Purchasing & Maximising The value of land
Our goal is to maximize the value of your existing land
Land Optimisation is about creating value for our property owner partners. Our unique approach and strategy will maximise the potential of your land asset to create the highest long-term returns. This takes experience and teamwork and we are committed to working with all stakeholders to find the best solution.
The Shepherds Legacy
For several generations, Shepherd's Builders yard had been in the family. "Nobby" predicted the site would never get planning permission and usually with a traditional approach he would probably have been right.
The Offer
We offered to take on the risk of this challenging planning application as well as cover all of the costs associated with doing so, he was happy to give it a try since the entire project was at our expense!
The Outcome
The family was pleasantly surprised when planning permission was granted for eight highly desirable new build houses. At no cost or risk to the family, the value of the land has significantly increased providing both a lucrative return and a long-standing legacy.
Developments
The houses are a great addition to the Shepherd’s home village and best of all they have created a family legacy, as we named the development after them. “Shepherds Yard”! Grandad would have been pleased.
Why Mosaic
Our expert team leverages decades of experience navigating the complexities of the planning system to create great places to live. This value-add approach and consistent track record ensure every land partner maximises value on every site.
years in property business
of properties built or converted
planning success rate
years in property business
of properties built or converted
planning success rate
Our Expertise
Having established itself as a Premium Developer of high-quality products and schemes, Mosaic is constantly seeking new opportunities to add to our portfolio, with and without planning permission.
We are focused on the review and acquisition of sites that meet our Design and Build criteria for delivering quality family homes.
If you have dormant or under-utilised land, we welcome the opportunity to explore how we may be able to support. As a collaborative developer, we provide the capital, expertise and resources required to ensure you maximise the value of your asset.
We welcome introducing land agents to contact us directly to discuss any disposal opportunities available.
The involvement of trusted owners and senior team members with more than 100 years of experience ensures efficient decision-making thanks to a simple management structure and active involvement of the owners and senior team. Consistency and reliability are cultivated with well-developed processes, systems, procedures, and corporate governance.
Recent changes in Planning Policy at a national and Local level have made the conversion of existing buildings from commercial use to residential use a strategic objective.
Change-of-use projects can provide fantastic opportunities to add architectural character and interest. It is always wonderful to see an under-utilised asset brought to its full value and lived to its fullest.
Latest development
Paslow Common Farm
Land, Planning & Development Brochure
Download our brochure to find out more about our property business.
Our Sustainable Commitment
We are committed to the environment and often take our homes above and beyond building regulation requirements for energy efficiency. Energy and water conservation are likely to be ongoing issues that we all need to come together to solve. New homes can become part of the solution.
Hedgehogs need homes, we build them in too
We always retain trees wherever possible and plant new where we can
New builds are significantly more energy efficient than older properties
Clients We Have Worked With
Both myself and family have invested in various developments over the years. We continue to achieve great returns, with a very hands-off approach. We do appreciate the continuous updates.
Having worked with Kevin on various Developments for over 15 years, I have known him to be trustworthy, capable and a man of his word.
I have been working with Kevin and his team for a number of years, guiding the investment of his own SSAS Pension and helping others to invest too. We have enjoyed a great relationship based on a level of trust and care which is always appreciated when working in finance.
I have worked with Kevin and his team previously, and we are about to embark on a new development together. We have found the process to be transparent and predictable, which is all we are looking for.
Having worked with Kevin on various Developments for over 15 years, I have known him to be trustworthy, capable and a man of his word.
Thanks for everything Kevin. Personally, I would definitely work with you guys again. Has been a great experience all around.
We worked on Sherpherds Yard to sell the new homes created by the team. This was an excellent development built to a very high standard, This made our job very easy.
Our Partners
A small list of some of the organisations we work with.
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Frequently Asked Questions
Are there any hidden obligations?
There is nothing hidden with us. Any questions please ask.
We have heard about a Section 106, what is it and will we be obligated to sign a Section 106?
A Section 106 Agreement (S106 Agreement) is an agreement entered into between a local authority and a landowner and/or developer under section 106 of the Town and Country Planning Act 1990. The agreement will contain planning obligations which the local authority wish to secure, or which the developer wishes to offer, in return for planning permission being granted. These only become liable, if and when, the planning permission is implemented. Occasionally a landowner needs to sign an S106, but they are will always be fully indemnified by us.
What happens if planning fails or is delayed?
It can often happen that an initial application can be declined this can be sometimes be part of our strategy as well. A lot of time can be saved by making sure that we have an overall comprehensive strategy for the achieving of planning permission. This is where experience really counts. Often preempting the Local Authorities requirements and questions can make for a much smoother process and save a lot of time.
Can I sell if I am signed into an option?
Yes, you can sell your property during the option period, as the option sits with the land itself, not the owner.
Who pays for planning?
We cover all costs of planning and the various reports, surveys and consultations required to complete the planning application totally at our risk. That is why we are only looking to proceed with the projects we are confident we can maximise the value on. This is a key motivator for us and this is really a win win, as we take the risk and we are looking to get a return on a large investment as soon as we possible.
Do I have to pay tax on the increase in value?
In lots of situations, you do not need to. Eg selling your main residence or part of the garden. Also there are many legitimate ways we can help to guide you in the most efficient tax process by taking advice form our professionals. We always advise you to take the best independent advice in these situations, as we are not Tax professionals, but we do have access to some very good Property Tax professional who can guide you through the process of maximising the situation for you and your family.
When will I get the money?
This depends on the length of time it takes to gain planning permission, and it is in our interest to speed up the process, this is where we can create maximum value. As soon as planning permission is granted and we have created maximum value on the land we will start the purchase process. This is a no-chain transaction as we are buying the property and/or land outright, this makes the purchase more certain too.
How much is my land or property worth?
We always aim to maximise the value of your land with a smart planning strategy. We aim to achieve the significantly above current use value in all situations for a win-win. This is where we add value from years of experience in planning and development.
As Seen On
Sell Your Land With Mosaic
If you feel that you may have land or property suitable for development, get in touch for an informal discussion without obligation. Our in-house team can make a full appraisal and valuation completely free of charge.