Land Development Potential Background

How Do Farmers Obtain Planning Permission?

Planning routes for farms and agricultural land

Planning permission on farmland can be achieved through several different routes, depending on the type of development proposed, the site’s location and the local planning policy position.

Some farms may be suitable for a direct planning application, while larger housing, employment or mixed-use opportunities often need to be promoted through a Local Plan, Call for Sites or longer-term land promotion strategy first.

For farmers, the key is understanding whether the land is suitable, sustainable and deliverable before committing to costs, speaking to developers or agreeing terms that may affect future value.

Value My Land can review your farmland, assess planning prospects, identify the most realistic route and explain how planning permission or allocation could affect land value.

Get a free, no-obligation farmland review from Value My Land before deciding your next step.

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The Practical Planning Process Farmers Usually Follow

Farmers can obtain planning permission by identifying the correct planning route for the land and presenting a strong case to the local planning authority. The right approach depends on whether the proposal is small-scale farm diversification, a rural building conversion, new homes, employment land, a larger residential scheme or a longer-term strategic land opportunity.

For some farms, a direct planning application may be appropriate. For others, particularly land on the edge of a town or village, the better route may be Local Plan promotion, a Call for Sites submission, a HELAA or SHELAA process, or a land promotion agreement designed to secure allocation and planning permission over time.

Value My Land helps farmers understand which route is most realistic. We can review the site, assess local planning policy, identify constraints, consider whether the land is suitable for development and advise whether the opportunity is likely to justify further planning work.

The main planning permission routes for farmers include:

Direct Planning Application

A direct application may work for farm buildings, diversification projects, rural enterprises, small infill schemes or land with a strong policy position. Value My Land can help assess whether this route is realistic before costs are incurred.

Local Plan Promotion

Larger housing or employment opportunities often need to be promoted through the Local Plan. Value My Land can help position farmland as suitable, available and achievable for future allocation.

Call for Sites Submission

A Call for Sites gives farmers the opportunity to submit land for council assessment. Value My Land can prepare submissions, explain the development opportunity and monitor relevant deadlines.

Outline Planning Permission

Outline planning permission can establish the principle of development and increase land value. Value My Land can advise whether an outline application may be suitable for your land.

Land Promotion Agreement

A promoter can fund and manage the planning process at its own risk. Value My Land can explain how promotion may help farmers avoid upfront planning costs while seeking to maximise value.

Sale After Planning

Selling after planning permission or allocation may generate stronger developer interest. Value My Land can help farmers understand when a sale strategy should follow planning work.

Step-by-Step Farm Planning Permission Process

Obtaining planning permission is rarely just about submitting a form. A successful strategy usually starts with a realistic assessment of the land, followed by policy review, technical evidence and the right approach to the local planning authority.

Value My Land can help farmers work through each stage, from the first desktop review to deciding whether a planning application, Local Plan promotion, Call for Sites submission or land promotion agreement is the best route.

1

Review the Land

Check the farm’s location, settlement relationship, access, boundaries, ownership and development potential.

2

Check Planning Policy

Assess the Local Plan, settlement boundary, housing land supply, Green Belt or countryside policies and emerging consultations.

3

Identify Constraints

Consider highways, flood risk, ecology, landscape, heritage, trees, utilities, rights of way and agricultural land quality.

4

Choose the Route

Decide whether to apply, promote the land, submit it to a Call for Sites or wait for a better planning window.

A clear planning strategy can reduce uncertainty, improve negotiating strength and help maximise the long-term value and potential of farmland.

Free initial assessment
Planning route review
Local Plan strategy
Land promotion advice

Is a Direct Planning Application the Right Approach?

A direct planning application may be suitable where the principle of development is already supported by planning policy, where the proposal is modest in scale, or where the farm is seeking permission for a use closely connected to the existing rural business.

This may include agricultural buildings, rural worker dwellings, farm diversification, equestrian uses, holiday accommodation, replacement buildings, barn conversions or small-scale residential opportunities. Larger residential development on open farmland usually needs stronger policy support.

Value My Land can help farmers understand whether a direct application is likely to be realistic, what evidence may be needed and whether a more strategic route would be better before significant professional fees are incurred.

Direct application considerations

Is the proposal supported by the adopted Local Plan?

Is the land inside or outside a settlement boundary?

Can safe access and visibility be achieved?

Are flood risk, ecology and landscape issues manageable?

Would a planning consent increase the land’s market value?

Could Local Plan Promotion Be a Better Option?

For many farmers, the most valuable development opportunities are not immediate planning applications. Land on the edge of a settlement may need to be promoted through a Local Plan before the council is prepared to accept the principle of housing, employment or mixed-use development. Value My Land can help identify whether your farmland should be promoted and when action may be needed.


Local Plan promotion is often a longer-term strategy, but it can provide an opportunity to influence future planning policy and place land in a stronger position for future development.


The process commonly involves several stages:

Call for Sites

Councils often invite landowners to submit sites for assessment. Value My Land can prepare a submission showing site location, availability, constraints and development potential.

HELAA or SHELAA Assessment

Sites may be assessed for suitability, availability and achievability. Value My Land can help present the land clearly and address likely council concerns.

Draft Allocation

If the land performs well, it may be considered for allocation. Value My Land can support ongoing representations and help maintain momentum through consultation stages.

What Evidence Is Usually Needed?

Planning permission for farmland normally depends on evidence. The level of detail depends on the size and type of proposal, but farmers should expect councils to look closely at technical matters. Value My Land can help identify what evidence is likely to be needed and coordinate the right professional input.


