Subject-to-planning contract for land in Berkshire
We agree a price now and complete once a satisfactory planning permission is granted.
A subject-to-planning (conditional) contract is a sale agreed now that only completes once planning permission is granted on terms both sides have defined. We normally pay for the application, and if permission is not obtained the contract can end and the landowner keeps the land.
Subject-to-planning contract for land in Berkshire
We use subject-to-planning contracts for suitable land across Berkshire. Berkshire is a string of large towns along the Thames Valley, including Reading, Slough, Bracknell, Maidenhead and Wokingham, with Newbury and smaller villages to the west. The east of the county is heavily constrained by the Metropolitan Green Belt, while the west falls partly within the North Wessex Downs National Landscape. Sites that come forward are often brownfield and town-centre land, edge-of-settlement fields and possible grey belt on the Green Belt fringe.
The Elizabeth line, the Great Western Main Line and the M4 make many Berkshire settlements well connected, which matters under England's revised planning policy on locations near stations. Older office and commercial buildings in the larger towns, and paddocks and smallholdings on village edges, are common sources of smaller residential sites.
The August 2026 NPPF supports homes within reasonable walking distance (around 800 metres) of well-connected railway stations, with minimum densities of 35 homes per hectare, or 45 near higher-frequency stations.
Since 6 August 2026, non-major development on sites of 0.2 hectares or less in England has generally been exempt from mandatory biodiversity net gain, unless priority habitat is affected. That makes many small sites simpler to bring forward.
Parts of Berkshire are Green Belt, though not every town has any nearby. We check early whether a site is inside it and, if so, whether a grey belt or previously developed land case could apply.
Parts of Berkshire fall within North Wessex Downs National Landscape. Protected landscapes carry strong policy protection, so land in or next to them needs particularly careful assessment.
In short: we agree a price now and complete once a satisfactory planning permission is granted. It usually suits land without planning that has a realistic route; infill, garden and small sites; owners who want a value linked to planning without funding it. See how a subject-to-planning contract works for the full process, pros and cons.
Land in Berkshire that often suits a subject-to-planning contract
WantedLand with planning permission
We are interested in sites with planning across the Reading area, including smaller consents that larger housebuilders may pass over. Used where a fresh or amended application would improve the scheme.
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WantedBrownfield land
In Reading, the brownfield sites we look at are often tucked behind main roads or alongside older housing, close to services. Useful where the change from commercial to residential still needs consent.
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WantedInfill plots
We look for infill plots across Reading and the surrounding villages, particularly where there is room for parking off the road. Common for infill: we apply, and you sell once permission is granted.
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WantedGreen Belt and grey belt land
Green Belt edges in Berkshire vary a great deal, so we assess each parcel against the national tests before suggesting a deal. Works for smaller previously developed Green Belt sites.
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WantedSmall sites
In Reading, small sites are often the leftover pieces: a side garden, an old garage block or a gap where a building once stood. Popular for small plots: you only sell once permission is granted.
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WantedRedundant buildings
Redundant buildings in Reading often sit in the heart of things, close to shops and transport, which can make them strong residential sites. Used where consent or prior approval is still needed.
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WantedSites with lapsed or refused planning
If a scheme near Reading was refused or ran out of time, the officer's report usually shows what a better application would need. The usual route: we make the revised application and complete on success.
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WantedAllocated and promoted land
If your land near Reading appears in the council's plan or its site assessments, send us the reference; it changes the conversation. Used where an application is the next step.
Learn moreTowns we cover in Berkshire
Subject-to-planning contract: questions
What counts as a satisfactory permission?
The contract defines it: usually the number and type of homes, acceptable conditions and planning obligations, and the end of the judicial review period.
Is there a deposit?
Sometimes a modest deposit is paid on exchange; terms vary by site and are set out in the heads of terms.
Can I keep using the land meanwhile?
Yes, usually, until completion.
Do you use subject-to-planning contracts for land in Berkshire?
Yes. We use subject-to-planning contracts across Berkshire and the rest of England, where the structure suits the site and the owner.