Sell land without planning permission in Barnstaple
If you want to sell land without planning permission in Barnstaple, you can deal with the buyer directly. We look at the land, explain what it's worth and why, and leave the decision with you.
Without consent, land is valued on its current use plus whatever hope value its location supports. We will explain how much of our offer is each, so you can see what you are being paid for.
- Free appraisal and written offer
- No commission: we're the buyer
- Independent advice encouraged
Selling land near Barnstaple?
Free, no-obligation appraisal.
Barnstaple at a glance
The land we're most interested in near Barnstaple sits on the edge of the built-up area or in the villages towards Bideford (8 miles) and Tiverton (28 miles).
A large rural county with Dartmoor and part of Exmoor, several national landscapes, and growth centred on Exeter, Plymouth and the market towns.
| Town | Barnstaple |
|---|---|
| County | Devon |
| Country | England |
| Postcode district | EX31 |
| OS grid square | SS53 |
| Nearest towns we cover | Bideford (8 mi), Tiverton (28 mi), Porthcawl (32 mi) |
| Distance from Plymouth | About 49 miles north |
| Planning system | National Planning Policy Framework and local plan |
| Ways to sell | Outright, subject to planning, option or joint venture |
What we look for around Barnstaple
- Land inside or touching a settlement boundary in the local plan
- Sites the council has assessed in its land availability study
- Land with a road frontage or a clear way to create access
- Land where neighbouring sites have recently gained permission
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.
How we arrive at a figure for land in Devon
Current use value
Agricultural or amenity value is the floor under any offer.
Local plan position
Land allocated, or close to being allocated, for housing carries far more hope value.
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.
Choosing how to sell
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.
How a sale works
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.
The legal work
Your solicitor and ours handle the contract through to completion.
What England's rules mean for your land
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.
A neighbour objects to everything
Objections are weighed against planning policy, not counted. We judge the scheme on policy grounds.
Useful to send us
- A rough size, in acres or hectares
- A plan, or a screenshot from an online map
- Details of any tenants or grazing agreements
- Photos of the land and its access
Common questions
What is hope value?
Hope value is the premium a buyer pays above the current use value because there is a realistic prospect of planning permission. It is higher the more likely and closer that permission is.
Will getting permission myself increase the price?
It can, but applications cost money and carry risk. We can talk through whether it makes sense for you to apply or for us to do it under a contract.
Do you buy land in the green belt?
Sometimes. Green belt land is hard to develop, though England's planning policy now recognises 'grey belt' land. We will tell you frankly whether your site has a realistic prospect.
Do you cover the villages around Barnstaple?
Yes. Villages between Barnstaple, Bideford and Tiverton often have the kind of edge-of-settlement land we're looking for.
Other land in Barnstaple
- 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 Barnstaple
- Land without planning permission in Devon
Get a straight answer about your land
Call 0800 088 6248 or send the details. There's no obligation.