Subject-to-planning contract for land in Somerset
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 Somerset
We use subject-to-planning contracts for suitable land across Somerset. Somerset, as used here, includes Bath, Weston-super-Mare, Portishead, Clevedon and Keynsham as well as Taunton, Yeovil, Bridgwater and Frome. Green Belt lies around Bath and Bristol in the north, and Exmoor National Park and the Mendip Hills, Quantock Hills, Blackdown Hills, Cranborne Chase and Cotswolds National Landscapes cover much of the rest. The Somerset Levels and Moors are at high flood risk, so sites on higher ground are often favoured.
Nutrient neutrality advice linked to the Somerset Levels and Moors protected sites has affected housing across much of the county. The M5 corridor through Bridgwater and Taunton, and growth linked to Hinkley Point C, have increased demand for land near those towns.
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.
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.
Some land in Somerset is designated Green Belt. If your land is within it, it may still qualify as grey belt or previously developed land under national policy, subject to the Golden Rules.
Parts of Somerset fall within Exmoor National Park, Mendip Hills National Landscape, Quantock Hills National Landscape, Blackdown Hills National Landscape, Cranborne Chase National Landscape and Cotswolds 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 Somerset that often suits a subject-to-planning contract
WantedResidential development land
Around Taunton, 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 with planning permission
For consented land around Taunton, 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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WantedInfill plots
Around Taunton, infill plots are often side gardens or gaps left between older houses; the street's character usually sets the design. Common for infill: we apply, and you sell once permission is granted.
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WantedFarmland and paddocks
We are looking for farmland near Taunton with a realistic access, ideally land the owner has already put forward to the local plan. Works well for smaller paddocks and edge-of-village fields.
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WantedBarns and rural buildings
Farm buildings near Taunton that have fallen out of use may suit conversion, particularly traditional barns with a good access. Common: we seek consent or prior approval and complete if successful.
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WantedGarage courts and yards
We are looking for garage blocks and small yards around Taunton, 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 Taunton 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
If your land near Taunton 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 Somerset
Subject-to-planning contract: questions
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.
Can I keep using the land meanwhile?
Yes, usually, until completion.
Do you use subject-to-planning contracts for land in Somerset?
Yes. We use subject-to-planning contracts across Somerset and the rest of England, where the structure suits the site and the owner.