Property/DIY
Inheriting field - how to get planning permission?
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?
Zer · 17/03/2023 12:59
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.
Thanks, I will
MagdaS · 17/03/2023 13:00
Zer · 17/03/2023 12:57
I've been quoted (very roughly by estate agent) that it could be near on 3 million.
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.
And this is why land values are so appallingly inflated in this country. An estate agent is NOT a Red Book Valuer. Now you’ve heard £3m there’s no going back from it… and then the difference comes from the pot for infrastructure.
Zer · 17/03/2023 13:03
MagdaS · 17/03/2023 13:00
And this is why land values are so appallingly inflated in this country. An estate agent is NOT a Red Book Valuer. Now you’ve heard £3m there’s no going back from it… and then the difference comes from the pot for infrastructure.
Zer · 17/03/2023 12:57
I've been quoted (very roughly by estate agent) that it could be near on 3 million.
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.
Of course there's coming back from it, I'm not completely stupid. It will be worth what anyone is willing to pay for it.
Zer · 17/03/2023 13:08
MagdaS · 17/03/2023 13:00
And this is why land values are so appallingly inflated in this country. An estate agent is NOT a Red Book Valuer. Now you’ve heard £3m there’s no going back from it… and then the difference comes from the pot for infrastructure.
Zer · 17/03/2023 12:57
I've been quoted (very roughly by estate agent) that it could be near on 3 million.
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.
Actually looking at the Governments land value calculator 3 million would be a very conservative estimate.
Ichosetheredpill · 17/03/2023 13:11
You may also wish to consult the local planning authority as they sometimes have calls for available plots to be put forward as allocated land for housing provision, especially if you’re in an area where housing land is short. You have various options and it will very much depend on where you are, the local planning authority’s policies and the level of housing need locally. Definitely appoint a reputable RTPI qualified planning advisor before anything else.
fyn · 17/03/2023 13:20
Have you had a look at your local plan and neighbourhood plan? That will give you an idea of what it is zoned for. Also have a look into whether your local council is meeting its house building targets, if not there is more flexibility in local plans.
You’ll need planning consultants really, it can cost hundreds of thousands to get planning permission for big sites!
2bazookas · 17/03/2023 13:20
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?
You need to engage with the Local Plan (for future development)
You need to find out the history of the land ;if it's on some historic /archeological site/ contains an ancient monument it may be protected. Not all ancient monuments are visible above ground. (neolithic burial cists, for example)
The third step would be to apply for change of use (from agricultural to residential development)
All that requires a close relationship with local govt, local politics, the Planning dept.Experienced developers have that and cultivate it.
That you even think of seeking such advice on Mumsnet illustrates how totally out of your depth you are. So, you best bet is to find out WHO is developing housing land around your nearest town and tell them you have land that might be of interest.
Delectable · 17/03/2023 13:23
Re Council offers a chat with their planning officer for viability etc. It's a chance to hear what they'll like to see. Then consult with a planning expert in the area. Don't sell it to anyone who says it's a lot of work, will take too long or won't have value.
starlight1278 · 17/03/2023 13:28
I am a planning consultant
I would acquire outline permission for development then sell to a house builder
although likelihood of getting this approved does depend on particulars. If the development next door is recently approved it sets a president for the principle of the development in the area, but would be impossible to guarantee 100% without knowing the particulars of the site.
Planning agents offer a site appraisal service where they can set our potential development options for you. I would advise doing this if you don't have planning knowledge yourself.
Good luck!!
2bazookas · 17/03/2023 13:55
I've had it valued.
3 million, is pie in the sky.
Its as if Granny left you a painting in her attic; and some idiot has told you "if that's a Rubens, its worth millions".
At the moment it's just 11 acres of field, = rough grazing. Local to me, that 11 acres would be worth a total of 70K. You can look up the value (per acre) of rough grazing in your area and multiply by 11. That's what it's worth.
A field doesn't have any other value (as building land) until/ unless there is a change of use permit and building consent.
If your benefactor's estate is worth way over 3 million then it's facing crippling IHT. So it might be better to keep your mouth very shut about what your inheritance is worth, until the estate has been distributed .
Zer · 17/03/2023 13:57
2bazookas · 17/03/2023 13:20
You need to engage with the Local Plan (for future development)
You need to find out the history of the land ;if it's on some historic /archeological site/ contains an ancient monument it may be protected. Not all ancient monuments are visible above ground. (neolithic burial cists, for example)
The third step would be to apply for change of use (from agricultural to residential development)
All that requires a close relationship with local govt, local politics, the Planning dept.Experienced developers have that and cultivate it.
