Land without planning permission wanted in Tonyrefail
We are actively looking for land without planning permission in Tonyrefail 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
What land without planning permission we want near Tonyrefail
Plenty of land around Tonyrefail has never had permission. What we look for first is whether new homes would fit with the existing pattern of the place. Sitting about 8 miles north-east of Bridgend, Tonyrefail is within Mid Glamorgan, with Tonypandy and Beddau close by.
- Fields and paddocks next to existing settlements
- Land the owner has put forward to a Local Development Plan candidate site process
- Land where a previous application was refused for reasons that could be overcome
- Land of any size, including single plots
Mid Glamorgan covers the South Wales valleys of the Rhondda, Cynon, Taff and Merthyr, along with Bridgend, Pontypridd, Maesteg and Porthcawl. There is no green belt, but green wedges are used locally and the northern uplands fall within Bannau Brycheiniog National Park. Former colliery and industrial land, terraced-street infill and edge-of-settlement fields are typical sources of housing sites, with coal mining legacy and steep slopes common checks.
What decides whether a site in Tonyrefail works
Policy direction
National and local policy decides how a fresh application would be judged, so we read both before advising.
Who pays for planning
Applications, surveys and reports cost money; on conditional and option deals we normally pay for them up front, and any costs deducted from the price are agreed and capped.
Your involvement
You can sell now, sell subject to planning, or grant an option; each asks a different amount of you.
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.
We are based in Great Barr, Birmingham, around 93 miles from Tonyrefail, and we travel to see sites across England and Wales.
How we could buy your land in Tonyrefail
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 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.
Your questions answered
Who pays for the planning application?
On a subject-to-planning contract or an option agreement, we normally pay for the application and the reports that go with it. Under an option, agreed costs may later be deducted from the price; any deduction is capped and set out in the heads of terms.
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.
How quickly can you look at a site in Tonyrefail?
For most sites we can give an initial view once we have the location and a plan. Detailed checks follow if the land looks suitable.
Which planning rules apply to land in Tonyrefail?
As Tonyrefail is in Wales, national policy comes from Planning Policy Wales and Future Wales: the National Plan 2040. Local policies in the council's development plan also apply.