Land for Sale in Lancashire

# Land for Sale in Lancashire

Lancashire represents one of England's most diverse counties for land buyers, offering everything from fertile coastal plains to moorland at the edge of the Pennines. Spanning 1,189 square miles across the North West, this historic county combines strong agricultural heritage with significant urban centres including Preston, Lancaster, Blackburn, Burnley, and the coastal resort of Blackpool. The county's varied landscape and strategic position between Manchester, Liverpool, and the Lake District creates a dynamic land market with opportunities ranging from agricultural holdings to potential development sites.

The Lancashire land market benefits from excellent transport infrastructure, including the M6 motorway corridor running north-south through the county, the M55 connecting to Blackpool, and the M65 serving East Lancashire. The West Coast Main Line provides direct rail links to London, Scotland, and major northern cities, whilst Preston serves as a key railway hub. This connectivity, combined with more affordable land prices compared to the South East, makes Lancashire increasingly attractive for both agricultural investors and those seeking land with development potential.

For prospective land buyers, Lancashire offers notable price advantages compared to neighbouring counties in the North West. The county's diverse topography means land values vary considerably—from premium agricultural land in the fertile Fylde coast area to more modestly priced upland sites in the Forest of Bowland. Understanding these local variations is essential for making informed purchasing decisions in Lancashire's distinct land market.

Types of Land Available in Lancashire

Agricultural Land dominates Lancashire's land market, with the county maintaining a strong farming tradition. The Fylde coast area is particularly renowned for its Grade 2 and Grade 3 agricultural land, supporting intensive arable farming, market gardening, and potato production. Central and eastern Lancashire features mixed farming operations, whilst upland areas support livestock farming, particularly sheep grazing. Agricultural land typically comes to market in parcels ranging from 10 to 150 acres, though larger estate sales occasionally occur.

Equestrian Properties and Paddocks are consistently sought after throughout Lancashire, particularly within commuting distance of Preston, Lancaster, and the Greater Manchester border. The county's strong equestrian community supports a healthy market for paddocks, small holdings with stables, and grazing land. Areas around Garstang, the Ribble Valley, and villages south of Preston see regular demand for equestrian facilities.

Woodland and Conservation Land opportunities exist throughout Lancashire, with particular concentrations in the Forest of Bowland Area of Outstanding Natural Beauty and along the West Pennine Moors. These sites appeal to conservation buyers, shooting estates, and those seeking recreational or ecological land uses. Lancashire County Council's woodland creation initiatives have also created interest in afforestation opportunities.

Amenity Land and Smallholdings remain popular, especially among buyers seeking lifestyle properties or supplementary income opportunities. Former agricultural buildings converted to alternative uses, and small parcels suitable for hobby farming or private use, regularly appear on the market throughout the county.

Development Land and Land with Potential represents perhaps the most dynamic sector of Lancashire's land market. Sites with residential development prospects cluster around market towns and villages with good transport links, whilst commercial and industrial land opportunities concentrate near motorway junctions and around Preston, Blackburn, and Burnley. Lancashire's Local Plan identifies several strategic employment sites and housing growth areas, creating opportunities for land assembly and promotion through the planning system.

Notable Features and Locations

The Forest of Bowland AONB covers 312 square miles of Lancashire's finest upland landscape, creating significant planning constraints but also opportunities for conservation land purchases and agricultural diversification. The AONB designation influences land values and restricts certain developments, but supports grant funding for environmental land management and conservation projects.

Coastal Areas along Morecambe Bay and the Fylde coast present both opportunities and challenges. Whilst offering premium agricultural land and lifestyle opportunities, these areas require careful consideration of flood risk zones, particularly following recent coastal flooding events. The Environment Agency's flood risk maps are essential reading for any coastal land purchase in Lancashire.

The M6 Corridor through central Lancashire drives much of the county's commercial land demand. Junction locations at Preston (junctions 31-32), Lancaster (junction 33-34), and Carnforth (junction 35) are particularly significant for commercial and industrial land values. The Preston City Deal and Lancaster Growth Catalyst initiative have identified strategic employment sites along this corridor.

East Lancashire towns including Blackburn, Burnley, Accrington, and Nelson offer more affordable land opportunities, supported by regeneration initiatives and the East Lancashire Garden Town proposal. This area presents potential for patient investors willing to engage with longer-term development prospects.

