Selling Land in Warwickshire

• 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 Warwickshire 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

The Green Belt around Birmingham and Coventry was drawn to stop the conurbation spreading into the Warwickshire countryside and to keep towns such as Kenilworth, Coleshill and Warwick separate from it. Warwick's 2017 plan released some Green Belt land on the southern edge of Coventry. Since December 2024, land that does not strongly contribute to Green Belt purposes can be treated as grey belt. Housing there needs evidence of need, most often a supply under five years or a delivery score under 75%, which four of the five councils currently show, and larger schemes must meet the Golden Rules. Our grey belt guide explains the test in plain terms.

The Cotswolds National Landscape

The northern edge of the Cotswolds National Landscape reaches into the south of Stratford-on-Avon district, around the villages near Shipston-on-Stour and Long Compton. Major development inside a National Landscape is only allowed in exceptional circumstances, and land just outside it is still assessed for its effect on views. Most of Warwickshire lies outside any National Landscape, which is one reason the south of the county has taken so much growth.

Rivers and Flood Risk

The Warwickshire Avon runs through Rugby, Warwick and Stratford-upon-Avon, joined by the Leam at Leamington, the Stour at Stratford and the Arrow further west. The Tame and the Anker drain the north of the county. Riverside land in all these towns has flooded in the past. Fields with part of their area in Flood Zones 2 or 3 can still work, as long as the homes sit on the drier ground and the wetter land is used for open space and drainage. The sequential test is covered in our guide to flood risk on development land.

Historic Stratford, Warwick and Kenilworth

Stratford-upon-Avon, Warwick and Kenilworth all have historic centres, castles and large conservation areas, and many villages in the south of the county have listed buildings and conservation areas of their own. A heritage asset nearby rarely rules a site out. It more often shapes how many homes fit and where they go.

HS2 and Infrastructure

The HS2 line crosses Warwickshire from the south of the county up through the Coleshill area. Land near the route can be affected by construction access, noise and changes to roads for some years. More generally, councils look closely at junction capacity on the M40 and M6 corridors, school places and water and sewage capacity. We look at all of this in our desktop review.

For an owner selling land in Warwickshire, the Green Belt line in the north and west usually decides the route first; in the south, outside the Green Belt, flood risk, heritage and road capacity do more of the work.

Warwickshire is a planning-led county, but short supply everywhere except Nuneaton and Bedworth opens a second route by application outside the Green Belt. The main routes are:

1. The South Warwickshire Local Plan. For land in Stratford-on-Avon and Warwick districts, this is the main event. The examination will test the sites, and later reviews under the new system will look for more. Inside built-up areas, policy S4 leans towards approval. How land gets in is explained in our guide to local plans.
2. The Rugby examination and the shortfall. Sites already in the Rugby plan will be tested at the hearings. Land outside it and the Green Belt that sits well against the town or a larger village can be considered for an application while supply is short. The next review will come under the 30-month system that started in March 2026.
3. Grey belt. In North Warwickshire, around Kenilworth and near the edge of Coventry, some Green Belt land may qualify as grey belt where need is evidenced, and larger schemes must meet the Golden Rules. Previously developed land in the Green Belt is often the strongest case.
4. Neighbourhood plans. Many Warwickshire parishes have neighbourhood plans, and some allocate small sites for housing.
5. Sites near stations. National policy now supports higher density homes within walking distance of well-connected stations. Whether a Warwickshire station qualifies depends on its service.

Put simply, Warwickshire rewards landowners who get involved early and stay involved. A field that misses one plan can often be put forward for the next, but that takes years and professional work. Under our agreements that cost sits with us, not with you. You can read more in our guide to option agreements.