Selling Land in Shropshire

• It sits next to, or is well related to, an existing town or village.
• A safe access onto a public road is possible, even if it needs work.
• Most of the land is outside the highest flood risk zone.
• It is not covered by a strong designation such as a Site of Special Scientific Interest.
• It is about 2 acres or more, or part of a larger holding.
• Everyone who owns it is willing to consider one clear, agreed price.

If your land does not tick every box, ask anyway. Many of the sites we take on have a problem to solve, whether that is access, drainage, a tenancy or an awkward boundary, and solving those problems is our job.

1. A first conversation. You call us or send the form on this page. We need only your postcode, your name and a phone number or email.
2. A free desktop review. Within a few days we look at your land, the planning position in Shropshire and the routes open to it, and tell you plainly whether it suits us. The review is free and confidential, with no obligation.
3. Heads of terms and the option agreement. If it suits, we agree a price with you in writing, then the option agreement itself. We contribute to your solicitor's and land agent's fees, so it costs you nothing to get it done properly.
4. The planning work, at our cost. We pay for the surveys, the design, the planning application and any appeal. You carry on farming, grazing or letting the land as you do now.
5. Completion. If planning permission is granted, we complete the purchase and you receive the agreed price on completion. If it is not, you keep your land and owe nothing.

How selling land for development works, step by step gives the detail of each stage and how long it usually takes.

The West Midlands Green Belt Between Telford and the Black Country

The Core Strategy describes the east of the Shropshire Council area as lying between Telford and the West Midlands conurbation, with land and property values strongly influenced by the conurbation. The Green Belt lies in this eastern part of the county, and it is where the last examination turned: the inspectors wanted new sites in the east to meet the proposed Black Country contribution, site promoters argued for more Green Belt release there, and the council has secured government funding for a new Green Belt study to inform its next plan.

Under the August 2026 framework, policy S5 does not apply in the Green Belt. Grey belt has a separate need test, which a council short of five years of supply or under 75% on delivery will usually pass, and on larger schemes the Golden Rules set the affordable homes, infrastructure and public green space required. Our grey belt guide explains how a field's contribution to the Green Belt's purposes is judged.

The Shropshire Hills National Landscape

The Shropshire Hills were designated an Area of Outstanding Natural Beauty in 1958 and now carry the name National Landscape. The National Landscape's own account gives its extent as 802 square kilometres, almost a quarter of Shropshire, from the Wrekin to the Clun Forest and from the Stiperstones across to the Clee Hills. The Telford inspectors count Wrekin Hill as part of it, so it reaches into both councils. The same account sees the role of planning there as stopping inappropriate development from harming the landscape.

The River Clun

In the south west, the River Clun is protected as a Special Area of Conservation because of its freshwater pearl mussels. Shropshire Council's guidance for the catchment says phosphate levels are already too high for the mussels to breed, and that development generating sewage cannot currently proceed if it adds households, overnight accommodation or visitors to the catchment. The guidance also records Natural England's view that schemes relying on nutrient neutrality in the catchment are highly unlikely to be agreed. Around Clun, the waste water from a future home is the first question, ahead of anything in the plan.

The Severn and Its Flood Plain

The Severn shapes land in and around Shrewsbury. The Environment Agency leads the Severn Valley Water Management Scheme with Natural Resources Wales, Powys County Council and Shropshire Council, and the council's notice of January 2026 describes an urgent need to hold up to 100 million cubic metres of water temporarily during flood events in the upper Severn. Land in Flood Zones 2 and 3 faces the sequential test. The detail is in our flood risk guide.

Ironbridge, the Wrekin and the Green Gaps

In Telford and Wrekin, the inspectors describe the Ironbridge Gorge World Heritage Site and Wrekin Hill as historic and natural landmarks that attract considerable tourism. The plan's Strategic Green Gaps exist to stop Lilleshall and Wrockwardine merging with Telford, so open land inside them is among the hardest in the borough to bring forward.

One holding can carry several of these at once, such as a farm in the east with Green Belt fields above the Severn's meadows, so a sale of land in Shropshire starts with mapping which of them apply before anything is agreed.

In the Shropshire Council area, supply is short and the new plan is years from adoption, so well-placed land can be put forward now as well as through the plan. In Telford and Wrekin, where an allocation-led plan has been found sound, the plan and sites inside settlements are the main routes, and we still welcome land there. The routes are:

1. Policy S5 in the Shropshire Council area. Outside the Green Belt, land that relates well to a town or village and can be served by roads, schools and drainage can be put forward where unmet need is evidenced. Shropshire's delivery is above 75%, so need is not simply treated as evidenced; the supply shortfall is evidence of it to be weighed, not an automatic finding.
2. Grey belt in east Shropshire. Green Belt fields that do little for the Green Belt's purposes can qualify while the need test is met, with the Golden Rules on larger schemes.
3. Policy S4 inside settlements. In both councils, plots, yards and backland inside a town or village are approved unless the harm would substantially outweigh the benefits, and our page on brownfield land and yards covers the sites this suits.
4. The local plan. Shropshire's consultation on the content of its plan to 2046 is timetabled for May to June 2027, and land in Telford and Wrekin that the new plan leaves out waits for its next review. Our guide to getting land into a plan explains each stage.

A similar field a few miles west, inside Telford and Wrekin, would more likely wait for a later review, which is why we look at the council and the site together before saying anything about value.