Subject-to-planning contract for land in Buckinghamshire
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 Buckinghamshire
Subject-to-planning contract is one of four ways we buy land in Buckinghamshire. Buckinghamshire runs from Milton Keynes in the north, through Aylesbury and the Vale, to High Wycombe, Amersham and the Chiltern towns in the south. The southern half is largely Metropolitan Green Belt and much of it lies in the Chilterns National Landscape, so sites there tend to be small, infill or previously developed. The north and the Aylesbury area see more edge-of-town greenfield land, farmland and strategic sites promoted through plan-making.
The planned East West Rail route and the existing lines into Marylebone and Euston shape where growth is directed in Buckinghamshire. Village infill plots, redundant farm buildings and garden land are frequent in the rural parishes, while Milton Keynes and Aylesbury attract larger edge-of-town and regeneration 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 Buckinghamshire 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 Buckinghamshire fall within Chilterns 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 Buckinghamshire that often suits a subject-to-planning contract
WantedResidential development land
In and around Aylesbury we are interested in land that sits naturally alongside existing streets, where new homes would read as part of the place. Common for land without planning: we agree a price now and complete once a suitable permission is granted.
Learn more
WantedLand with planning permission
For consented land around Aylesbury, the first things we read are the decision notice, the conditions and any legal agreement attached to the permission. Used where a fresh or amended application would improve the scheme.
Learn more
WantedBrownfield land
In Aylesbury, 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.
Learn more
WantedGreen Belt and grey belt land
Green Belt edges in Buckinghamshire 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.
Learn more
WantedStrategic land
Around Aylesbury, strategic sites tend to be the big fields between the built edge and the main roads, where a whole new neighbourhood could be planned. Possible for the first phase of a larger holding.
Learn more
WantedBarns and rural buildings
We look at barns and rural yards around Aylesbury and give a straight view on whether conversion or replacement is realistic. Common: we seek consent or prior approval and complete if successful.
Learn more
WantedGarage courts and yards
We are looking for garage blocks and small yards around Aylesbury, whether they are fully let, partly let or empty. The usual route for garage courts.
Learn more
WantedAllocated and promoted land
Around Aylesbury, allocated sites and land put forward to the council are usually the furthest along, so they can often move faster than land at an earlier stage. Used where an application is the next step.
Learn moreTowns we cover in Buckinghamshire
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 Buckinghamshire?
Yes. We use subject-to-planning contracts across Buckinghamshire and the rest of England, where the structure suits the site and the owner.