Edge-of-settlement land
Paddocks, fields or underused land adjoining an established town or village.
Land promotion · Planning · Value creation
Your land may be worth considerably more.
We assess its development potential, fund and manage the planning process, and share the increase in value if we succeed.
✓ No upfront planning cost ✓ You retain ownership ✓ We share the risk
Existing land
Planning potential
5–100 homesOur initial area of focus
25+years' experience
10,000+homes consented
£250m+land acquisitions
4,000+homes delivered
A straightforward partnership
We take the planning risk.
You retain the land.
Each opportunity passes through defined checks before significant money is spent. That discipline protects both parties and concentrates effort on land with credible potential.
- 01
Tell us about the land
Send the address, current use and anything you already know. An outline boundary is helpful but not essential initially.
- 02
Free initial assessment
We review policy, planning history, access, technical constraints, values and likely demand—combining experienced judgement with AI-assisted research.
- 03
Agree a fair structure
If the opportunity is suitable, we agree an option, promotion or development agreement. You remain the owner while we fund and manage the work.
- 04
Planning and shared uplift
We assemble and manage the professional team, pursue a commercially viable consent and share the resulting value under the agreement.
What we are looking for
Land and property with unrealised potential
Our initial focus is on opportunities capable of supporting roughly 5–100 homes in England, particularly where the owner wants expertise and capital rather than an immediate sale.
Brownfield and commercial sites
Former workplaces, yards, workshops, storage or buildings whose existing use is no longer optimal.
Large gardens and estates
Substantial plots where access, context and design may support a discreet residential scheme.
Previously rejected sites
Land that has been dismissed or refused but may justify a different planning, design or delivery strategy.
Unsure whether your site fits?That is exactly what the free initial assessment is for.
Check my land
FounderRobert BartonMSt · MBA · MSc · DipFS · BSc (Hons)
Experience matters
Land is judged by people, policy and economics—not an algorithm alone.
Land2Planning is led by Robert Barton, a senior UK residential land and development executive with more than 25 years' experience across plc housebuilding, strategic land, regeneration, mixed-use development, housing associations and local authorities.
His career includes senior leadership at Berkeley Homes, Countryside Properties and St Modwen Homes, complemented by a Cambridge master's focused on the use of artificial intelligence in real estate.
“We use technology to examine more evidence and reject weak opportunities earlier. The investment decision remains grounded in accountable human judgement.”View Robert's project portfolio
Common questions
Before you make contact
You do not need to understand planning or know how many homes might fit. We need only enough information to begin a sensible review.
Does the initial assessment cost anything?
No. We review the basic opportunity without charge. If we want to proceed, we explain the proposed agreement and who will fund each stage before either party commits.
Do I have to sell my land now?
No. Promotion and option structures normally allow you to retain ownership while the planning process is undertaken. The precise structure will be agreed with legal advice.
What if planning permission has been refused before?
A previous refusal is not automatically fatal. We examine the reasons, policy position, appeal history, design response and whether circumstances have changed.
How long does the process take?
It varies materially by site. Smaller opportunities may progress within 12–24 months, while complex or policy-led sites can take longer. We will set out an indicative route and key risks after assessment.
What information should I send?
The address or postcode, your connection to the land, its current use and a short description. A title plan, boundary sketch or previous planning documents are useful if available.
Free initial assessment
Could planning unlock more value from your land?
Tell us the basics. We will acknowledge your enquiry and aim to make initial contact within one working day.
- No obligation
- Your information remains confidential
- Human review of every credible opportunity