Land development, pre-planning app and surveyors costs. Anyone experienced?

[LivingTheDreams]

Can anyone help? I've approached a reputable company of surveyors over some land in the family which we will build on eventually. They've set out some options. I may seek another company's input, but wondered if anyone had any experience?

They have given an opinion on how many houses could be built and get planning approval in outline form now.

This is around 3 to 5 detached houses. In theory there is space (housing density per acre) for around 10. However they think access may be an issue for an infill density of that size so not to apply for that.

My question is, would it not be better to try for the max number and then amend an application if not successful?

They have also given a rough guide of value per plot and this is below a verbal figure quoted by another agent some years ago.

Their fee for doing the outline pre- planning app for us is just under £1K.
How does this sound?

Does an outline plan include a drawing and layout of the site or is it simply a written application which I could do myself?

I'm very new to all of this and being cynical about agents, am wary of going ahead with the first one we've approached in case.

Reading between the lines what's really the issue is that you're potentially not going to make as much money as you want. Sounds to me that the surveyors have given a realistic view and are perhaps more cautious than you. It's expensive to keep submitting planning applications. Ask for comparables on the values and their references for recommending half the number of houses on the plot.

Yes, that's it, of course. I want to maximise the number of houses. I'm not hiding that because it will be an inheritance and be shared within the family.The existing house will be sold as part of the sale so we will no longer have any interest in it. What I do not want to happen is for a small number of homes to be built then those residents create more infill in their large gardens.

Do the pre app with the council and gauge their reaction. They might have high building targets... most do due to housing shortage...they will want the correct density

Why use a surveyor? I suspect a planning consultant would be more appropriate.

I was told that pre application advice is always negative. I did it myself but then used a reputable firm of town planners and architects for the actual planning application, which cost £12000 for one house.
Look on the Planning Portal to get a clear idea of what’s needed for a successful application.
Ask a friendly estate agent about likely value of the eventual houses.