Planning Gains Explained

How We Add Value Before a Single Brick is Laid

In property development, most people focus on what happens after construction begins: materials, contractors, timelines, finishes. But at PropInvest, some of the most significant value is created before a single digger hits the ground.

This value is known as planning gain — the uplift in a property or land’s value that comes from securing planning permission. And when done right, it can transform a marginal site into a high-yielding opportunity, long before the physical build begins.

In this article, we’re lifting the lid on how we approach planning-led strategy, where we find opportunity others miss, and why the best developers often act more like planners than builders.

What Is Planning Gain?

Planning gain is the increase in land or property value that occurs when planning permission is secured for development or change of use. For example, a parcel of agricultural land worth £10,000 per acre might be worth £200,000+ per acre once it receives permission for residential housing. The same applies to barns, office buildings, and brownfield sites.

That difference in value — often six or even seven figures — is where savvy developers create margin, attract investor capital, and unlock long-term potential.

But planning gain doesn’t just happen. It’s the result of strategic foresight, deep research, and calculated risk.

Our Approach to Identifying Land with Planning Potential

Finding sites with planning potential isn’t about luck. It’s about having the right lens. Here’s how we approach it:

1. Understanding Local Plans and Policy

We dig into Local Development Frameworks and planning policy to spot where councils want growth. Greenbelt doesn’t always mean untouchable, and brownfield doesn’t always mean viable. We map out the nuance.

2. Spotting Underutilised Assets

We look for barns with conversion potential, unloved farmhouses, former office buildings in residential areas, and overlooked garden plots. These aren’t always advertised — they’re often sourced through relationships, cold outreach, or local intelligence.

3. Feasibility Before Fantasy

We don’t chase dreams. Every potential site goes through a layered feasibility assessment: access, utilities, topography, flood risk, demand, resale values. If it doesn’t stack on paper, it doesn’t go any further.

4. Planning History and Pre-App Strategy

We look at precedent — what’s been approved, what’s been refused, and why. We often submit a pre-application before full planning to get a steer from the local authority and reduce risk.

Adding Value Without Laying Bricks

Once we’ve secured a site, the planning gain strategy kicks in. Here’s how we add value before the build:

1. Change of Use

For example, taking a barn with agricultural use and converting it to residential under Class Q can dramatically increase value without major development costs upfront.

2. Optimising Site Density

Sometimes the biggest uplift comes from rethinking the site layout. Can one house become two? Can three bungalows become six townhouses? It’s not about cramming — it’s about intelligent planning that aligns with local needs.

3. Design That Wins Approval

We work with architects who understand both design and planning. Good drawings, coherent design and supportive policy citations make a big difference at committee stage.

4. Uplift from Outline to Full Permission

In some cases, we acquire land with outline permission and go on to secure full permission with a better layout, improved GDV, or additional units. That transition alone can significantly increase land value.

Why This Matters to Investors

Smart planning strategy isn’t just about developer profit — it’s about de-risking the investment. When we generate margin before we build, we create more room for contingencies, more buffer for market shifts, and more upside for investors.

It also means we can be more selective. We only proceed with builds that already have a clear pathway to return. That kind of structure builds trust — and it’s why many of our investors return deal after deal.

The Invisible Advantage

Planning gain is invisible to most people. You can’t see it on a site visit. You won’t feel it in bricks or paint.

But it’s the foundation of what we do.

At PropInvest, our ability to identify and unlock planning gain is what allows us to deliver consistent, high-quality deals that perform — not just at sale, but from day one.

If you’re an investor, developer or landowner looking to understand how value is created before construction begins, this is the area to watch.

Want to see how we’ve applied this approach on recent deals? Get in touch and we’ll walk you through it.