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by Sean Hill on May 17, 2025
At RISE Design Studio, we believe great architecture starts long before the first sketch. It begins with land - not just any land, but the kind of plot that speaks quietly of potential. A back corner of a garden. A forgotten brownfield site. A space between buildings waiting to tell a new story.
But in a country where space is tight and planning is a tightrope, finding land you can actually build on is a craft of its own. It requires tenacity, creativity, and a willingness to see opportunity where others see nothing at all.
A typical backland development site identified through on-foot exploration and local knowledge, hidden behind existing homes, yet rich with potential for low-energy infill housing.
So, here are 9 ways - shaped by our own experience and that of our clients - to unearth the kind of land where meaningful projects can take root.
1. Walk the Streets with Open Eyes
Before you log on, lace up. Some of the best plots we’ve seen didn’t come from websites - they came from wandering.
Pick an area you’d love to build in and go for a long, curious walk. Look for garage blocks, wide side returns, unused access ways, and neglected plots at the back of terraces. Note down addresses, take photos, and talk to neighbours.
One of our clients found their site tucked behind a parade of shops, hidden in plain sight for years. Another spotted a double-width garden that, with sensitivity, became two homes - one for them, one to sell.
Development opportunities don’t always wear a “For Sale” sign. Sometimes, they’re waiting for someone to notice.
2. Investigate the Planning Past
Your local authority’s planning portal is more than just a record — it’s a goldmine of opportunity.
Look for plots with outline planning permission (a telltale sign they may soon be sold). Pay attention to refused applications — they often highlight what not to do, which can shape a stronger resubmission. And if you find a site with full consent already granted? That’s your green light.
We’ve helped clients acquire plots where others hesitated, because we read between the lines of old planning applications. Often, it’s not about starting from scratch — it’s about finishing what someone else couldn’t.
3. Explore Plot-Finding and Brownfield Platforms
Yes, the internet can help — if you use it wisely.
Websites like PlotBrowser, PlotSearch, and the Land Bank Partnership offer thousands of listings. Some are stale. Some sparkle. Use filters. Set alerts. But don’t just browse — call the agents, ask questions, and build relationships.
For under-the-radar opportunities, check the Brownfield Land Register. Contrary to popular belief, brownfield doesn’t just mean former factories. In the UK, it includes ex-residential, old car parks, and even vacant shop plots.
And when you find something interesting, don’t wait. Move quickly, but wisely.
4. Dig into Public Land Listings
Public land — owned by councils, NHS trusts, and other public bodies — has to be sold transparently. That’s your opening.
Use the Government Property Finder or browse local council websites. These plots often come with quirks, but also with potential, especially for sustainable community-led housing, co-living schemes, or projects that give something back.
We’ve supported clients who’ve transformed council-owned land into award-winning, energy-efficient homes, with the right design narrative and community benefit in place.
Public land isn’t just about price. It’s about purpose.
5. Go Auction-Hunting (But Don’t Rush)
Auctions are where time moves fast, and decisions need to be faster.
You can pick up land at a fraction of the price — but only if you do your homework. Visit the site. Read the legal pack. Know your upper limit and stick to it.
Many auction lots come with planning issues or legal complications. That doesn’t mean they’re off-limits — just that you’ll need a good architect (hello) and legal support from day one.
For the brave and prepared, auctions can open doors that others didn’t even knock on.
6. Partner with an Estate or Development Agent
If you don’t have time to scout yourself, hire someone who lives and breathes land deals.
Estate agents with development experience — and even better, development agents who specialise in land — can become invaluable allies. But they won’t call you with the good stuff unless they know you’re serious.
Show them your track record (or vision), your readiness, and what kinds of plots excite you. Be clear. Be reliable. And don’t be afraid to say yes when the right call comes in.
This is a relationship business. Invest in it.
7. Look Beyond the ‘For Sale’ Sign — Create a Joint Venture
Some of the best opportunities come when you don’t buy the land.
Instead, consider partnering with someone who already owns it — a homeowner with a wide garden, a family who inherited a disused site, a landlord unsure what to do with an awkward bit of land at the back.
We’ve helped clients structure joint ventures where everyone wins — the landowner keeps a share or gains a new home, and the developer brings vision, finance and delivery to the table.
It’s not always easy. But when it works, it creates value and community, far beyond the bottom line.
8. Reimagine Forgotten Spaces
Not all land is empty. Sometimes it just needs reframing.
That gap between two houses? Could be an infill. That garage you’ve walked past a hundred times? Might support a small mews house. A tired corner shop with a flat above? With the right retrofit strategy, it could become two low-energy homes.
We’ve transformed odd, overlooked plots into warm, characterful dwellings — always grounded in the grain of the street.
The trick is to see not just what’s there, but what’s possible.
9. Bring in an Architect Early - Not After You’ve Bought
This isn’t a plug — it’s a lesson we’ve seen too many people learn the hard way.
Before you commit to land, bring in a team that understands planning policy, local nuance, and how to unlock a site. A feasibility study can show you whether your dream is achievable — or whether you’re buying a very expensive headache.
We’re not just here to draw buildings. We’re here to guide you — strategically, creatively, and honestly — from concept to construction.
Because the best projects don’t just happen, they’re shaped with care from the very start.
Final Thought: Don’t Just Find Land - Find Meaning
At RISE, we don’t just chase plots. We pursue potential for beauty, for sustainability, for community. Land is not a blank slate. It’s a conversation with the past, a challenge for the present, and a promise to the future.
So whether you’re self-building a family home, planning a small development, or seeking a more meaningful way to live and build, we’re here to help you start well.
Let’s uncover the extraordinary, together.
If you would like to talk through your project with the team, please do get in touch at architects@risedesignstudio.co.uk or give us a call on 020 3947 5886
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