Each local planning authority is required by the Town and Country Planning Act 1990 to prepare a development plan for its area. Although the structure and content of plans have been amended, the basic principle remains the same.

The plan should set out a strategic vision for the area and be subject to an environmental assessment.

Environmental assessment is a process that ensures significant environmental effects arising from policies, plans and programmes are:

• identified;
• assessed;
• reduced;
• communicated to decision-makers; and
• monitored.

It also gives you a chance to have your say.

The plan also contains local policies for land use. Certain areas are selected for future uses. These local policies consider how those uses should look, operate and interact with the environment are set out in the plan.

When a local planning authority receives an application, the first aspect it should consider is whether or not the development follows the development plan. If it would, then normally the application would be approved – although other considerations, such as representations from the public on planning issues, may lead the authority to decide otherwise.

You should be able to view your local planning authority’s development plan, on the authority’s website.

Check out the nidirect website for more information about how development plans set out how an area should look in the future by deciding the type and scale of development and where buildings should be allowed.

An EIA is an Environment Impact Assessment. It assesses how the proposed development will impact both on the nearby environment and on the wider environment generally. It is required for some sorts of development under European legislation. You are advised to contact your LPA for further information.

See “Environmental Impact Assessment” on the government website which explains the requirements of the Town and Country Planning (Environmental Impact Assessment) Regulations 2017.

Strategic land development planning is the process of the assessment of land, with the intention of identifying future land uses, and potential for development.  Strategic land use planning helps forecast and control a variety of factors affecting a location, including housing demand, and the need for services to meet subsequent growth caused by any development. Strategic land planning balances controlled growth with sensitive factors such as sustainability and community needs.

Strategic land development planning is part of a wide network of local planning authorities, and town development plans, ensuring consistency and helping the UK as a whole function efficiently and effectively.

Land developers are generally required to oversee property acquisitions, alongside the subsequent planning and construction process. The real estate organisations to which land developers belong may specialise in one particular area of development, broadly defined as commercial and residential. These categories may be narrowed down to residential, retail, office, and industrial developments.

When overseeing developments, land developers generally take into account property value, the current state of the economy, zoning restrictions, and the suitability of land. Those specialising in other areas may assist in portfolio development or market analysis. Land developers may work to subdivide land in order to better suit the development project or to maximise potential profit.

The first step in sourcing land for development is conducting extensive research regarding the type of development to be undertaken, and the most suitable type of land for purchase in accordance with this. Any other relevant investigations should also be completed. Following this, interest should be registered with all relevant parties, including land agents, brokers, planning consultants, and real estate agents.

Property sections of publications such as both local and national newspapers and magazines should be frequently checked, alongside property sales websites. Setting email notifications for property uploads may assist with keeping track of properties new to the market online.

Land purchasing opportunities may also be found at specialist auctions, which may be accessed through both private inquiries, and government authorities. 

Land may be considered strategic for two primary reasons;

• The location of the land may form an access route upon development, subsequently opening up a larger area of land for potential development.
• The land may be within the boundaries of an existing developed area, meaning it will tend to gain value regardless of how much is invested in it, and that it may be developed over a short, medium, or long term. Brownfield sites are an excellent example of this.  

The value of strategic land lies in the way it is processed through the planning application system, or through development, and subsequent sale. As mentioned above, the land may also be held as an investment.

Development opportunities can be found through numerous sources of information. Following the conduction of preliminary research relating to all aspects of the development, a prospective developer should register interest with all relevant parties through which land or property may be obtained. This can include land agents, brokers, planning consultants, and real estate agents.  In addition to this, forms of publication through which property can be advertised should be checked on a regular basis, alongside online listings, for which notifications can be set.

Strategic land may also be found for sale at actions catering to developers, or land auctions, both of which may be accessed through both private inquiries, and government authorities. 

A Strategic Development Zone refers to an area of land that is proposed to contain developments of economic or social significance to the state and the local community. For example, proposing the development of 10,000 residential units with associated transport and community infrastructure would be considered a Strategic Development Zone.

Some of the characteristics that sites that are considered to be Strategic Development Zones share, include sustainable development, high accessibility by public transport as well a focus on environmentally-friendly solutions. Strategic Development Zones do not always have to be new developments – plans can be submitted for the regeneration of certain estates or neighbourhoods as long as they aim to improve the economic and social situation in the area.

Land development engineering refers to a specific branch of engineering that deals with planning residential, commercial, industrial or mixed-use developments. Land development engineers will determine the feasibility of a development project and access to the land to ensure it can support the planned development, and any associated supporting infrastructure required.

The main idea behind land development engineering is to make improvements to a piece of land. The practice of land development is seen as essential for communities as the land development projects can generate more jobs, unite community members through the use of public spaces such as parks, and maintain or increase home values. Land development engineering is a highly specialised discipline as the engineers have to follow a myriad of stringent regulations and rules before any work can begin.

Selling land that has been developed to raise its value is subject to taxation. A straightforward land or property sale would normally incur a Capital Gains Tax (CGT) charge. Gain is calculated as sale price, less purchase cost, and any qualifying expenditure, and less incidental costs of purchase or sale.

If the asset is held by an individual, the gain will then normally be taxable at 20% to the extent that it falls within the basic rate income tax threshold (between £12,571 and £50,270). The higher 28% CGT rate which applies to disposals of residential property will not apply to a disposal of bare land, even if it already has planning permission for residential property to be built, but would apply if what you are selling is already residential property.

Land development is the process of altering a landscape so it can meet the residential, commercial, or industrial needs of a specific area or community. It requires collaboration between multidisciplinary fields to plan and design to meet development goals, while also working with the environment, surrounding communities, and pre-existing structures.

Like many other components of civil engineering, the land development process involves strict rules and regulations and requires the acquisition of government approvals before the physical development can begin.

On a smaller scale, land development can also refer to individual investors who may be in possession of a piece of land which they can choose to prepare for the development of property by applying for planning permission and once obtained, sell the piece of land, along with the pre-approved plans for development works.

Sometimes strategic land development is necessary. There is a shortage of homes in the UK and the government is increasing efforts to develop more affordable housing. To achieve this, plots of land need to be bought and prepared for development to ensure the development is accessible and meets planning requirements.

This may mean there may need to be roads built to connect the plot of land with public roads, water pipes may need to be laid or electricity posts added so that the future homes can be fully functional. Oftentimes the development requires work such as levelling out the surface, removing trees and preparing the soil for foundations. Strategic land engineers would survey the site and establish what needs to be done in order to prepare the land for development.