Land without planning permission wanted in Ystalyfera
Looking to sell land without planning permission near Ystalyfera? We assess every site on its merits and explain the options in plain English.
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 Ystalyfera the kind we want?
Near Ystalyfera, land without planning is worth discussing where it adjoins existing homes or has been put forward to the council's plan. In West Glamorgan, Ystalyfera sits about 12 miles north-east of Swansea; Ystradgynlais and Neath are its nearest neighbours on our list.
- Land the owner has put forward to a Local Development Plan candidate site process
- 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
West Glamorgan covers Swansea, Neath and Port Talbot and their valleys, including Gorseinon, Pontarddulais, Clydach, Ystalyfera and Briton Ferry. There is no green belt, but green wedges are used locally and the Gower National Landscape covers much of the peninsula west of Swansea. Former industrial and colliery land, edge-of-settlement fields and infill plots are typical sources of housing land, with coastal and river flood risk assessed under TAN 15.
Checks we make on land without planning permission in Ystalyfera
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.
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 96 miles from Ystalyfera, and we travel to see sites across England and Wales.
How we could buy your land in Ystalyfera
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
Suits bigger sites or longer timescales; you are paid a premium and keep the land meanwhile.
Option agreementJoint venture
For owners who want a bigger share of the upside in return for more risk.
Joint ventureWhat happens after you get in touch
Tell us about the land
Use the form or call us with the location and a rough outline of the site.
Free appraisal
We review title, planning and constraints and tell you honestly what we think.
Written offer
If the site suits us, we set out an offer and the way we propose to buy.
Solicitors take over
Your solicitor and ours agree the contract; we keep you informed throughout.
Your questions answered
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.
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 without planning permission in Ystalyfera?
Yes. We buy land without planning permission in Ystalyfera and throughout West Glamorgan, as well as elsewhere in England and Wales. Tell us where the land is and we will give you a free appraisal.
Can an agent introduce land in Ystalyfera 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.