Land without planning permission wanted in Orpington
We want to hear from owners of land without planning permission in Orpington. There is nothing to pay us, and you are under no obligation.
Land without planning permission is land that has no current consent for development but may be able to get one. Most of the land we are offered falls into this group, and we assess whether a planning route is realistic before suggesting how a sale could work.
- Size
- Any
- Planning
- None yet
- Areas
- England & Wales
- Ways we buy
- Conditional, option or JV
The land without planning permission that interests us around Orpington
Plenty of land around Orpington has never had permission. What we look for first is whether new homes would fit with the existing pattern of the place. In Greater London, Orpington sits about 13 miles south-east of central London; Sidcup and Swanley are its nearest neighbours on our list.
- Fields and paddocks next to existing settlements
- Land the owner has put forward to a local plan or call for sites
- Land where a previous application was refused for reasons that could be overcome
- Land of any size, including single plots
London planning is shaped by both the London Plan and borough plans, with higher densities expected near stations and town centres. Small sites, including garden land, yards and redundant commercial premises close to Underground, Overground, Elizabeth line or national rail stations, are the most common route to new homes in the outer areas.
What decides whether a site in Orpington works
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, a planning permission normally has to be implemented within three years unless the council sets a different period, and councils aim to decide minor applications within eight weeks and major ones within thirteen.
Some land in Greater London 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.
We are based in Great Barr, Birmingham, around 118 miles from Orpington, and we travel to see sites across 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
The most common route: we fund the application and complete once 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
You contribute the land, we fund and manage planning and delivery, and the proceeds are shared as agreed.
Joint ventureHow a sale to us works
Send the basics
A postcode or plan and a few lines about the land are enough to start.
We do the homework
We check planning history, policy, flood maps and access at no cost to you.
We explain the options
You get a written proposal covering price, structure and timing.
Agree and proceed
Once you are happy, solicitors are instructed and the deal moves forward.
Questions owners in Orpington ask
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.
Is Orpington too far from our Birmingham base?
No. We are based in Great Barr, Birmingham, about 118 miles from Orpington, and we look at land right across England and Wales.
Which planning rules apply to land in Orpington?
As Orpington 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.