Land without Planning

Typically up to 50�60% of the current land value (without planning). The valuation is based on the existing use � agricultural, amenity, or whatever the current classification � not the hoped-for development value. This is why LTVs are lower than consented land. Cross-charging additional property you own can significantly increase the effective leverage on the land purchase.

Typically 12�18 months, with extension options available on most products. The planning process in England can take 8�13 weeks for a standard application, or significantly longer for major developments or where an appeal is involved. We structure the term to accommodate your realistic planning timeline, including a buffer for delays or additional information requests from the local authority.

No. Most land loans use rolled-up interest, meaning the interest accrues over the term and is repaid alongside the capital at exit. This is standard practice for land without planning, as the site generates no income during the hold period. Serviced interest is available in some cases, but rolled-up interest is by far the most common structure.

Yes. Because the LTV is based on the current use value (not the hoped-for development value), there is equity headroom even if planning is refused. You can sell the land at its existing use value to redeem the loan, appeal the planning decision, resubmit an amended application, or refinance onto a new facility while you pursue an alternative strategy. We discuss contingency plans before drawdown.

Yes. Agricultural land identified for future development � for example, sites allocated in the local plan or within emerging development corridors � can be funded by specialist lenders. The valuation will reflect the agricultural use value, not the potential development value, and LTVs are at the lower end. However, if the site is genuinely allocated for development in the adopted local plan, lenders take a more favourable view.

A site allocated in the adopted local plan, positive pre-application feedback from the local planning authority, comparable planning consents nearby, strong borrower track record, and a credible exit strategy. The more evidence of development potential, the better the terms.

Very rarely. Green Belt land carries significant planning risk and most lenders won't consider it. Exceptions exist where the site has been identified for removal from the Green Belt in an emerging local plan, but this is highly specialist and LTVs are very conservative.

Yes. Most facilities include extension options — typically 3–6 months at a small premium — specifically because planning timescales are unpredictable. We build in realistic timeframes from the outset, including contingency for delays, additional information requests, or appeals.

Yes. We can arrange finance for option fees and conditional contract deposits on strategic land parcels. The structure is typically secured against other assets you own, as an option agreement alone does not provide sufficient security for the lender. This is a specialist area — we work with lenders experienced in these structures.

Not typically. Bridging secures the land purchase and holding costs. Planning application fees, architect fees, and consultant costs are usually funded separately. Some lenders will consider a small element of professional fees within the facility, but this is not standard.