Land without planning permission wanted in Dunstable
We are actively looking for land without planning permission in Dunstable and the surrounding area, with or without planning permission.
Having no planning permission does not rule land out. Many good development sites start as fields or yards with no consent. We look at local policy, access and constraints, then explain the options, including deals where we take on the planning work.
- Size
- Any
- Planning
- None yet
- Areas
- England & Wales
- Ways we buy
- Conditional, option or JV
Is your land in Dunstable the kind we want?
Near Dunstable, land without planning is worth discussing where it adjoins existing homes or has been put forward to the council's plan. In Bedfordshire, Dunstable sits about 17 miles south of Bedford; Luton and Leighton Buzzard are its nearest neighbours on our list.
- Plots within towns and villages that have never been built on
- Land where a previous application was refused for reasons that could be overcome
- Sites with a road frontage or a realistic access
- Land of any size, including single plots
Bedfordshire mixes the larger urban areas of Luton and Bedford with market towns such as Leighton Buzzard, Biggleswade and Ampthill and a wide spread of villages. Land coming forward for housing is often edge-of-town greenfield, village infill and former employment or yard land. The south of the county lies in the Metropolitan Green Belt and touches the Chilterns National Landscape around Dunstable, so whether a site sits inside those designations shapes what is realistic.
What usually makes or breaks it
Policy direction
National and local policy decides how a fresh application would be judged, so we read both before advising.
Timescale
Getting permission can take months or years; we are honest about that from the start.
Your involvement
You can sell now, sell subject to planning, or grant an option; each asks a different amount of you.
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.
Parts of Bedfordshire 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.
Our base is in Great Barr, Birmingham, about 74 miles away, and we buy land throughout England and Wales.
Four ways to sell to us
Outright purchase
Possible where we are comfortable taking the planning risk ourselves.
Outright purchaseSubject-to-planning contract
We agree a price now and complete once a satisfactory planning permission is granted.
Subject-to-planning contractOption agreement
You grant us the right to buy within a set period, usually for an option premium, while we pursue planning.
Option agreementJoint venture
For owners who want a bigger share of the upside in return for more risk.
Joint ventureFrom first call to completion
Get in touch
Tell us where the land is and what you know about it.
Site review
We look at the land, its planning position and anything that could affect it.
Proposal
We put our proposal in writing, with no obligation to accept.
Exchange and completion
If you go ahead, contracts are exchanged and the sale completes on the agreed terms.
Your questions answered
Can I keep using the land while planning is sought?
Usually, yes. Farming, grazing or other current uses can generally continue until completion, subject to what we agree.
Do you buy land with no planning outright?
Sometimes. If we are confident about the planning route we can buy outright, which gives you certainty sooner but reflects the risk we take on.
Do you buy land without planning permission in Dunstable?
Yes. We buy land without planning permission in Dunstable and throughout Bedfordshire, as well as elsewhere in England and Wales. Tell us where the land is and we will give you a free appraisal.
Which planning rules apply to land in Dunstable?
As Dunstable is in England, national policy comes from the National Planning Policy Framework, revised in August 2026. Local policies in the council's development plan also apply.