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Inheriting field - how to get planning permission?

68 replies

Zer · 17/03/2023 11:33

I am about to inherit an 11 acre field on the outskirts of a busy town. It is next to a housing development. I want to sell it but to maximise my return I want to get pp on it - currently for agricultural use.

Does anyone know the rough process?

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Bunnyhascovidnoteggs · 17/03/2023 11:38

Turn it into a dog walking field.
Reap the rewards!

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Fragrantandfoolish · 17/03/2023 11:46

It’s a very lengthy process op. For eleven acres what is it you want planning for, how many houses, flats, the utilities etc. you would need to hire the correct professionals to come up with a detailed proposal.

thay would cover everything from utilities. House look. Footprints, timing, materials. 11 acres would be a substantial estate and not something I’d recommend someone who has to ask on mumsnet how to do it should do.

it will also cost you a significant amount and be very time consuming. In addition then you’d have to find someone to buy it who wanted to build your scheme.

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WeAreTheHeroes · 17/03/2023 11:46

I used to work for a developer. If the land is an attractive proposition for development they'll be prepared to enter into an option agreement with you while they explore what can be achieved with the land. They may want you to get it redesignated by planning for residential use to spread the risk. You'd need a good property lawyer and probably a planning consultant.

If you are thinking more about building your own house on it then speak to a planning consultant as a first step. Obviously you could sell some of the land to help fund your own project.

Chances are that if it has development potential people will be sniffing around hoping to get in there off-market.

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Zer · 17/03/2023 11:46

Bunnyhascovidnoteggs · 17/03/2023 11:38

Turn it into a dog walking field.
Reap the rewards!

That sounds like work! But not a bad idea

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BumblebeeWest · 17/03/2023 11:46

You’ll need to be prepared to spend money and instruct an expert planning advisor. The answer to your question will depend on a lot of factors, and with the best will in the world, Mumsnet probably won’t be able to give you what you’re after. Find a planning advisor and pay them to do the work for you.

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Zer · 17/03/2023 11:50

BumblebeeWest · 17/03/2023 11:46

You’ll need to be prepared to spend money and instruct an expert planning advisor. The answer to your question will depend on a lot of factors, and with the best will in the world, Mumsnet probably won’t be able to give you what you’re after. Find a planning advisor and pay them to do the work for you.

Thanks that's helpful to know.

Is it 'just' a matter of changing the use and then seeing who wants to buy it?

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hazelnutlatte · 17/03/2023 11:50

Be aware it can be a very long process! My DH's grandmother entered into agreement with a developer to explore building a housing estate on her farm land over 20 years ago. She was long dead before planning permission was granted and the houses have only just been built!

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Zer · 17/03/2023 11:51

hazelnutlatte · 17/03/2023 11:50

Be aware it can be a very long process! My DH's grandmother entered into agreement with a developer to explore building a housing estate on her farm land over 20 years ago. She was long dead before planning permission was granted and the houses have only just been built!

Oh dear! Well, one for my kids then!

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Ifailed · 17/03/2023 11:53

as it;s next door to a current development, surely a chat with them is a good starting point, you don't have to commit to anything?

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Zer · 17/03/2023 11:55

Ifailed · 17/03/2023 11:53

as it;s next door to a current development, surely a chat with them is a good starting point, you don't have to commit to anything?

Yes, they have been a bit cagey and dismissive but I'm presuming that's because they want to offer a low price for it.

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GonnaGetGoingReturns · 17/03/2023 11:55

Agreed with others. I used to work got a consultant solicitor who specialised in complex land change of use/planning issues and another solicitor re conveyancing with lots of planning issues. The bog standard planning issues were bad enough with the councils let alone anything more complex.

Definitely go ahead with this but just be prepared for lots of to-ing and fro-ing with the planning department of the local council.

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WeAreTheHeroes · 17/03/2023 11:58

It is a long and complex process. Developers take a very long term view. They'll want to minimise their risks and the costs can be high before there is any return. Bear in mind this can involve temporary uses of the land in order to get some return. Of course you can try that to get some income. For every site that gets developed there are likely to be many that don't for a whole host of reasons.

Also land owners often think their land is more valuable than it actually is.

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Zer · 17/03/2023 11:59

WeAreTheHeroes · 17/03/2023 11:58

It is a long and complex process. Developers take a very long term view. They'll want to minimise their risks and the costs can be high before there is any return. Bear in mind this can involve temporary uses of the land in order to get some return. Of course you can try that to get some income. For every site that gets developed there are likely to be many that don't for a whole host of reasons.

Also land owners often think their land is more valuable than it actually is.

I've had it valued.

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BumblebeeWest · 17/03/2023 12:00

Zer · 17/03/2023 11:50

Thanks that's helpful to know.

Is it 'just' a matter of changing the use and then seeing who wants to buy it?

