, jobs and infrastructure should go. In England it works alongside the National Planning Policy Framework (NPPF), and its spatial strategy must look at least 10 years ahead from adoption. In Wales the equivalent is the Local Development Plan (LDP), prepared within Planning Policy Wales and Future Wales: the National Plan 2040.
For a landowner, the key part is the site allocations. An allocation identifies a specific piece of land for a type and rough amount of development. It does not grant planning permission, but it tells everyone, including buyers, that the principle of development has been tested and accepted. In some English areas, a neighbourhood plan prepared by the parish or town council can also allocate sites.
Small sites count too. England's NPPF expects plans to allocate at least 10% of their housing requirement on sites of one hectare or less, and a further 10% on sites of one to 2.5 hectares, unless there are strong reasons why that cannot be achieved.
How does a call for sites work in England?
A call for sites is the council's invitation to put land forward. England's new plan-making system came into force in March 2026, and many councils are now starting new plans under it. Government guidance recommends running a call for sites while the council is getting ready, before the formal 30-month preparation period starts. Calls can be open-ended, periodic or time-limited, so check your council's website.
Anyone can propose land, including developers, promoters, parish councils and residents. The government's standard information list asks for:
- your contact details and relationship to the site, such as owner, developer or agent
- the location and boundary, ideally as a map or GIS file
- site size, current and previous use, planning history and vehicle access
- the proposed use and rough capacity
- known constraints such as flood risk, and how they might be dealt with
- ownership, when development could start, market interest and likely viability, including abnormal costs
How do LDP candidate sites work in Wales?
In Wales, councils invite candidate sites near the start of a new or replacement LDP. Submissions are published in a candidate site register, filtered, and then assessed in more detail as the council moves through its preferred strategy and deposit plan stages towards independent examination.
Welsh guidance puts heavy weight on front-loading evidence. Councils' candidate site guidance typically asks for an initial site viability assessment, and the Welsh Government's Development Plans Manual warns that an inadequate level of information to demonstrate delivery can be a reason for discounting sites. Some councils also set minimum site sizes, refuse anonymous submissions, and expect land allocated in the current plan without permission to be put forward again. Submitting a candidate site never guarantees it will be allocated.
What evidence helps a site get allocated?
Councils allocate sites they judge to be suitable, available and achievable. The more of those questions you can answer early, the stronger the submission.
| Evidence | Why it helps |
|---|---|
| Title and ownership details | Shows the whole site is available and who must sign |
| Red-line plan and access route | Shows the land can be reached safely from a public road |
| Flood, ecology and heritage checks | Flags constraints before the council finds them |
| Utilities and drainage | Shows the site can be serviced |
| Indicative layout and capacity | Gives the council a realistic number of homes |
| Viability and delivery timetable | Shows homes can be built when the plan expects |
| Buyer or developer involvement | Evidence of market interest and the means to deliver |
Delivery evidence matters even after allocation. England's NPPF says allocated sites should only be counted as deliverable where there is clear evidence that homes will be built on site.
What happens after I submit my site?
In England, the council compares submitted sites with land it finds itself, such as existing allocations, brownfield registers, past planning applications and refusals, and public land. It then assesses sites for suitability, availability and achievability, and filters out those that do not fit the emerging strategy. Government guidance says councils should tell people when their submission has been received, when the site will be assessed, whether further contact is likely and how their data will be handled.
Councils do not have to publish submitted sites at this early stage. If they do, they should make clear that the sites have not been assessed and no decisions have been made, so seeing your land on a map is not a sign of support. Proposed allocations are later mapped in the consultation on the proposed local plan, which must run for at least eight weeks. If the council comes back with questions, a prompt, well-evidenced reply helps.
How long does the process take?
It varies, and it is rarely quick. In England, councils are expected to prepare and adopt a plan within 30 months of publishing a Gateway 1 self-assessment. Before that comes a getting-ready stage, including at least four months' notice and a scoping consultation. Examination and adoption fall in the final months, and timetables can slip.
Welsh LDPs also take several years from the call for candidate sites to adoption. In both nations, allocation is only the start: a planning application, legal agreements and technical approvals usually follow. Plans are reviewed regularly, so a site missed this time may get another chance.
How does allocation affect what my land is worth?
Buyers price development land on the planning outcome they expect and the cost and risk of getting there. An allocation removes much of the uncertainty about the principle of development, so allocated land is usually more attractive to buyers than unallocated land. Our guide to how developers value land explains the method.
Allocation also brings policy requirements, such as affordable housing, infrastructure contributions, design codes or a set number of homes, which a buyer will factor in. And it is not permanent: a site that shows no sign of coming forward may not be carried into the next plan. Selling outright before allocation means accepting a price that reflects the planning risk. An option lets you share in the uplift if the site is allocated and permission follows; our guide to option agreements explains how that works.
Should I promote my land myself or work with a buyer?
You can submit a site yourself, but carrying it through to allocation usually needs planning, technical and legal input. Many landowners instead work with a buyer or promoter who funds that evidence in return for an option or conditional contract.
We buy development land in England and Wales, with or without planning permission, including sites that are being promoted or are already allocated. Our site appraisal is free and carries no obligation, there is nothing to pay us, and on option agreements we pay your reasonable legal costs, with a cap agreed in heads of terms. See what we look for in allocated and promoted land, and always take independent planning and legal advice before signing anything.
Questions
Can I submit land I do not own to a call for sites?
In England, government guidance says anyone can propose land, including people who do not own it. In practice, councils need evidence that the owner is willing to make the land available, so a site without the owner's support is unlikely to be allocated. Welsh candidate site forms usually ask for full ownership details and any agreements with the owners.
Does an allocation mean my land has planning permission?
No. An allocation confirms the principle of development in the plan, but a planning application is still needed and must deal with access, layout, drainage, ecology and legal agreements. Allocation does make approval much more likely, which is why buyers treat allocated land differently from unallocated land.
What if my council's call for sites has already closed?
You may still be able to comment at later consultation stages, some councils keep calls open or run them periodically, and the next plan review will bring a new opportunity. A planning application on unallocated land is also possible, though usually harder. Contact the council's planning policy team to check where its plan has reached.
Is my small site too small for a local plan?
Not necessarily. England's NPPF expects plans to allocate at least 10% of the housing requirement on sites of one hectare or less, and a further 10% on sites of one to 2.5 hectares. Some councils set minimum sizes for submissions, so check the local guidance, and remember small sites can also come forward through planning applications.
Sources
- 30-month local plan process: an overview (GOV.UK)
- Identifying sites for local plans: stage 1 (GOV.UK)
- NPPF Chapter 6: Delivering a sufficient supply of homes (GOV.UK)
- NPPF Chapter 2: Plan-making policies (GOV.UK)
- Planning Policy Wales, Edition 12 (GOV.WALES)
This guide is general information, not legal, planning or tax advice. Always take independent professional advice on your own circumstances.