Subject-to-planning contract for land in Norfolk
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 Norfolk
We use subject-to-planning contracts for suitable land across Norfolk. Norfolk is largely rural, with Norwich, Great Yarmouth, King's Lynn and Thetford and market towns such as Dereham, Diss, North Walsham and Downham Market. There is no Green Belt, but the Norfolk Coast National Landscape and the Broads cover sensitive areas. Nutrient neutrality advice has affected much of the county because of protected sites including the Broads and the River Wensum, so drainage is often a key issue for village and edge-of-town sites.
The A11 corridor from Thetford towards Norwich and the A47 east-west route carry much planned growth, with larger sites around Norwich. Rural villages see small schemes of farm buildings, paddocks and infill plots, while flood risk in the Fens near King's Lynn and on the coast shapes what is possible.
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.
National policy in England now recognises "medium development" of 10 to 49 homes on sites up to 2.5 hectares, and asks councils to allocate at least 10% of their housing on sites of one hectare or less and a further 10% on sites of one to 2.5 hectares.
Norfolk has no designated Green Belt, so the main policy questions near Norwich are usually the settlement boundary, landscape and access.
Parts of Norfolk fall within Norfolk Coast National Landscape and The Broads. 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 Norfolk that often suits a subject-to-planning contract
WantedLand with planning permission
If you hold a consent in or near Norwich, send us the decision notice and the approved drawings; that is usually enough for a first view. Used where a fresh or amended application would improve the scheme.
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WantedInfill plots
Infill gaps in Norwich's established streets can be among the easiest small sites to bring forward when the design respects the neighbours. Common for infill: we apply, and you sell once permission is granted.
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WantedFarmland and paddocks
Fields that wrap around the edges of Norwich 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 Norwich 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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WantedRedundant buildings
Across Norwich, 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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WantedGarage courts and yards
We are looking for garage blocks and small yards around Norwich, whether they are fully let, partly let or empty. The usual route for garage courts.
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WantedSites with lapsed or refused planning
If a scheme near Norwich 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
Around Norwich, 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.
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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 Norfolk?
Yes. We use subject-to-planning contracts across Norfolk and the rest of England, where the structure suits the site and the owner.