Subject-to-planning contract for land in Greater Manchester
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 Greater Manchester
We use subject-to-planning contracts for suitable land across Greater Manchester. Greater Manchester is a dense conurbation centred on Manchester and Salford, ringed by towns such as Bolton, Wigan, Oldham, Rochdale, Bury, Stockport and Altrincham. Green Belt separates many of these towns and covers the moorland fringe, so most housing land is previously developed: former mills, industrial estates, yards and town-centre sites. Grey belt and small edge-of-settlement fields can also come forward on the urban fringe.
Most of the city-region is covered by a joint strategic plan, and Metrolink and rail corridors are a focus for higher-density homes. The eastern edge around Saddleworth includes part of the Peak District National Park, where landscape is a significant constraint on development.
In England, the revised National Planning Policy Framework published on 17 August 2026 replaced the old "tilted balance" with new settlement policies: development within a settlement should normally be approved unless the harm substantially outweighs the benefits, while land outside a settlement can gain support in defined circumstances.
Where an English council cannot show a five-year supply of housing land, or its Housing Delivery Test result falls below 75%, the August 2026 NPPF can give policy support to suitable housing outside settlement boundaries.
Parts of Greater Manchester 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 Greater Manchester fall within Peak District 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 Greater Manchester that often suits a subject-to-planning contract
WantedResidential development land
Around Manchester, the residential land that tends to work is close to existing homes, shops and transport rather than out on its own. Common for land without planning: we agree a price now and complete once a suitable permission is granted.
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WantedLand without planning permission
Plenty of land around Manchester 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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WantedBrownfield land
Brownfield land in Manchester tends to be well located for homes; the questions are usually about contamination, demolition and neighbours. Useful where the change from commercial to residential still needs consent.
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WantedGarden and backland plots
Around Manchester, 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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WantedGreen Belt and grey belt land
If you own Green Belt land in Greater Manchester, its previous use and how enclosed it already is will shape whether a grey belt route exists. Works for smaller previously developed Green Belt sites.
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WantedRedundant buildings
Across Manchester, empty offices, shops and former pubs can find a new life as homes when the building and the planning position line up. Used where consent or prior approval is still needed.
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WantedSites with lapsed or refused planning
Sites around Manchester 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 Manchester 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 Greater Manchester
- Manchester
- Oldham
- Wigan
- Bolton
- Stockport
- Salford
- Rochdale
- Sale
- Bury
- Altrincham
- Middleton
- Ashton-under-Lyne
- Leigh
- Stretford
- Urmston
- Chadderton
- Eccles
- Tyldesley
- Hyde
- Walkden
- Prestwich
- Radcliffe
- Cheadle Hulme
- Heywood
- Denton
- Stalybridge
- Ashton-in-Makerfield
- Westhoughton
- Farnworth
- Saddleworth
- Hindley
- Golborne
- Whitefield
- Swinton
- Royton
- Atherton
- Dukinfield
- Hazel Grove
- Irlam
- Horwich
- Bramhall
- Ramsbottom
- Bredbury
- Hale
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 Greater Manchester?
Yes. We use subject-to-planning contracts across Greater Manchester and the rest of England, where the structure suits the site and the owner.