That you even think of seeking such advice on Mumsnet illustrates how totally out of your depth you are. So, you best bet is to find out WHO is developing housing land around your nearest town and tell them you have land that might be of interest.
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?
Lol! It doesn't show that I'm out of my depth, as I haven't done anything or made any decisions. It shows that I know absolutely nothing about it and am getting information the quickest and easiest way I can.
Dh has found a planning agent.
Zer · 17/03/2023 14:00
2bazookas · 17/03/2023 13:55
I've had it valued.
3 million, is pie in the sky.
Its as if Granny left you a painting in her attic; and some idiot has told you "if that's a Rubens, its worth millions".
At the moment it's just 11 acres of field, = rough grazing. Local to me, that 11 acres would be worth a total of 70K. You can look up the value (per acre) of rough grazing in your area and multiply by 11. That's what it's worth.
A field doesn't have any other value (as building land) until/ unless there is a change of use permit and building consent.
If your benefactor's estate is worth way over 3 million then it's facing crippling IHT. So it might be better to keep your mouth very shut about what your inheritance is worth, until the estate has been distributed .
The field has been left to me as agricultural land. So no, the estate is not worth over 3 million and everything has gone through proper probate, but thanks.
JohnnyM · 17/03/2023 14:11
Have you noticed how many fields there are on the outskirts of towns in the UK, and ever wondered why the owners are not all getting planning permission and making £Ms instead?
As others have pointed out, trying to get planning permission would be very costly, take a very long time, depend on many factors, and in the end may never be granted (which is why there are of course lots and lots of fields on the outskirts of towns in the UK).
You really need to seek and pay for professional planning advice to understand what will be required and to get an initial view on the viability of this at all.
Zer · 17/03/2023 14:14
JohnnyM · 17/03/2023 14:11
Have you noticed how many fields there are on the outskirts of towns in the UK, and ever wondered why the owners are not all getting planning permission and making £Ms instead?
As others have pointed out, trying to get planning permission would be very costly, take a very long time, depend on many factors, and in the end may never be granted (which is why there are of course lots and lots of fields on the outskirts of towns in the UK).
You really need to seek and pay for professional planning advice to understand what will be required and to get an initial view on the viability of this at all.
We are employing someone to look at it, thanks.
If I can't develop it I'll make part of it a dog walking field ...IF I get planning for it!
Seeline · 17/03/2023 14:15
although likelihood of getting this approved does depend on particulars. If the development next door is recently approved it sets a president for the principle of the development in the area, but would be impossible to guarantee 100% without knowing the particulars of the site.
The neighbouring site doesn't really set a precedent.
The neighbouring site may have been allocated for housing in the local plan.
The neighbouring site maybe inside a settlement boundary whereas OPs land may not be.
The neighbouring site might have been previously developed land rather than an agricultural field.
There are so many factors that may makes this site different - flood zone, protected species, trees, access, archaeology, local plan designation etc.
OP agree with others - it is likely to be a very long process. If you are lucky, the local plan process may be at the right stage for new sites to be allocated for housing, but even if you put yours forward there is no guarantee that it would be accepted.
Definitely get yourself an RTPI accredited planning consultant in the first instance.
Seeline · 17/03/2023 14:21
LIZS · 17/03/2023 14:19
You would need Change of Use first, then outline pp for a residential development. If it is designated for agricultural use and protected by Greenbelt etc you may struggle tbh.
No - outline pp for residential would allow the change of use. You don't need/wouldn't get just a blanket CoU to residential.
Architectahoy · 17/03/2023 14:22
Don't assume you'll get planning. Im in an area where agricultural land in current use will (usually) fail to get planning.
You need to first of all get a topographical survey done. Then find an architect to draw up an existing location / site plan. And then a planner to submit planning (you might be able to skip the architect bit if the planner can mock up their own location plans!)
You'll also need a drainage and bat and bird surveys.
😊 Check the local town plan and you'll be able to gauge things.
Do you have any barns on site?
Panicmode1 · 17/03/2023 15:09
I work for a land agent advising on planning. DON'T option it to a single housebuilder- they have an interest in driving the price down. We work with landowners to get planning and then sell (off market) to developers - and it doesn't cost you a penny as we.take the risk to get the planning/all of the surveys/ecology etc. If you want to DM me, I'm happy to tell you more and do a no obligation view on the likelihood of hetting planning before you incur fees.
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