Land without planning permission wanted in Horley
Looking to sell land without planning permission near Horley? We assess every site on its merits and explain the options in plain English.
If your land has never had planning permission, it can still be development land. We check whether housing is credible under current policy and, where it is, propose a deal that shares out the planning risk fairly.
- Size
- Any
- Planning
- None yet
- Areas
- England & Wales
- Ways we buy
- Conditional, option or JV
What land without planning permission we want near Horley
Plenty of land around Horley has never had permission. What we look for first is whether new homes would fit with the existing pattern of the place. Horley is in Surrey, about 18 miles east of Guildford. Nearby places include Crawley, Redhill and Reigate.
- Fields and paddocks next to existing settlements
- Land the owner has put forward to a local plan or call for sites
- Plots within towns and villages that have never been built on
- Land of any size, including single plots
Heathland protection in the west of the county means many schemes contribute to mitigation for the Thames Basin Heaths, and flood risk from the Thames and Mole affects riverside towns. Stations on the lines into Waterloo and Victoria matter, as English planning policy now gives weight to locations near well-connected stations.
What decides whether a site in Horley works
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.
Timescale
Getting permission can take months or years; we are honest about that from the start.
Access and highways
Without a safe access, even well-located land is unlikely to get consent.
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.
Parts of Surrey 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 121 miles away, and we buy land throughout England and Wales.
Choosing how to sell
Outright purchase
We agree a price and buy the land, with no planning condition attached.
Outright purchaseSubject-to-planning contract
The most common route: we fund the application and complete once permission is granted.
Subject-to-planning contractOption agreement
Suits bigger sites or longer timescales; you are paid a premium and keep the land meanwhile.
Option agreementJoint venture
You contribute the land, we fund and manage planning and delivery, and the proceeds are shared as agreed.
Joint ventureThe next steps
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.
Frequently asked in Surrey
What if planning is refused?
That depends on the deal. Under a conditional contract we can usually decide whether to appeal, re-apply or walk away; if we walk away you keep your land.
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.
Can an agent introduce land in Horley to you?
Yes. Estate agents, land agents and planning consultants can introduce sites with the owner's consent. Any fee is agreed in writing before details are shared, confirmed by the owner in writing and paid only on completion.
Which planning rules apply to land in Horley?
As Horley 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.