Good questions. Clear answers.

There's no single test. Location, access, local planning policies, surrounding development and the characteristics of the land all play a part.

You don't need to work this out yourself. We can carry out an initial review to help you understand whether your land might be suitable for development.

We look at a range of opportunities, from large gardens and land beside existing homes to fields, paddocks, inherited land and previously developed sites. See who we help for more examples.

Every site is different, so the best place to start is by telling us a little about yours.

Not necessarily. Some opportunities involve a small piece of land beside an existing home, while others involve larger sites suitable for multiple homes.

The location, access and planning context can be just as important as the size.

No. You don't need planning permission, architectural drawings or technical reports to get started.

Part of our role is to assess the planning potential and explore the appropriate route forward.

Elmore focuses on Sussex and the surrounding areas.

We're particularly interested in opportunities where a considered approach to planning and development could unlock additional value.

If you're unsure whether your land falls within our area, you're welcome to get in touch.

That depends on several factors, including its location, size, access, planning potential and the type and number of homes that might be possible.

Land with development potential can sometimes be worth considerably more than its existing use value, but this isn't guaranteed.

Our initial appraisal can help identify whether there's an opportunity worth exploring.

Potentially, yes.

Some residential development opportunities involve land beside or behind an existing property.

Access, privacy, neighbouring properties and local planning policies will all influence what's possible.

Agricultural land can sometimes have development potential, but changing its use for housing is subject to planning policy and other constraints.

We would need to consider its location, planning designation, access and wider development context before advising on its suitability.

Yes. Land can be sold without planning permission, although the price a buyer is willing to pay may reflect the uncertainty and risk involved.

A land promotion strategy aims to explore whether securing an appropriate planning position before a sale could improve the outcome for the landowner.

An initial appraisal is an early assessment of potential, not a formal valuation.

Where a site appears suitable, further feasibility and valuation work may help establish a more informed view of its potential development value.

Land promotion involves assessing a site's development potential, agreeing a strategy with the landowner and working towards an appropriate planning outcome.

If successful, the land can then be marketed to suitable developers or purchasers. You can read more about how land promotion works with Elmore.

The intention is to improve the site's marketability and potential value before a sale.

Timescales vary significantly.

Some opportunities can progress relatively quickly, while others may take several years, particularly where local planning policies, site allocations or complex applications are involved.

We would discuss realistic expectations for your particular site before agreeing a strategy.

No.

Planning decisions depend on local and national policy, the characteristics of the site, technical considerations and the relevant planning authority.

We assess opportunities carefully, but no responsible land promoter can guarantee planning permission.

A refusal doesn't always mean the opportunity is over.

Depending on the circumstances, there may be options to revise an application, appeal a decision or reconsider the strategy.

If the opportunity is no longer viable, we'll explain that clearly.

Any further action would depend on the agreed strategy and contractual arrangements.

Under an agreed promotion arrangement, the specialist team would normally coordinate the planning work and relevant professional advisers.

You would remain informed and involved in important decisions, without having to manage the technical process yourself.

No.

Our initial appraisal is free, with no obligation to proceed.

Under our agreed land promotion arrangements, the planning and technical work undertaken by the promotion partnership is funded by that partnership.

The scope of funded work and each party's responsibilities would be clearly set out before entering an agreement.

Landowners should obtain independent legal advice and understand any costs or obligations that may fall outside the agreed planning work.

Elmore's return is linked to the value created by securing development potential for your land.

Under an option agreement, we agree the terms on which the land may be purchased. If planning permission is secured and the option is exercised, our return can come from the difference between the agreed purchase price and the value realised from the land.

Under a promotion agreement, we work to secure planning permission and market the land to developers. When the land is successfully sold, we receive an agreed percentage of the sale proceeds, as set out in the agreement.

In both cases, the aim is to unlock additional value through the planning process. We'll explain the proposed structure and commercial terms clearly before you make any commitment.

A land promotion agreement is a contract between a landowner and a promoter.

The promoter works towards securing an agreed planning outcome and, if successful, helps bring the land to market.

The agreement sets out the responsibilities of each party, how costs are handled and how sale proceeds or promotion fees are calculated.

Independent legal advice is important before signing.

An option agreement gives another party the right, but not necessarily the obligation, to purchase land under specified conditions within an agreed period.

The purchase price might be fixed or calculated using a formula linked to the land's value after planning.

It differs from a promotion agreement, where the objective is generally to promote the land and market it for sale.

The appropriate structure depends on the site and the commercial arrangement.

Both can be used to explore and unlock development value, but they work differently.

Under an option agreement, a party obtains the right to purchase land under agreed terms, usually within a specified period. The eventual purchase price may be fixed or calculated using an agreed formula.

Under a promotion agreement, the promoter works to improve the land's planning position and market it for sale. The promoter typically receives an agreed share of the sale proceeds or a fee when the sale completes.

The right structure depends on the site and the commercial terms. Independent legal advice is important before entering either agreement.

Yes. Under a promotion agreement, a minimum acceptable sale price or pricing mechanism can be agreed as part of the contractual terms.

This can provide greater certainty about the amount you're prepared to accept.

If offers fall below that agreed minimum, the land would not normally be sold at the lower price without your agreement, subject to the contract's provisions.

