Sell strategic land and large sites in Herne Bay
Whether your land is in Herne Bay itself or in the villages between Herne Bay and Whitstable, we'll look at it properly before making any offer.
Strategic land is a larger site, usually several acres or more, whose development depends on being allocated in a local plan or winning a major planning permission. Because that can take years, strategic land is usually sold on an option or a conditional contract rather than outright.
- Free appraisal and written offer
- No commission: we're the buyer
- Figures explained, so you can check them
Tell us about your land
Free, no-obligation appraisal.
Herne Bay at a glance
Land around Herne Bay falls under England's planning system. The closest towns we also cover are Whitstable, 5 miles away, and Canterbury, 7 miles away, and Maidstone is 27 miles away.
| Town | Herne Bay |
|---|---|
| County | Kent |
| Country | England |
| Postcode district | CT6 |
| OS grid square | TR16 |
| Nearest towns we cover | Whitstable (5 mi), Canterbury (7 mi), Faversham (11 mi) |
| Distance from Maidstone | About 27 miles east |
| Planning system | National Planning Policy Framework and local plan |
| Ways to sell | Outright, subject to planning, option or joint venture |
Is your land near Herne Bay a good fit?
- Sites that can be reached from a main road or a new junction
- Land being considered in a local plan review
- Land without major heritage, ecology or flood constraints
- Sites close to schools, shops and public transport
Strategic land is a long game. We set out the planning route, who pays for what, and how the final price is worked out before you commit to anything.
The things that move our offer
Local plan timing
A site that can be put forward at the next plan review has a clearer route to permission.
Landowner collaboration
Neighbouring owners agreeing to work together can unlock access and better layouts.
Price mechanism
Options and conditional contracts usually pay a share of market value at the time permission is granted.
Term length
Longer agreements give more time for planning but tie up your land for longer.
Four routes to a sale
Outright purchase
Rare on unallocated strategic land, but possible at a risk-adjusted price.
Subject-to-planning sale
A fixed or formula price paid once an acceptable permission is granted.
Option agreements
The usual route: an option fee now and a price based on market value later.
Joint ventures
Lets you share in the development value if you can wait for it.
From first call to completion
Tell us about your land
Send the postcode or address and a rough size.
We do the homework
We read the title and planning record and check flood risk and access.
We put an offer in writing
It shows how we got there. There's no obligation to accept.
Solicitors complete the sale
Exchange and complete, or exchange now and complete when planning is granted.
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.
Biodiversity net gain
Under the Environment Act 2021, most developments in England must deliver at least a 10% gain in biodiversity. Since 6 August 2026, sites of 0.2 hectares or less are exempt unless priority habitat is affected.
Common problems, and how we handle them
Several family members own the land
We can work with all owners and their advisers, and agreements can set out how payments are split.
The land is farmed by a tenant
Tenancies need managing before building can start. We look at notice periods and compensation early.
Useful to send us
- The address or postcode
- A plan, or a screenshot from an online map
- Any planning applications or letters
- How soon you'd ideally like to sell
Common questions
How long do strategic land deals last?
Terms vary with the site and the plan timetable. Several years is common, with options to extend if planning is progressing.
Do I pay for planning on strategic land?
Normally not. Under an option or conditional contract the buyer funds planning and technical work, and recovers those costs from the land price only if the agreement allows it.
Should I take independent advice?
Yes. Strategic land agreements are complex and you should have your own solicitor and, ideally, a land agent or surveyor. Some agreements contribute to those costs; we will say up front whether ours does.
How do I get an offer for land in Herne Bay?
Use the form on this page or call 0800 088 6248. Tell us the postcode, the rough size and anything you know about planning, and we'll come back to you.
Large strategic sites near Herne Bay
Other land in Herne Bay
- Development land
- Land with planning permission
- Land without planning permission
- Green belt and grey belt land
- 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 Herne Bay
- Large strategic sites in Kent
Ready to talk about your land in Herne Bay?
A free appraisal tells you what we'd pay and why.