Increasing land value

Landform works in partnership with landowners to secure planning permission and, as we only ever share in the results, we have an equal incentive to achieve the best consent and sell the land for the highest value.

Erik Pagano, Director, Landform Estates

Erik Pagano of Landform specialises in delivering complex planning permissions.

We are able to maintain this successful track record, even for the most difficult and complex sites, as we always consider the needs of the local community and take the impact of the projects into account.

For example, in Daventry we recently gained permission for 450 new homes. As part of the consent the local community will get a new two-form entry primary school and the local youth centre received £900,000 to expand and modernise its facilities. Without our inclusive community approach neither of these benefits would have been delivered.

Working in this way delivers quicker and better planning consents. Our business is still growing, and we welcome enquiries from landowners, agents and investors.

Aylsham, Norfolk - successful planning application includes school extension

Bringing growth to the historic market town of Aylsham in Norfolk with 300 new homes. The site is providing a much needed extension to Aylsham High School for academic and sport facilities.

“Most areas need new development, and Landform knows that early involvement of the local community helps strengthen these plans and successfully secure planning consent.”

Iain Halls

Partner at Strutt & Parker

Planning success

Planning is often a contentious and complex process, especially on Greenfield sites and that is why Landform’s team of experienced specialists work closely with local people. It is in everyone’s interest that the community works together with the developers on new projects.

Landform listens to the local community

Elvina Crasto of John Thompson & Partners leads a hands-on planning session.

We bring our experts to the village, town or city where projects are being proposed so that neighbours can discuss the plans at a series of hands-on workshops. It is a genuinely inclusive design process, and the final proposals take local views into account. This breaks down barriers, generating a common sense of ownership and always results in a wider range of community benefits being delivered. In this way value is increased for everyone, not just the developers.

In 2020 we secured planning permission for more than 1,000 new homes across the country – with a success rate of over 95%.

“We found that communities need to be actively engaged, and made aware of opportunities to have their say.”

The Prince’s Foundation

Community planning

Landform works with residents and engages with local communities at all stages of the planning process. We hold hands-on planning days, known as Charettes, where everyone in the local community is invited to express their views and be part of the design process by working directly with our architects, urban planners and engineers.

Landform makes an effort to understand the fears that many local communities have about new housing projects and to learn from those concerns. This way, new ideas and solutions can be introduced to the schemes.

Local community members have their say about Landform’s planning applications

“Landform listened carefully and treated us fairly in the consultation process. They put a great deal of effort into delivering the school a package of benefits.”

Peter Nicholls

Chair of Governors, Mulbarton School


More than half of the UK’s home buyers say they would love to build their own home but the lack of consented land with infrastructure and services is, by a considerable margin, the single biggest constraint to achieving this.

Michael Holmes, National Custom and Self-Build Association talks at a Landform Community Planning Day

Michael Holmes of NaCSBA talking about custom & self build at a recent Landform planning day

Landform is pioneering the delivery of self and custom build homes.

Landowners benefit because planning consent should be easier to obtain and the wider sales market and scarcity results in higher land values.

Home buyers benefit because they have access to individually designed homes as well as help with the more difficult technical and legal aspects of self-build.

The local community benefits because, instead of look-a-like housing developments, self-build improves the quality and diversity of housing schemes.

Landform has introduced self and custom build plots into a number of its developments to date and is actively looking to promote further schemes with higher levels of self-build plots.

“Landform has successfully incorporated self-build plots into many of their projects to date and have a number of further ambitious self-build projects in the pipeline.”

Michael Homes

Chairman of the National Custom & Self Build Association

Landowners + agents

Landform is only paid by results, meaning we share the same interest as the landowner to maximise their land value, while keeping costs down and overheads to a minimum. By only sharing in the final land sale receipt, Landform and the landowner have an alignment of interests to secure the best price.

As we are not housebuilders, we can use Promotion Agreements which avoid the drawbacks of traditional Option Agreements that lock the land into a single buyer and depress its value. A housebuilder only wants cheap land to build, whereas we take each site to the open market to get the best price because we have the same interests as the landowner.

If your sale or option agreement is about to expire, or if you have a site with potential, then please contact us.

We will be happy to pay agent introduction fees.

“Landform was as good as its word. They got us a much better deal than we anticipated and our trust in them was well rewarded.”

Charles Hollis

Eaton & Hollis – land agent

Charles Hollis, Land Agent

Landowner’s guide

Your land is a precious commodity. Make sure you enter the most appropriate form of agreement to realise its maximum value.

1. Work with a partner who has an incentive to maximise your land value

Entering into a Promotion Agreement with Landform over a more traditional Option Agreement will allow you to make more money from your land. This is because Landform is only paid a percentage of the land value when it is sold, so Landform has an incentive to maximise the sale value and reduce costs.

2. Receive a premium fee at the outset

You will be paid a premium fee on entering the contract. Landform will pay for all your associated legal and surveyor fees of entering the contract.

3. What role does Landform perform?

Landform appoints, pays for and manages a professional team of specialist consultants with a successful track record in delivering planning consents. Landform coordinates this team to deal with all technical, legal, commercial and town planning aspects of the project.

4. Offer your consented land to the open market to get the highest price

At the point of securing planning permission, your consented land will always be taken to the open market to obtain the highest bid. Landform shares the objective of the landowner to maximise the land sales receipts and keep costs to a minimum.

5. Expect a 5 year + agreement

You should expect that the length of each agreement will vary to match the anticipated planning program of each project with a right to extend in the event of planning delay. Typically, Landform focuses on opportunities that require between 2 and 5 years to obtain consent.

6. What does Landform receive?

Landform receives its project costs back first and will receive an agreed share of the net sales proceeds. The division between Landform and you, the landowner, will vary depending on the level of planning risk associated with the project and the length of time needed to secure planning consent.

7. Why enter a Promotion Agreement rather than an Option?

Option Agreements are generally made with house builders whose interest is cheap land. At the receipt of planning consent a house builder will, therefore, try to reduce the land value and increase allowable costs, resulting in you making less money.

A Promotion Agreement is an alignment of interests between you and Landform. It represents a working partnership throughout the project, with a shared interest in securing the highest price for your land.