Sell land without planning permission in Bodmin
For owners of land without planning permission in and around Bodmin, we offer four ways to sell, from a clean outright purchase to deals that pay more once planning is granted.
Land without planning permission is any land that has no current consent for building. You can still sell it: either outright at a price that reflects its present use and the chance of permission (hope value), or on a conditional or option basis that pays more if permission is granted.
- Figures explained, so you can check them
- No pressure to decide
- Independent advice encouraged
Selling land near Bodmin?
Free, no-obligation appraisal.
Bodmin at a glance
From Bodmin, it's 9 miles to St Austell and 16 miles to Newquay. We buy land across that whole stretch of Cornwall, not only within the town.
A mostly rural county with much of its coast inside the Cornwall National Landscape. New homes are concentrated in and around the main towns.
| Town | Bodmin |
|---|---|
| County | Cornwall |
| Country | England |
| Postcode district | PL31 |
| OS grid square | SX06 |
| Nearest towns we cover | St Austell (9 mi), Newquay (16 mi), Truro (20 mi) |
| Distance from Truro | About 20 miles north-east |
| Planning system | National Planning Policy Framework and local plan |
| Ways to sell | Outright, subject to planning, option or joint venture |
Land we're keen to see around Bodmin
- Fields and paddocks on the edge of settlements
- Sites the council has assessed in its land availability study
- Land where neighbouring sites have recently gained permission
- Grazing land with no tenancy or with a tenancy that can be ended
Most land for sale has no planning permission. That does not stop a sale; it changes how the deal should be structured so the planning risk is shared sensibly.
The things that move our offer
Hope value
The extra a buyer will pay for the chance of permission, which rises the closer the land is to existing homes.
Planning history
Past refusals and appeal decisions on the site and its neighbours shape the odds.
Constraints
Green belt, flood zones, heritage and landscape designations reduce the chance of consent.
Deal structure
Conditional and option deals can pay more because the price is fixed against value with permission.
Ways to sell this land
Outright purchase
Certainty now, at a price that reflects the planning risk we take on.
Subject-to-planning sale
We exchange contracts now and complete once permission is granted.
Option agreements
We pay for the right to buy later and fund the planning work meanwhile.
Joint ventures
You keep a stake and share in the value planning creates.
What happens next
Send us the address
A postcode, a plan or a what3words location is enough to start.
We do the homework
We read the title and planning record and check flood risk and access.
You get a written offer
With the main figures behind it, so your adviser can check it.
Solicitors complete the sale
Exchange and complete, or exchange now and complete when planning is granted.
Rules that apply in England
Planning framework
Planning decisions in England follow the National Planning Policy Framework, revised in August 2026, and the local plan, prepared by the council or, in a national park, the park authority. Plans are reviewed periodically, which is when new housing sites are usually allocated.
Green belt and grey belt
Green belt land is protected from inappropriate development. National policy in England also recognises 'grey belt': green belt land that doesn't strongly contribute to key green belt purposes, where housing can be acceptable if further tests are met.
Farm tenancies
Agricultural Holdings Act tenancies and farm business tenancies have their own notice and compensation rules, which affect when land can be developed.
Awkward details we deal with
The council says the land is outside the settlement
Settlement boundaries change when plans are reviewed. We look at the plan timetable and whether the site could be promoted at the next review.
You don't want to wait years
Then an outright sale at a lower, risk-adjusted price may suit you better, and we will say so.
Useful to send us
- A rough size, in acres or hectares
- A plan, or a screenshot from an online map
- Any planning applications or letters
- Photos of the land and its access
Questions from landowners near Bodmin
Can I sell land without planning permission?
Yes. Land without consent is bought and sold every day. The question is whether you want a lower price now or a higher price later that depends on permission being granted.
Who pays for the planning application?
On subject-to-planning and option deals we normally fund the planning work. On an outright purchase it is our risk and our cost after completion.
What happens if planning is refused?
On a conditional contract or option, if permission is not granted within the agreed period the deal ends and you keep the land. Any option fee paid is usually yours to keep.
Do you buy land in Bodmin?
Yes. We consider land in and around Bodmin and across Cornwall. Whether we can make an offer depends on the land itself, especially its access and planning prospects, and we'll tell you either way.
Other land types and routes
- Development land
- Land with planning permission
- Large strategic sites
- Land for affordable homes
- Farmland and agricultural land
- Paddocks and equestrian land
- Barns and rural buildings
- Building plots
- Garden land and backland
- Infill plots and gap sites
- Small sites
- Garage sites
- Brownfield land
- Redundant commercial and industrial land
- Inherited and probate land
- Landlocked land and access problems
- Outright purchase
- Subject-to-planning sale
- Option agreements
- Joint ventures
- All land in Bodmin
- Land without planning permission in Cornwall
Ready to talk about your land in Bodmin?
A free appraisal tells you what we'd pay and why.