Subject-to-planning contract for land in Dyfed
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 Dyfed
Considering a subject-to-planning contract for land in Dyfed? Here is how it works and where it fits. Dyfed covers west and south-west Wales, from Llanelli and the Amman valley to Carmarthen, Aberystwyth, Haverfordwest and the Milford Haven waterway. There is no green belt, but the Pembrokeshire Coast National Park and part of Bannau Brycheiniog National Park are major constraints. Phosphate limits in the Teifi and Cleddau river catchments have slowed some housing schemes, and sites often come forward as edge-of-town land, village infill and farm buildings.
Housing growth in Dyfed is planned through Local Development Plans, with land submitted at the candidate site stage. Llanelli, Carmarthen and the Haven towns see most demand, while flood risk under TAN 15 matters on the Loughor estuary, the coast and river valleys such as the Tywi.
Flood risk in Wales is assessed under Technical Advice Note 15 and the Flood Map for Planning, which can be decisive for land near rivers and the coast.
Parts of Wales lie in river catchments where phosphate levels in protected rivers affect new housing, so drainage and nutrient solutions can be an early question.
Parts of Dyfed fall within Pembrokeshire Coast National Park and Bannau Brycheiniog National Park. 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 Dyfed that often suits a subject-to-planning contract
WantedResidential development land
Sites on the edge of Carmarthen or the villages nearby can be worth a conversation, especially where they are well connected by road and bus or rail. Common for land without planning: we agree a price now and complete once a suitable permission is granted.
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WantedGarden and backland plots
Around Carmarthen, garden land is most promising where a lane already runs behind the houses or two or three neighbours can sell together. The usual route: we apply and you only sell if permission is granted.
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WantedStrategic land
Around Carmarthen, 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.
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WantedSmall sites
Small sites in and around Carmarthen 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
Older business land around Carmarthen, especially units now surrounded by housing, is the kind of commercial site we would like to discuss. Used where a change of use still needs consent.
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WantedRedundant buildings
We are interested in buildings around Carmarthen that have outlived their original use, whether they would be converted or replaced. Used where planning consent is still needed.
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WantedSites with lapsed or refused planning
If a scheme near Carmarthen 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
We are interested in land around Carmarthen at any plan stage, from a first submission to an adopted allocation. Used where an application is the next step.
Learn moreTowns we cover in Dyfed
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.
What happens if planning is refused?
The contract normally lets us appeal, re-apply or withdraw within set timescales. If it ends, you keep your land.
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.
Do you use subject-to-planning contracts for land in Dyfed?
Yes. We use subject-to-planning contracts across Dyfed and the rest of Wales, where the structure suits the site and the owner.