Strategic Land Finance
Land and planning capital
We arrange strategic land and pre-planning finance within our £2m to £100m+ transaction range. Facilities are structured around acquisition, planning expenditure, holding costs and a clearly evidenced route to consent, sale or development.
Typical use cases
- Land acquisition Purchasing unconsented or allocated sites where value depends on planning progress.
- Planning expenditure Funding professional fees, surveys, design, applications and agreed planning obligations.
- Site assembly Acquiring adjoining interests or completing a wider land position over a defined period.
- Enabling works Early access, utilities, remediation or infrastructure work that supports consent or development readiness.
How we structure the deal
- We assess current land value separately from potential value following planning, and size debt against the lender's present-day security position.
- The facility can include staged advances for acquisition and approved planning or enabling expenditure.
- Interest, fees and contingency are modelled over a planning timetable that allows for consultation, determination and possible delay.
- Repayment may come from site sale, a development facility, a joint venture or other evidenced capital once planning value is established.
What lenders look for
- Planning prospects Policy position, allocation status, planning advice, local need and a credible application strategy.
- Current security value A supportable value before consent, including alternative use and marketability.
- Site constraints Access, utilities, ecology, contamination, flood, title and other matters that affect deliverability.
- Sponsor resources Relevant experience, sufficient equity and the capacity to meet costs if planning takes longer than expected.
Frequently asked questions
Can land without planning permission be financed?
Yes, but leverage is usually based on current value and the lender will require a credible planning case, suitable equity and a realistic timetable.
Can planning costs be included in the facility?
Potentially. Approved professional and planning costs may be funded in stages, subject to lender controls and overall leverage.
How is strategic land valued?
A valuer considers the current planning position, existing or alternative use, comparable evidence, constraints and the probability and timing of future consent.
What can repay a pre-planning loan?
Common exits include sale after consent, refinance into development finance, a joint venture or repayment from another evidenced source.
Can finance cover a site assembly?
Yes, where the acquisition programme, option or contract positions and final ownership structure can be documented clearly.
Offices
Registered and North of England office: Ayrshire Lodge, Brass Castle Lane, Nunthorpe, Middlesbrough, TS8 9EB.
London office: 167-169 Great Portland Street, 5th Floor, London, W1W 5PF.
Telephone +44 7746 212528. Email som@unicorn-commercial.co.uk
Unicorn Capital Advisory is a trading name of Unicorn Capital Advisory LLP (LLP No. OC459692). Finance is arranged for business purposes only and is not regulated by the Financial Conduct Authority.
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