What happens next depends on the agreement. Options may include continuing to market the land, reviewing the strategy or bringing the agreement to an end.

The minimum price, how it is calculated and the circumstances in which it can be reviewed should all be clearly agreed at the outset.

If a planning strategy doesn't achieve the intended outcome, the next steps depend on the circumstances and the terms of the agreement.

Under our agreed promotion arrangements, the promotion partnership funds the agreed planning work rather than requiring the landowner to fund that work upfront.

However, any separate legal expenses, contractual responsibilities or other potential liabilities must be understood before signing.

We'll review the information you've shared and consider whether the site may have development potential.

If we need more details, we'll get in touch.

Where an opportunity looks promising, we'll explain the possible next steps and whether further assessment would be worthwhile.

No.

An initial enquiry or free appraisal doesn't commit you to selling your land or entering an agreement.

It's simply a starting point for understanding your options.

Elmore is led by founder Victoria Pester, who takes a personal, relationship-led approach to working with landowners. Meet the Elmore team.

We work alongside experienced strategic land specialists through Land Profits, including Ella Hardy, who brings more than 12 years of experience in land acquisition, strategic land and residential redevelopment.

Yes, your involvement and the decisions requiring your agreement would be set out in the contractual arrangements.

We believe it's important that landowners understand the proposed strategy and their responsibilities before proceeding.

The exact decision-making rights depend on the agreement.

That's fine.

Some landowners are actively considering a sale, while others simply want to understand what might be possible in the future.

An initial conversation can help you explore your options without committing to a particular course of action.

Infill development means building on a gap or underused piece of land within an existing built-up area.

For example, a wide space between two houses might have room for another home, subject to planning permission.

These opportunities are often smaller than traditional development sites, but their location and existing surroundings can make them worth exploring.

Backland development generally refers to building behind existing properties, often on land that forms part of a large garden.

For example, a homeowner with a particularly deep garden might explore whether a separate home could be built towards the rear.

Access, neighbouring properties, privacy and the character of the area are important considerations.

Greenfield land is land that hasn't previously been developed, such as many fields and paddocks.

Brownfield land, also called previously developed land, generally refers to land that has been developed before, such as certain former commercial or industrial sites.

The planning definitions have specific exclusions. For example, residential gardens in built-up areas aren't automatically classed as brownfield land.

Both types can have development potential, but the planning considerations may be very different.

Zoning is a term commonly used in other countries to describe how land is designated for different uses.

In England, planning decisions are generally guided by national policy and local development plans, which identify policies, land-use designations and sites for potential development.

For landowners in Sussex, understanding the relevant Local Plan is an important starting point when assessing development potential.

A settlement boundary is a line identified in some local planning policies that helps distinguish an existing town or village from the surrounding countryside.

Land inside a settlement boundary may be treated differently from land outside it when development proposals are assessed.

However, being inside a boundary doesn't automatically mean planning permission will be granted, and being outside doesn't necessarily rule out every opportunity.

Allocated land is land identified in a development plan for a particular use, such as housing.

An allocation can indicate that the local planning authority considers the site suitable in principle for the proposed use, subject to relevant policies and requirements.

However, allocation isn't the same as planning permission. A development proposal still needs to satisfy the relevant planning requirements.

Strategic land generally refers to land being considered or promoted for future development, often over a longer period.

It may not currently have planning permission or be allocated for housing.

The process can involve assessing development potential, engaging with local planning policy and seeking to establish a suitable planning strategy.

Planning uplift is the increase in land value that may result from obtaining planning permission or improving a site's planning prospects.

For example, a field valued primarily for agricultural use might become considerably more valuable if permission is granted for residential development.

The amount of uplift depends on the development potential, costs, market conditions and other factors. It's never guaranteed.

A Call for Sites is an opportunity for landowners, developers and other interested parties to suggest land that could be considered for future development.

Local planning authorities use this information when preparing or reviewing their development plans.

Submitting land doesn't guarantee that it will be allocated or receive planning permission, but it can be an important early step in exploring longer-term opportunities.

These are assessments used by local planning authorities to identify land that may be suitable, available and achievable for future development.

SHLAA stands for Strategic Housing Land Availability Assessment.

HELAA stands for Housing and Economic Land Availability Assessment.

Being included in one of these assessments doesn't mean a site has planning permission or has been allocated for development.

Local planning authorities are expected to identify enough deliverable sites to meet housing requirements over a five-year period, subject to national planning policy.

Where an authority cannot demonstrate an adequate supply, this can affect how certain planning applications are considered.

However, it doesn't mean that development will automatically be approved. Site-specific policies and constraints still matter.

Outline planning permission establishes whether a proposed development is acceptable in principle, with certain details potentially reserved for later approval.

Full planning permission considers the detailed development proposal.

For landowners, the appropriate approach depends on the site, the proposed development and the planning strategy.

Neither route guarantees that the development will ultimately be built.

A residual land valuation is a method used to estimate what a developer could afford to pay for land.

It starts with the expected value of the completed development, then deducts estimated construction costs, professional fees, finance, planning obligations, developer profit and other relevant costs.

The amount remaining provides an indication of the land's potential value.

It's a useful way to understand why a site with planning permission may be worth more than land in its existing use, and why development costs can significantly affect the final price.