Issy, You don't say why the bungalow was refused consent - size? Is the land zoned for residential development - if not you may need to seek a change of use before submitted for residential consent. You also say you're unlikely to get consent for commercial so it sounds like the land may be industrial or agricultural. It's not impossible to get consent to build on these sites but it does require a more sensitive approach. If you can gain consent to develop of the land then you may not need to build it yourself. Land with consents are much more valuable and can be sold as such.
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