Frequently Asked Questions

Island Land helps unlock brownfield sites in Guernsey, Jersey and the Isle of Man by securing planning permission on unused or underused land and turning it into housing plots for local families. And all at no upfront cost to the original site owners

Unlike traditional developers, we don't build homes ourselves. We specialize in using artificial intelligence and expert experience unlocking planning permission on brownfield sites, creating opportunities for others to build. This focused approach allows us to help more landowners and create more housing opportunities.

Island Land was founded by Simon Bone and Oliver Brock, two Guernsey-born entrepreneurs and school friends from Guernsey’s Elizabeth College with experience in AI, planning, development and finance.

We specialise in brownfield sites — this includes garages, sheds, yards, old commercial plots, or redundant garden spaces. The key is that the land must have development potential and be in or near built-up areas.

No. We cover 100% of planning costs including government fees and do the work at our own risk. If planning permission isn’t approved, you pay nothing.

If planning permission is approved, we receive a pre-agreed share (normally 20-40% depending on project size) of the uplift in value once the land is sold.

We appoint a local independent valuer who will view your site and create. The final “uplift” value is the difference between the sale price at auction and their initial appraisal.

We organise a public auction to ensure full transparency and achieve the best possible market price for the land.

Anyone can bid, but we prioritise marketing the plots to local builders and individuals looking to create homes for local families.

We manage everything: site surveys, architectural designs, application submissions, and communications with the planning authority. You stay informed but don’t need to lift a finger.

It varies by island and site, but the typical timeframe is 3–12 months from assessment to decision.

We will normally appeal the decision and resubmit a modified scheme. However, If planning permission isn’t ultimately granted, you pay nothing. We take on all the risk — including planning fees, design costs, and professional work — so there’s no financial cost to you at any stage. We’ll simply shake hands and part ways, and you’re free to explore other options for your land.

Yes — as long as your use doesn’t interfere with planning requirements, you can usually continue to use your land during the process.

Once we secure planning permission, the land must be sold as agreed in our contract. This is because Island Land covers all planning costs and only recoups its investment through a share of the final sale price. We handle the sale via a transparent public auction to ensure the best possible return — but it’s important to understand that by partnering with us, you’re committing to sell the land if planning is granted.

You’ll sign an agreement confirming we have the exclusive right to apply for planning on your land and to sell it once planning is gained for up to two years (to include any possible appeals) but there’s no cost to you unless planning is approved and the land is sold.

If you think your land might have potential, contact us for a free, no-obligation assessment. We’re happy to take a look and advise.

This service is really designed for plot owners who are not developers but you are of course perfectly free to bid in the auction yourself.

While every site is different, we have a near 100% track record of securing planning permission on challenging brownfield site. We only take on projects we believe have a realistic chance of approval — and because we cover all the costs ourselves, we’re highly motivated to succeed. If we don’t think a site has a good chance, we’ll always be upfront and honest from the start.

Yes. We can help renew expired permissions or submit fresh applications that reflect current planning policies and housing needs.

While our primary focus is residential development to address housing needs, in certain cases we can discuss mixed-use developments where residential forms a significant component.

We specialize in challenging sites. Our expertise includes navigating complex planning situations, and we'll be transparent about any challenges and how we plan to address them.

By focusing exclusively on brownfield sites, we help protect greenfield land while regenerating previously developed areas. All our planning applications meet or exceed local environmental standards.

Yes, you can — but navigating the planning system is complex, time-consuming, and often costly – a local planning firm may charge anywhere from £20,000-£100,000 for a planning application – money that you lose if the application is unsuccessful. Many applications require specialist knowledge, surveys, architectural drawings, and careful engagement with local planning policies. At Island Land, we cover all the costs, manage the entire process, and work with experienced local professionals to give your site the best chance of approval. We only get paid if we're successful, so we're fully aligned with your interests — and you avoid the stress, expense, and uncertainty of going it alone.

An outline planning application is used to establish whether a site is suitable for development in principle. It doesn’t include full construction details but confirms that homes can be built on the land. A detailed (or full) planning application, on the other hand, includes precise designs, layouts, access, and materials — everything needed to actually start building. At Island Land, we only apply for outline permission to unlock the site’s value quickly and cost-effectively. The buyer at auction, usually a property developer, can then apply for detailed permission based on their own plans.

We believe in clear and open communication. You'll receive regular updates at every key stage of the planning process — from initial assessments and design work to submission and any feedback from the planning authority. We’ll keep in touch via email or phone (whichever you prefer) and you can also log in to our online portal to check progress. Of course, you’re also always welcome to reach out with questions at any time. Our goal is to make sure you feel fully informed and involved, without being burdened by the technical detail.

Outline permission for well-prepared, brownfield housing plots in the Islands is increasingly achievable in today’s more supportive environment—provided proposals align with local land-use policies, deliver housing for locals, are backed by strong technical evidence, and demonstrate local community value.

