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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Inheriting field - how to get planning permission?
Zer · 17/03/2023 11:33
Bunnyhascovidnoteggs · 17/03/2023 11:38
Turn it into a dog walking field.
Reap the rewards!
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.
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!
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?
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.
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?
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.
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.
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?
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.
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?
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.
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.
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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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
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!
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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