Thinking about demolishing house and selling large garden for planning permission

[misunderstoodMilo]

I’m currently living in the family home which was built in the 1930s. It has a large front and back garden as was common back then when the house was built.

I am looking into what my options would be to have the house demolished and sell off the plot. The house would have to be updated and needs work doing to it if it was sold separately.

I’m getting confused about where to start and who to discuss my options with? What is the difference between an architect, a surveyor and a land promoter?

Has anyone been in this position? Can anyone offer any wisdom on where to start? Has anyone sold off a plot for planning permission, how long did it take and what was your experience?

Thanks in advance

@grassisgreen isn't totally right there - the planning system doesn't care who it is that is applying for permission so long as the proposed scheme conforms to the development plan policy. Its not about sharks and minnows, its about what is a good scheme or not.

I know enough big developers who are utter cowboys with poor design, and enough individual people who take care with their design and layout and deliver better schemes.

But it can be stressful. If you are already stressed then submitting an application with no advice or support from architect and/or planning consultant will be even more stressful.

@ParishSpinster - I would very much like to think the planning system is objective and rationale, but the developers have an ongoing dialogue with planning and give them what they want for the overall local area. Someone I know with a one off site learnt this the hard way. It is not the fault of the planners, who I think are frustrated, just the nature of the system and the power of the big developers.

@grassisgreen I can tell you with absolute certainty that the planning system is objective and rational.

Developers do not have ongoing dialogue giving planning departments what they want. You are talking out of your rear hole.

The "system" is plan led. Sites are allocated. Policies and site specific requirements set out what development should take place on each site. It genuinely doesn't matter if it is Josephine Blogs or HousingConglomerate1 who applies for the site, they are treated the same. Applications and permissions are granted to a site not individuals.

Interesting to know. I would rather not be accused of talking out of xxx, but I respect you have a different opinion or experience - I am happy to debate. I absolutely know what has happened and how people and sites are discussed, but no one will admit to it on the record. I wish it was completely objective, as it's the professional way.
My advice to the OP would be if they want to get planning they should get a developer on board, as it will make obtaining planning easier.
Good luck to the OP with their decision.

Thanks for all the constructive comments and advice. It’s giving me options to think about on what might be practical and who to ask for advice as the first point of contact. As I say this was a road I was looking to go down in the next few years or so but now I am considering it a bit sooner and it feels a bit daunting knowing how to begin and what I should be asking.

It’s an elderly house with problems cropping up and it can get a bit wearing not knowing how serious or not the problems are, finding the right people to ask or help and wondering “what next?”😱

Op - have you had the property valued in its current state? Large (Period) houses round by us (South East) with 1 acre plots are going for very large sums, regardless of the state they are in. Would you not be tempted to just sell it as is?
Why do you think I it would be a good development plot? Is there someone on your road that has done something similar and successfully developed?

Get tax advice before you do anything. If you sell your home, you qualify for main residence relief for capital gains tax. If you demolish it and just sell a plot of land, you're not selling your "home" anymore and could be liable to full capital gains tax on the profit you've made (ie different between buying price and selling price!).

I work in planning and this really depends where it is in the UK.

You’ll need a planning consultant and an architectural designer to draw up plans (you need drawings to get planning permission)

This will include site plan, existing elevations, proposed elevations of new properties and floor plans. You’ll also need a topographical survey of the land. Bat and bird survey, maybe a preliminary ecology survey, and a tree survey. Don’t forget land contamination

If it’s near a busy road you may even need further architectural drawings done of the highways / speed limits and visibility.

Some planning departments are very picky and require all sorts.

“Knocking it down and selling for planning” is a bigger job than most people expect!

And don’t forget all the drainage and utility surveys too!

Me again!

@misunderstoodMilo you may want to ask for a feasibility study to be carried out so you know whether it’s a likely to be a go go or a no no.

sorry for all the comments. Things kept popping up in my head after I clicked “post”!

A feasibility study is best done by a planning consultant. If it’s an area where development isn’t restricted, as it would be in AONB for example. This info is vital. Some larger house plots can certainly be developed but you need to know if this is a possibility.

Therefore get a planning consultant on board first. Architects can draw up schemes and they will engage engineers and others to do specialist design if needed. As you can see there’s a lot involved in getting pp. It’s rarely easy so take advice first.

Keep the comments coming, they are very helpful and thought provoking😀

I am in Worcestershire. There have been lots of properties in the local area where a house and large garden have been developed and a number of smaller properties have been built on the land in recent years. Also lots of examples of people selling off part of their gardens.

Just over the road from me was a commercial hire place which has now turned into a Close with six new houses.

Also looking at the Neighbourhood Plan our Council seems to be looking for land to develop so they can build a certain number of houses in the next few years.

I don’t know that area at all but if you can find a planning consultants with an in-house architectural team - it would be beneficial

Good luck with whatever you decide to do

I would speak to a good local estate agent first - they will have contacts with builders and developers who are looking for opportunities like this.

Before even going down the path of applying for planning permission I'd speak to some local estate agents to see if it would actually add value. The hassle and cost might not be worth it financially.

Op, I know someone who did similar. She sold her house to developers and they replaced it with 10 or 11 flats.

I had a look on the local planning portal and it was full of all kinds of information about the flats and local planning policies. The developers also put in an economic paper on why they couldn’t afford to put in affordable houses including that they paid 10% above market rate for the house.

So I’d advise you look up similar developments and maybe approach the developers who have built in your area.

@stealthninjamum

Op, I know someone who did similar. She sold her house to developers and they replaced it with 10 or 11 flats.

I had a look on the local planning portal and it was full of all kinds of information about the flats and local planning policies. The developers also put in an economic paper on why they couldn’t afford to put in affordable houses including that they paid 10% above market rate for the house.

So I’d advise you look up similar developments and maybe approach the developers who have built in your area.

You can sell but have an ‘overage’ agreement that gives you a certain percentage or amount once the new properties are sold. This would save you the risk and work of doing your own planning permission plans before sale etc BUT It would cost extra in solicitor fees And Just as the developers wriggled out of providing affordable housing (they always do…) by the way they present their budget so they will wriggle out of paying you as much as possible.

Have neighbouring properties done similar? If so, as a starting point, have informal discussions with the estate agents used to sell those properties and the developers who carried out the work. Also, check on planning portal for the architects used. It would be good to chat to these for their view on the area and your plot.

These would all have contacts which would help you move forward one way or another.

Architects have good dialogue with planning departments and can help advise what is likely to meet approval.

But, as mentioned above, run it past an accountant as tax implications are huge.