We use AI to speed up and improve parts of the planning and development process — from analysing local planning policies to identifying which sites are most likely to gain approval. AI also helps us produce early-stage design concepts and market assessments more efficiently. While all decisions are reviewed by our experienced team, AI allows us to move faster and reduce costs — which means better outcomes for landowners and more homes for island families.

We aim to achieve the best possible price through a well-publicised public auction. However, if the final sale price is below expectations, we only share in the actual uplift that’s realised — not any theoretical or hoped-for value. If the plot doesn’t sell, we can either relist it or explore alternative routes in agreement with the landowner. Either way, we remain aligned with your interests: no sale means no success fee.

We only ask you to sign a contract once you're happy to proceed and before we begin any planning work. This ensures everything is clear and agreed up front — including how the value uplift will be shared if planning is approved. There’s no commitment and no cost until you're ready to move forward. Our goal is to make the process simple, transparent, and risk-free for landowners.

Yes — we’ll agree the initial valuation together before any contract is signed. This valuation establishes the current market value of the site without planning permission and is used to calculate any uplift once planning is granted. We’ll work with independent, qualified valuers who use market comparable values to ensure the figure is fair and transparent. If you’re not happy with the valuation, there’s no obligation to proceed.

Yes, you can — but without planning permission, most plots sell for significantly less and there is a huge glut of commercial properties and land for sale across all islands. Commercial agents typically market land “as is,” which limits its appeal and value. At Island Land, we secure planning permission first, unlocking the full development potential of your site. We also cover all the upfront planning costs and only share in the uplift once value is actually created. In short, if you're looking to maximise your return with minimal risk as well as dramatically increase your chances of a sale our model goes far beyond a standard sale.

Absolutely. We welcome partnerships with architects, surveyors, planners, agents, and developers who share our vision of unlocking land to create much-needed island homes. Whether you have a site in mind, want to refer a landowner, or can support our planning process, we’d be glad to hear from you. We offer flexible collaboration models, including referral fees, joint ventures, and planning consultancy roles. If you're interested in working together, please get in touch — let’s build something valuable for the islands.

Yes, absolutely. If your building is underused or no longer viable as a commercial space, we may be able to secure planning permission to convert or redevelop it for residential use. This can reduce your long-term TRP burden and significantly increase the site’s value. We cover all the planning costs — and if permission isn’t granted, you pay nothing. TRP was actually designed to help push the conversion of brownfield site sot residential.

Our agreements are designed to protect landowners. If Island Land were to stop trading before planning is submitted, you’re free to walk away with no cost or obligation. Planning would always be awarded in your name so if it has already been granted, your site will still benefit from the uplift in value, and we’ll work with you or your representatives to ensure a smooth exit or handover.

Yes. While planning for Open Market housing is more restricted, we’re happy to review Open Market plots on a case-by-case basis. If we believe there’s a viable opportunity for development or change of use, we’ll advise accordingly — with no upfront cost or obligation.

Definitely. Inherited land often comes with uncertainty or unclear development potential. We’ll assess the site for free and, if suitable, manage the entire planning process at our expense. Our model means you can unlock value without needing to fund anything upfront — ideal if you’re unsure what to do next. We can also work with probate lawyers and estate planners to help get their clients best value.

Our focus is on unlocking planning permission and maximising land value. While we don’t provide development finance directly, we work with a network of lenders, funders and local developers who may be able to help. Once planning is secured, we can also assist in finding a buyer who is ready to build.

If you’re looking for a quick exit, we understand. However, plots without planning typically sell at a significant discount. Our model is designed to unlock the true value of your land by securing planning first — and you don’t pay a penny unless it succeeds. That said, in certain circumstances we do have access to investors who may be able to help if a fast traditional sale is your priority.

Yes — this is exactly the kind of opportunity we specialise in. Combining plots can dramatically increase planning potential and land value. We’re experienced in coordinating joint applications, managing expectations, and ensuring fair agreements between multiple owners.

Absolutely. We regularly work with portfolio landlords, commercial owners, and trustees to identify sites with hidden development potential. Whether it’s one plot or ten, we’ll assess them individually or as a group — and create a planning strategy tailored to your goals. No upfront costs, and no commitment unless you decide to proceed.

Yes — while our usual model is success-based with no upfront costs, we have a sister service “Island Plan” who are happy to provide a traditional, fixed-fee planning service if that’s your preference. Whether you want a one-off application, advice on policy, or full project management, we can tailor our support to suit your needs. Just let us know your goals, and we’ll provide a clear quote with no hidden extras.

We are currently privately funded and not seeking external investment but in the future may consider launching an investment fund to invest in planning uplift projects in the islands and beyond. Please contact us if you’d like to be informed if this happens. Regulatory and suitability requirements may apply.