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Sell land subject to planning in Ashton-in-Makerfield

For owners in Ashton-in-Makerfield and the WN4 area, a subject-to-planning sale is worth understanding before you talk to any buyer, including us.

A subject-to-planning sale, or conditional contract, is a sale where contracts are exchanged now but completion only happens once an acceptable planning permission is granted. It lets you agree a price based on the land's value with permission, while the buyer pays for and manages the application.

  • No commission: we're the buyer
  • No pressure to decide
  • We fund the planning work

Selling land near Ashton-in-Makerfield?

Free, no-obligation appraisal.

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Free and no obligation. We're the buyer, so there's no commission.

Where Ashton-in-Makerfield sits

The land we're most interested in near Ashton-in-Makerfield sits on the edge of the built-up area or in the villages towards Golborne (2 miles) and Newton-le-Willows (3 miles).

TownAshton-in-Makerfield
CountyGreater Manchester
CountryEngland
Postcode districtWN4
OS grid squareSJ59
Nearest towns we coverGolborne (2 mi), Newton-le-Willows (3 mi), St Helens (4 mi)
Distance from ManchesterAbout 17 miles west
Planning systemNational Planning Policy Framework and local plan
When you're paidOn completion, after permission is granted
Planning costsOurs
Land surveyor with a GNSS survey pole in a grass field next to a hedgerow

Is a subject-to-planning sale right for your land?

  • Small sites with a clear planning case
  • Land where a previous permission has lapsed
  • Brownfield sites needing a housing permission
  • Sites where the planning period can be agreed in advance

This route suits most building plots, garden land and small sites, where the planning process can be measured in months rather than years.

The terms that matter

Price basis

The price is set against the land's value with permission, so it's usually higher than an unconditional offer.

Long-stop date

If permission isn't granted by an agreed date, either side can end the contract.

Appeals

Contracts say whether we can appeal a refusal and how long that adds.

Price adjustments

Some contracts adjust the price for the number of homes approved.

Land near Ashton-in-Makerfield that a subject-to-planning sale suits

Green belt and grey belt land in Ashton-in-Makerfield

Suits brownfield green belt sites where a scheme can be tested quickly.

Land for affordable homes in Ashton-in-Makerfield

The usual route: we agree a price and complete when permission is granted.

Infill plots and gap sites in Ashton-in-Makerfield

The usual route for unconsented gap sites.

Brownfield land in Ashton-in-Makerfield

We complete once permission is granted for a housing scheme.

How a sale works

  1. Send us the address

    A postcode, a plan or a what3words location is enough to start.

  2. We do the homework

    We read the title and planning record and check flood risk and access.

  3. You get a written offer

    With the main figures behind it, so your adviser can check it.

  4. The legal work

    Your solicitor and ours handle the contract through to completion.

Planning and legal points for land in Greater Manchester

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.

Section 106 and CIL

Larger schemes often need a Section 106 agreement for affordable housing or contributions, and councils that have adopted the Community Infrastructure Levy charge it per square metre of new floorspace.

Common problems, and how we handle them

You want to know what 'acceptable' permission means

The contract defines it, such as a minimum number of homes. Your solicitor should check it carefully.

You're worried we'll get permission for something you don't like

The contract can set out the scheme or limits on what we apply for.

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 happens if planning is refused?

We may appeal if the contract allows. If permission isn't secured by the long-stop date, the contract ends and you keep your land.

Do I get a deposit?

A deposit is usually paid on exchange, with terms set out in the contract.

How long does the planning stage take?

In England the statutory period is eight weeks for most applications and thirteen for major ones; in Wales it's eight weeks. Both extend to sixteen weeks where an environmental impact assessment is needed, and surveys, validation and negotiation often add time.

Do you buy land in Ashton-in-Makerfield?

Yes. We consider land in and around Ashton-in-Makerfield and across Greater Manchester. Whether we can make an offer depends on the land itself, especially its access and planning prospects, and we'll tell you either way.

Nearby towns

Other land in Ashton-in-Makerfield

Find out what we'd pay for your land near Ashton-in-Makerfield

Call 0800 088 6248 or send the details. There's no obligation.

Get an offerCall 0800 088 6248