Why is planning permission so difficult to achieve?

Towser

Recently a few plots of land have been put up for sale without planning permission. They have descriptions which say they are suitable for dwellings and even have artists drawings of how the houses could look on the plots.
Why is planning permission so difficult to achieve? The price of the land alters dramatically between the two with and without planning permission. The only thing I can think of is tree preservation orders and obviously objections from the locals.
How long does planning permission take to achieve I don't want to live in a caravan for years.

Cakeguts

Some plots of land will never be granted planning permission.

marliepanda

Towser wrote: »

Recently a few plots of land have been put up for sale without planning permission. They have descriptions which say they are suitable for dwellings and even have artists drawings of how the houses could look on the plots.
Why is planning permission so difficult to achieve? The price of the land alters dramatically between the two with and without planning permission. The only thing I can think of is tree preservation orders and obviously objections from the locals.
How long does planning permission take to achieve I don't want to live in a caravan for years.

Are you actually waiting in a caravan for houses to be built on this plot of land?

Planning permission on the whole is not difficult to achieve as long as it doesn't contravene any local planning policies, the local development plan, the affect it may have on locals, traffic, etcetc

If it CAN get planning permission , it's really easy.

If it can't, then it can't.

You seem to think it's taking a long time because it takes a long time. How do you know it isn't taking a long time because it's not happening.

Why isn't the owner selling it with planning permission to command a higher price?

Put it this way, don't hold your breath in your caravan.

Doozergirl

It will have little to do with local objections and TPOS.

It will have most to do with local planning policy. You must read the local development plan and the supplementary planning guidance.

Selling without PP may also be that the land actually isn't worth much more even with houses on it. In low value areas, the price of buying and building could be a bit close for comfort to the final value.

In a higher land value area it may well be that it is a difficult plot. The risk is high but the pay off would be great. The risk has to be assessed, which brings us back to reading the local plan.

davidmcn

Have there been any planning applications for the site?

sparky130a

Towser wrote: »

Recently a few plots of land have been put up for sale without planning permission. They have descriptions which say they are suitable for dwellings and even have artists drawings of how the houses could look on the plots.
Why is planning permission so difficult to achieve? The price of the land alters dramatically between the two with and without planning permission. The only thing I can think of is tree preservation orders and obviously objections from the locals.
How long does planning permission take to achieve I don't want to live in a caravan for years.

Bear in mind that virtually any land ripe for PP (granted or not) will attract developers that You'll have to compete with.

bertiewhite

It depends on what type of planning permission it is I guess - a property next to me was always going to get permission for holiday lets because it will bring tourist money to the area.

Towser

There are some plots of land for sale without planning permission in Ringshall. Each plot comprises a parcel of land off the east side of Ringshall Road with the plot sizes varying between 0.16 of an acre and 0.2 acre. The plots are sold on an unconditional basis only and purchasers are deemed to rely on their own enquiries with regard to development potential but with each plot having a frontage to
Ringshall Road of some 30ft., the plots may provide the opportunity for future development possibly for a single residential dwelling or similar. What is the likelihood of getting planning permission?

Not waiting in a caravan yet, like you say won't hold my breath.

There seems like a lot of people to be consulted including National Heritage and National Trust:


Consultee
1) LITTLE GADDESDEN PARISH COUNCIL
2) NORTHCHURCH PARISH COUNCIL
3) ARCHAEOLOGY UNIT
4) The National Trust
5) CONVENOR - HERTS PLANNING TEAM
6) HERTFORDSHIRE BIOLOGICAL RECORDS CENTRE
7) HEAD OF CONSERVATION
8) TREES & WOODLANDS
9) The Chiltern Society

Ithaca

Sometimes it can be worth buying land in anticipation of a change in planing policy that might not come about for several years. Councils often release parcels of land bit by bit for house building as and when called out in a new version of their Local Plan, but there are no guarantees so it's a gamble.

We have a notorious stretch of land in our town which for years and years the Council refused to grant planning permission for. The landowner got so fed up that he started hosting a three-times-a-year Gypsy Horse Fair on the land in the hope it would p*ss the locals off so much they'd pressure the Council to relax permission. The first part worked - it causes chaos in the town and people really resent it - but the Council wouldn't budge until recently when they were under pressure to add another 750 homes as part of a revised Local Plan. So if you can afford to take a long-term view it can be a sensible investment but if you're just looking for somewhere to build your own grand design it's probably better finding a site with planning permission already in place.

ProDave

There are a lot of these scams around, selling "plots" on land that will be very unlikely to ever get planning permission. If it was possible to get planning, they would, and sell them for much more with proper planning as proper house plots.

Typical reasons doe not getting planning are green belt, outside the development zone of a town or village, or not even in any form of existing settlement, i.e where they are is not "housing" land in the local plan.

sparky130a

Towser wrote: »

There are some plots of land for sale without planning permission in Ringshall. Each plot comprises a parcel of land off the east side of Ringshall Road with the plot sizes varying between 0.16 of an acre and 0.2 acre. The plots are sold on an unconditional basis only and purchasers are deemed to rely on their own enquiries with regard to development potential but with each plot having a frontage to
Ringshall Road of some 30ft., the plots may provide the opportunity for future development possibly for a single residential dwelling or similar. What is the likelihood of getting planning permission?

Not waiting in a caravan yet, like you say won't hold my breath.

There seems like a lot of people to be consulted including National Heritage and National Trust:


Consultee
1) LITTLE GADDESDEN PARISH COUNCIL
2) NORTHCHURCH PARISH COUNCIL
3) ARCHAEOLOGY UNIT
4) The National Trust
5) CONVENOR - HERTS PLANNING TEAM
6) HERTFORDSHIRE BIOLOGICAL RECORDS CENTRE
7) HEAD OF CONSERVATION
8) TREES & WOODLANDS
9) The Chiltern Society

None of those consultee's surprise me one bit. In fact i'd say that list is quite short.

Having said that you'll probably find various (quite possibly many!) departments within each entity that are required to sign off.

Time taken will vary by authority and their budget and resources.