The Ribble Valley represents one of Lancashire's premium rural locations, with villages such as Whalley, Clitheroe, and Longridge commanding strong land values due to excellent schools, attractive countryside, and good commuter access to Manchester. Land here typically achieves prices above the county average.

Planning and Development Considerations

Lancashire operates a two-tier planning system, with Lancashire County Council handling strategic planning, minerals, and waste matters, whilst district councils determine most planning applications. For land buyers, understanding which authority covers your intended purchase is crucial—the county includes twelve district councils plus the unitary authorities of Blackpool and Blackburn with Darwen.

The Lancashire Local Plan framework identifies strategic development sites and housing growth areas, particularly around Preston (designated as the county's primary urban area), Lancaster, and market towns with good infrastructure. Land within or adjacent to settlement boundaries defined in Local Plans typically offers the strongest development prospects, though opportunities also exist for rural exception sites and agricultural diversification.

Green Belt constraints affect significant areas of southern and eastern Lancashire, particularly around Blackburn, Burnley, and areas bordering Greater Manchester. These designations severely restrict development opportunities, though agricultural, forestry, and some recreational uses remain permissible. Buyers seeking planning permission should carefully review Green Belt boundaries before committing to purchases with development aspirations.

Agricultural Occupancy Conditions appear frequently on rural properties and land in Lancashire, restricting occupation to those employed in agriculture or forestry. These conditions significantly impact both value and usability—legal advice is essential before purchasing land with such restrictions.

Environmental Designations beyond the Forest of Bowland AONB include numerous Sites of Special Scientific Interest (SSSIs), particularly in upland areas and along the coast. The Lancashire Wildlife Trust manages several nature reserves, and ecological surveys may be required for planning applications in sensitive areas. The Environment Agency's mapping tools reveal that flood zones affect significant areas along the Ribble, Lune, and Wyre river valleys, as well as coastal locations.

Mineral Safeguarding Areas cover substantial portions of Lancashire due to historic and current quarrying operations. These designations can complicate planning applications and should be investigated through Lancashire County Council's minerals planning team.

Investment Potential and Market Trends

Lancashire's land market demonstrates steady rather than spectacular growth, with agricultural land values holding firm due to limited supply and consistent demand from local farming families and regional investors. The county's agricultural land typically trades at £7,000-£10,000 per acre for quality arable land, with upland grazing land commanding £3,000-£5,000 per acre. These figures represent considerable value compared to southern English counties, whilst offering comparable or superior yields for agricultural operations.

Development Land with realistic planning prospects commands significant premiums, though Lancashire's more modest house price growth compared to the South East means these premiums remain below national hotspots. Strategic sites near motorway junctions or with outline permission can achieve values many multiples above agricultural use value, though each site must be assessed individually.

Infrastructure Investment continues to support Lancashire's land market prospects. The Preston Western Distributor, improvements to M6 Junction 31, and ongoing rail enhancements maintain the county's competitive position. The Lancashire Enterprise Partnership's Strategic Economic Plan identifies growth sectors including advanced manufacturing and energy that may drive future commercial land demand.

Environmental Land Management schemes replacing traditional agricultural subsidies create new opportunities for Lancashire landowners. The county's upland areas are well-suited to environmental stewardship agreements, woodland creation, and peatland restoration projects—all attracting government funding. Buyers should consider these income streams when evaluating marginal agricultural land.

Residential Development Demand remains strong in Lancashire's commuter belt areas, particularly locations offering good schools and rail links to Manchester. The Lancashire Local Plan identifies needs for approximately 1,400 new homes annually, creating ongoing opportunities for land promotion and strategic land investment, though buyers should maintain realistic expectations about planning timescales.

For those considering purchasing land in Lancashire, obtaining a professional valuation specific to your intended location and use is strongly recommended. The county's diverse landscape, varied planning framework, and local market conditions mean generalised advice rarely suffices. Whether you're seeking agricultural land, development opportunities, or lifestyle plots, understanding Lancashire's specific characteristics is essential for successful land investment. Our comprehensive guide to buying land in the UK provides additional context for navigating the purchasing process in this distinctive northern county.