Honestly, planning permission can be so complex that I can’t even answer that for you because I don’t know anything except there’s a field and you’d like to sell it with a change of use 😉

Your local authority’s local plan will have bearing on the likelihood of change of use being granted, as well as local housing targets, as well as how they fit in alongside the NPPF, as well as … well, lots and lots of other detail. There may be absolutely zero chance of any development being permitted on the site, depending on local priorities; or there may be some chance; or there may be a good chance. But any change of use being granted would depend in large part on what exactly is being proposed for the alternative use, so you’ll be best off biting the bullet and engaging the services of a professional to look at the context of this specific case and advise you appropriately.

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WeAreTheHeroes · 17/03/2023 12:01

Zer · 17/03/2023 11:55

Yes, they have been a bit cagey and dismissive but I'm presuming that's because they want to offer a low price for it.

If it's a big company then I'd suggest approaching their competitors about your land.

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Zer · 17/03/2023 12:03

BumblebeeWest · 17/03/2023 12:00

Honestly, planning permission can be so complex that I can’t even answer that for you because I don’t know anything except there’s a field and you’d like to sell it with a change of use 😉

Your local authority’s local plan will have bearing on the likelihood of change of use being granted, as well as local housing targets, as well as how they fit in alongside the NPPF, as well as … well, lots and lots of other detail. There may be absolutely zero chance of any development being permitted on the site, depending on local priorities; or there may be some chance; or there may be a good chance. But any change of use being granted would depend in large part on what exactly is being proposed for the alternative use, so you’ll be best off biting the bullet and engaging the services of a professional to look at the context of this specific case and advise you appropriately.

Will do, thanks.

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Pepper12345 · 17/03/2023 12:05

Speak to a property consultant who will be able to advise you on how best to proceed. There's so many options, but they will let you know how to maximise the value. Depending on location it's probably worth speaking to one of the larger consultancies who have the best contacts and might be able to set up a joint venture with a developer or will put together a team to get planning. Expect to pay £££ though, it will be more than worth it.

As a rough guide you're looking at potentially 150-200 houses and with planning the land can be worth up to approx 1/3 of the gross development value.

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wonkylegs · 17/03/2023 12:09

A lot can depend on where you are, the local plan, whether or not you are in a nutrient neutrality zone (new restrictions causing havoc for house planning) - you will almost definitely need professional advice
Planning consultant would be my first port of call.
I'm an architect and I'm just starting work on a project for a new house outside of the development limits and it's taken the people who own the land 2+yrs to get outline permission which just allows the principle of development we now have to discharge an awful lot of conditions. Their planning consultant has been essential.
Don't assume it'll be simple because the adjacent site has planning.

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Pangolin23 · 17/03/2023 12:36

Pepper12345 · 17/03/2023 12:05

Speak to a property consultant who will be able to advise you on how best to proceed. There's so many options, but they will let you know how to maximise the value. Depending on location it's probably worth speaking to one of the larger consultancies who have the best contacts and might be able to set up a joint venture with a developer or will put together a team to get planning. Expect to pay £££ though, it will be more than worth it.

As a rough guide you're looking at potentially 150-200 houses and with planning the land can be worth up to approx 1/3 of the gross development value.

So OP could get £15m if land would fit 150 houses of circa £300k each? And even more if it’s somewhere valuable down south.

Crikey!

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Identifyingasadolphin · 17/03/2023 12:48

You can ask for an informal chat with your Planning Officer initially to get informal views on how the lands sits, and likelihood or not of applying for change of use.

You could then get a land agent, e.g. King Sturge, a partner there will know all the residential building companies, they can then send them details / or arrange meetings for them to make offers (subject to planning) and negotiate as the agent on your behalf.

Some housebuilders buy land to sit in on their landbank for however many years.

Consider reserving a section of the land for your own later use, i.e. the best bit with south and west facing views for a self build or to sell on later.
(my neighbour sold a large field for development, then realised later that he need some of the land for himself, so he had to negotiate to buy it back - as an example)

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tilestoclean · 17/03/2023 12:51

Not sure if it is still the case but it used to be that you have to wait ten years after agricultural use finishes before you can even start the planning application process

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MagdaS · 17/03/2023 12:55

tilestoclean · 17/03/2023 12:51

Not sure if it is still the case but it used to be that you have to wait ten years after agricultural use finishes before you can even start the planning application process

That is simply not true.

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Zer · 17/03/2023 12:55

tilestoclean · 17/03/2023 12:51

Not sure if it is still the case but it used to be that you have to wait ten years after agricultural use finishes before you can even start the planning application process

No I don't think that's the case now

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Zer · 17/03/2023 12:57

Pangolin23 · 17/03/2023 12:36

So OP could get £15m if land would fit 150 houses of circa £300k each? And even more if it’s somewhere valuable down south.

Crikey!

I've been quoted (very roughly by estate agent) that it could be near on 3 million.

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MagdaS · 17/03/2023 12:58

Get a planning consultant. Don’t try and do this without professional advice or on the cheap. There are lots of myths about the planning system (as evidenced by this thread) and someone disreputable will happily take your money in exchange for nothing.

The worst people to deal with as a planning officer are those who are badly advised. Don’t be that person.

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