Subject-to-planning contract for land in Gwynedd
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 Gwynedd
Considering a subject-to-planning contract for land in Gwynedd? Here is how it works and where it fits. Gwynedd, as used here, covers north-west Wales and Anglesey, including Bangor, Caernarfon, Holyhead, Llangefni, Porthmadog and Pwllheli. Eryri National Park and the Llŷn and Anglesey National Landscapes cover much of the land, and there is no green belt. Sites tend to be small: edge-of-village land, infill plots, farm buildings and brownfield land in the towns, with Welsh language impact and local housing need often central to decisions.
Controls on turning homes into second homes or holiday lets have been introduced in parts of the area, reflecting pressure on local housing. Coastal flood risk under TAN 15, and the A55 corridor along the north coast to Holyhead, influence where larger schemes are most likely to be supported.
In Wales a planning permission usually lasts five years before work must begin, and land purchases are subject to Land Transaction Tax rather than Stamp Duty Land Tax.
Welsh planning policy seeks a net benefit for biodiversity rather than using England's statutory biodiversity net gain metric, so ecology is assessed differently on Welsh sites.
Parts of Gwynedd fall within Eryri National Park, Llŷn National Landscape and Anglesey (Ynys Môn) 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 Gwynedd that often suits a subject-to-planning contract
WantedResidential development land
In and around Caernarfon 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.
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WantedLand without planning permission
For land on the edges of Caernarfon with no consent yet, the first questions are access, flood risk and how the council's current plan treats the area. The most common route: we fund the application and complete once permission is granted.
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WantedGarden and backland plots
Around Caernarfon, 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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WantedFarmland and paddocks
Fields that wrap around the edges of Caernarfon 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
In Caernarfon, 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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WantedCommercial and industrial sites
In Caernarfon, 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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WantedGarage courts and yards
Across Caernarfon, lock-up blocks that are half empty can be a better use of land as homes, with parking handled sensibly. The usual route for garage courts.
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WantedSites with lapsed or refused planning
If a scheme near Caernarfon 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.
Learn moreTowns we cover in Gwynedd
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.
Can I keep using the land meanwhile?
Yes, usually, until completion.
Do you use subject-to-planning contracts for land in Gwynedd?
Yes. We use subject-to-planning contracts across Gwynedd and the rest of Wales, where the structure suits the site and the owner.