Managing Risk in the Planning Process: A Landowner’s Guide

Unlocking development potential can be one of the most rewarding decisions a landowner makes , but it’s also one of the riskiest. The planning system is complex, technical and, at times, unpredictable. For many landowners, the biggest challenge isn’t whether their land has potential, but how to navigate the process without being overwhelmed by risk.

At Hex Land Partners, helping landowners understand and manage these risks is at the core of what we do. Below, we break down the key considerations and how to approach the planning process with clarity and confidence.

1. Start With a Clear Understanding of Your Constraints

Every site has constraints, but constraints aren’t dealbreakers. They’re simply factors to be managed.

Common planning constraints include:

• Environmental or landscape designations

• Heritage assets

• Access limitations or infrastructure requirements

• Servicing constraints (water, power, drainage)

• Market capacity and local housing strategy alignment

A thorough up-front constraints analysis helps avoid costly surprises and ensures the planning strategy is realistic from day one. For promoted sites, this early work is essential to attracting credible developer interest later.

2. Know Your Policy Landscape

Planning decisions are grounded in policy. That includes:

• National Planning Policy Framework

• The Local Planning Framework

• Local Housing Land Supply

• Emerging strategic documents that the local government may give weight to

Understanding how your land fits within this policy environment is critical. The risk for landowners often arises when decisions are based on assumptions rather than policy reality.

At Hex Land PArtners, we translate policy into plain language: where the opportunities sit, what challenges we need to work around, and what evidence is required to justify a planning outcome, right from the outset.

3. Prepare for Time and Cost Uncertainty

One of the biggest frustrations for landowners is the lack of certainty around:

• Timeframes for the planning application

• Additional technical reports required

• Any required contributions

• Third-party referrals

• Decision-making delays

Planning almost always costs more and takes longer than expected, but a well-structured strategy makes these risks manageable. Building realistic timelines and budgets from the start prevents pressure and disappointment later.

4. Engage Specialists Early

Risk often emerges when key issues are identified too late. Depending on your site, you may need input from:

• Traffic engineers

• Environmental consultants

• Drainage engineers

• Ecologists

• Heritage specialists

• Urban designers or architects

Early coordination reduces duplication, avoids contradictory advice and ensures the application is considered robust by decision-makers.

As planners, we act as the project lead, connecting specialists, managing scope, and keeping everything aligned with the planning strategy.

5. Use Promotion Agreements to Share Risk

For many landowners, the financial and procedural risks of pursuing planning permission alone are simply too high.

That’s where land promotion agreements offer a smarter path.

Under a promotion model, Hex Land Partners funds and manages the entire planning process on your behalf. We take on the upfront risk, and you only share in costs once the site sells, typically at a significantly higher land value due to the uplift created by the planning approval.

It’s a collaborative, aligned approach: We only succeed when you do.

6. Maintain Flexibility: Planning Is Not Linear

Even the best-prepared applications encounter unexpected hurdles.

A neighbour objection, a late request for a traffic addendum, or a shift in local policy interpretation can introduce risk. The key is flexibility: knowing when to push, when to negotiate, and when to adjust the strategy to protect the long-term value of the land.

Experienced planners don’t just manage applications, they manage risk on the journey.

7. Focus on Value, Not Just Permission

Planning permission is not the end goal. Value and deliverability is.

Sometimes:

• A smaller development yields a better sale price

• A staged strategy unlocks more potential

• A withdrawn or revised application reduces exposure and preserves value

Managing risk means thinking beyond the red stamp and aligning planning outcomes with your commercial objectives.

Final Thoughts

The planning process can feel like a maze for landowner: full of moving parts, shifting policies, and hidden pitfalls. But with the right strategy and support, these risks can be managed, mitigated and turned into opportunity.

At Hex Land Partners, our role is to simplify the journey, shoulder the risk where possible, and help landowners unlock the true potential of their land with confidence and clarity.

If you have land that may have development potential or simply want to understand your options, we’re always here to talk.