Subject-to-planning contract for land in Cornwall
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 Cornwall
Subject-to-planning contract is one of four ways we buy land in Cornwall. Cornwall has no Green Belt, but landscape designation is extensive: the Cornwall National Landscape covers large stretches of coast and countryside, alongside the Tamar Valley and Isles of Scilly National Landscapes. Settlements are dispersed, from Truro, Camborne, Redruth and St Austell to many small coastal and inland villages. Sites coming forward are often edge-of-settlement fields, farm buildings, former mining and china clay land, and rural exception sites for local needs.
Second-home and holiday-let pressure has led to principal residence policies in some Cornish neighbourhood plans, and nutrient neutrality advice has applied in the River Camel catchment. Former mining land around Camborne and Redruth needs mining risk checks, while the A30 corridor towns attract more mainstream housing growth.
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.
The Planning and Infrastructure Act 2025 introduced Environmental Delivery Plans and a Nature Restoration Levy in England, which over time may offer an alternative to site-by-site mitigation for some environmental issues.
Cornwall has no designated Green Belt, so the main policy questions near Truro are usually the settlement boundary, landscape and access.
Parts of Cornwall fall within Cornwall National Landscape, Tamar Valley National Landscape and Isles of Scilly 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 Cornwall that often suits a subject-to-planning contract
WantedLand with planning permission
For consented land around Truro, 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.
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WantedLand without planning permission
Plenty of land around Truro has never had permission. What we look for first is whether new homes would fit with the existing pattern of the place. The most common route: we fund the application and complete once permission is granted.
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WantedFarmland and paddocks
Fields that wrap around the edges of Truro and its neighbouring villages are the farmland we most want to talk about. Works well for smaller paddocks and edge-of-village fields.
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WantedSmall sites
Small sites in and around Truro are central to what we look for, from corner plots to the odd field on the edge of a nearby village. Popular for small plots: you only sell once permission is granted.
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WantedCommercial and industrial sites
In Truro, industrial land that has drifted out of use can often be reimagined as homes, subject to the council's view on employment land. Used where a change of use still needs consent.
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WantedRedundant buildings
Redundant buildings in Truro 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
Sites around Truro with an old refusal can be worth a second look, especially where local or national policy has since changed. The usual route: we make the revised application and complete on success.
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WantedAllocated and promoted land
If your land near Truro 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.
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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 Cornwall?
Yes. We use subject-to-planning contracts across Cornwall and the rest of England, where the structure suits the site and the owner.