The exact requirements will vary from site to site, but councils will typically expect evidence to demonstrate that any planning, environmental, infrastructure and technical issues have been properly considered.


What are the main considerations?

Highways and Access

Access position, visibility splays, traffic generation, pedestrian links and road safety are often central to whether planning permission is achievable.

Flood Risk and Drainage

Councils will consider flood zones, surface water, sustainable drainage, attenuation and whether development can be safely delivered.

Ecology and Biodiversity

Habitats, protected species, trees, hedgerows and biodiversity net gain may influence layout, costs and deliverability.

Landscape and Visual Impact

Countryside character, settlement edge, views, design quality and landscape mitigation can affect the planning balance.

Heritage and Archaeology

Listed buildings, conservation areas, scheduled monuments and archaeological potential may need specialist assessment.

Utilities and Infrastructure

Drainage, water, electricity, telecoms, school capacity and healthcare capacity can influence whether development is viable and deliverable.

Land Promotion Can Help Farmers Avoid Upfront Planning Risk and Costs

Obtaining planning permission can be expensive and uncertain. Technical reports, planning consultants, architects, highways work, ecology surveys and appeals can all create significant costs before any value is realised.

For some farmers, a land promotion agreement may provide an alternative route. Under a typical arrangement, the promoter funds and manages the planning process in return for an agreed share of the sale proceeds if planning is successful.

A land promotion strategy can allow landowners to pursue development opportunities without personally funding the planning process, although the suitability of this approach will depend on the site, planning prospects and the landowner's objectives.

Value My Land can explain whether promotion may be suitable for your land and how it compares with selling now or applying for planning permission yourself.

How Value My Land Helps Farmers Obtain Planning Permission

Value My Land helps farmers understand the planning and development potential of their land before important decisions are made. We can assess the site, review planning policy, consider constraints, identify Local Plan opportunities and advise whether land promotion or a planning application may be suitable.

Where appropriate, we can help farmers explore routes that avoid upfront planning risk, including land promotion arrangements where planning work is funded and managed by the promoter.

How We Help Farmers Maximise Land Value

1 Free initial farmland review
2 Planning policy and Local Plan assessment
3 Development potential and value review
4 Advice on promotion agreements or planning applications
5 Support with maximising farmland value before sale
6 Coordination of promotion strategy and developer interest
Farm planning permission resources

Related Guides

Explore practical guides explaining how farmers can secure planning permission, assess agricultural land development potential and identify whether a farm is suitable for housing, diversification or other valuable uses. Learn how Local Plan promotion, Call for Sites submissions and the planning application process can help unlock development opportunities and increase the long-term value of farmland.

Can I Get Planning for My Farm?

Understand the key planning considerations, constraints and opportunities that determine whether development may be possible on your farm.

Click here

Can Agricultural Land Obtain Planning Permission?

Discover how planning policy, site location, access and local housing need influence applications involving agricultural land.

Click here

Is My Farm Suitable for Development?

Learn how to assess your farm's location, planning status, infrastructure and physical characteristics before pursuing development.

Click here

Promotion Agreements for Farmers

Learn how a promoter can fund and manage the planning process for farmland while protecting the landowner’s commercial position.

Click here

Agricultural Land Development Potential

Identify the planning, market and site factors that can give farmland realistic residential or commercial development potential.

Click here

Can Farmland Be Included in a Local Plan?

Find out how agricultural sites are promoted through the Local Plan process and considered for future development allocation.

Click here

Call for Sites Guide for Farmers

Understand how to submit farmland for assessment when a local authority invites landowners to propose development sites.

Click here

Building Houses on Agricultural Land

Learn about the planning policies, evidence and site requirements involved in seeking residential development on farmland.

Click here

Farm Diversification Planning Guide

Explore planning routes for introducing alternative uses that can strengthen farm income while supporting long-term land value.

Click here

Frequently Asked Questions

Yes. Agricultural use does not automatically prevent planning permission, but the prospects depend on planning policy, location, access, constraints and whether the proposal is sustainable.
Not always. Some sites may be capable of a direct planning application, but larger or more sensitive development opportunities often need Local Plan support first.
Yes. Value My Land can provide a free initial assessment of your farmland, including planning potential, possible development value and the likely route to planning permission.
Not always. A land promotion route may allow planning costs to be funded by a promoter, with costs recovered from a future land sale if planning is successful.
Planning permission is the formal consent to develop land. Land promotion is a strategy where a promoter seeks to improve the planning position, often by promoting land through the Local Plan and pursuing permission before sale.
It is usually sensible to understand planning potential and likely land value before agreeing terms with a developer, promoter or buyer.
Yes. Planning permission, Local Plan allocation or credible development potential can significantly increase value compared with ordinary agricultural use value.
Yes. Often only one field, paddock, yard or settlement-edge parcel has realistic development potential, while the rest of the farm remains in agricultural use.

Free Farmland Review

Value My Land can review your farmland and advise whether there may be a planning, promotion or development value opportunity.

Get Your Free Review

Find Out the Best Planning Route for Your Farmland

Contact Value My Land today for a free, no-obligation review of your farmland, including planning potential, Local Plan opportunities, land promotion options and possible development value.

Contact Us Today

Contact us today for a free initial review

Understanding your farm’s planning and development potential could be the first step towards unlocking its future value.

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Contact Information

Office

13 Ensign Business Centre
Westwood Way
Coventry
CV4 8JA