We'd like to remind Forumites to please avoid political debate on the Forum... Read More »
PLEASE READ BEFORE POSTING: Hello Forumites! In order to help keep the Forum a useful, safe and friendly place for our users, discussions around non-MoneySaving matters are not permitted per the Forum rules. While we understand that mentioning house prices may sometimes be relevant to a user's specific MoneySaving situation, we ask that you please avoid veering into broad, general debates about the market, the economy and politics, as these can unfortunately lead to abusive or hateful behaviour. Threads that are found to have derailed into wider discussions may be removed. Users who repeatedly disregard this may have their Forum account banned. Please also avoid posting personally identifiable information, including links to your own online property listing which may reveal your address. Thank you for your understanding.
We're aware that some users are experiencing technical issues which the team are working to resolve. See the Community Noticeboard for more info. Thank you for your patience.
📨 Have you signed up to the Forum's new Email Digest yet? Get a selection of trending threads sent straight to your inbox daily, weekly or monthly!
Planning permission , head scratcher.
Options

izzzzythedog
Posts: 260 Forumite
We are looking to buy a piece of land
[IMG]http://forums.moneysavingexpert.com/<a href=http://s1022.photobucket.com/user/izzzythedog/media/land.1_zpscjp2g5u3.jpg.html rel=nofollow>[/img]
[IMG]http://forums.moneysavingexpert.com/<a href=http://s1022.photobucket.com/user/izzzythedog/media/land.1_zpscjp2g5u3.jpg.html rel=nofollow>[/img]

0
Comments
-
izzzzythedog wrote: »The area of land is a carbon copy of next door that has a bungalow on it already that was built perhaps 10 years or so ago where a bungalow already exsisted .
The land is within a line of houses so would squeeze between a house and a pub ( with plenty of room mind ) , its assumed its not greenfield as it has been stated its been used for gardens ... not gardens of the pub as they have a car park it butressess up against.
This kind of density of development changes the character of villages and is often unsustainable.izzzzythedog wrote: »Locally theres a shed load of housing being built ( 1600+) as the area has been chosen as over spill housing under the governments directive and local council area of choise for housing .
A development of 1600+ houses is likely to sustain other new facilities like shops, schools etc, which infill development never could.izzzzythedog wrote: »The local council have been approached to ask for provisional planning permission , this has been rejected . This was prior to the concept of the 1600 housing being built but still they have been approached and rejected the idea . I do not know why and cant think of a single reason for them not to grant this.izzzzythedog wrote: »Also if i were to buy it , bung a caravan on it , sit back and fight it what would i expect in the future and how likely are people whom are prepared to be extremely stubborn to get it finalised even if it takes a few years .
However stubborn you are, the Council can be more stubborn. They have the law and the courts to rely on if you attempt to buck the system.
The only thing that will make a difference is if you were able to win an appeal against the council's refusal (you will need professional advice how to do this) or if the council change their development plan and include new policies which favour development on this piece of land.
If you can name the council involved it might help to identify the policy they have which is causing the issue."In the future, everyone will be rich for 15 minutes"0 -
I own a bungalow in a hamlet between two villages. My garden land has good existing private access and would easily accommodate two more low-rise homes.
Nevertheless, I would not expect to obtain PP on my garden, because this would be regarded as unwelcome ribbon-type development in the countryside. The properties that make up the hamlet are mostly connected to outmoded farming practices, so there is no need for them in modern times.There's no justification for more development on the site, since both of the nearby settlements have land earmarked for building, supported by basic services. Indeed, 90 new houses are currently under construction in one of them.
In places where piecemeal self-build development has been allowed in the recent past, such as parts of Wales, the result has been long ribbons of property and settlements with no definite centre to them. This has allowed people their dream, but at a cost to the predominantly rural landscape.
As an aside, until a few years ago there were people living in caravans on a plot of land just outside the village boundary. Our council, being more tolerant than most, negotiated with the owners for roughly 10 years, but eventually took clearance action. The costs involved were substantial, so the land was seized to offset some of the public expenditure.
The council in your case must surely have a published development plan which you could consult.0 -
Are you buying it at garden value or at a value which reflects the potential for permission to develop?0
-
izzzzythedog wrote: »The local council have been approached to ask for provisional planning permission , this has been rejected .
...
I do not know why and cant think of a single reason for them not to grant this .
Do you mean that an application for outline planning consent was submitted - but rejected by the council?
If so, you should be able to find the submission and reasons for rejection (the Officer's Report) online, via the local council's website.0 -
Agreed that if pp was previously applied for you need to check the decision notice to see the original grounds for refusal. Note that may only give an indication as the local plan/ planning policies may have been reviewed and updated since the original application.
Also if the council has indicated PP would be refused have they not given you an indication of the reason they would be likely to refuse. I only ask as the planning dept I used to work in would certainly have said e.g. we'd be likely to refuse because the proposed application would breach policy X or y in the local plan, even on an initial pre-application discussion.0 -
izzzzythedog wrote: »The local council have been approached to ask for provisional planning permission , this has been rejected
If you applied, it's unlikely they really gave no reason at all on the rejection - care to share the link?
If advice, they'd probably have said "It's unlikely, for these reasons".0 -
Everything as above, but one thing that hasn’t been mentioned is that garden IS treated as greenfield now and has been for several years. It is not brownfield which is actually now called “Previously Developed Land” for what I assume is clarity. Your overgrown garden area will look more like one than the other - I can guess which!
I think you’re crazy putting in an offer saying there's no real reason planning shouldn’t be approved when
a) you haven’t seen the Decision Notice for the rejection
b) you haven’t read the Local Plan. Yes, it is a large document but they are sectioned and the vast majority can be eliminated by reading the headings and having a bit of a scan. The refusal wording on the Decision Notice will also help you find relevant part of the plan etc.
In my view, you should be employing a Planning Consultant to take a proper look at the chances of success. Why are people selling without PP when it makes the difference between land of very low value and land of great value? I’d say it’s because they are aware that they are going to fail continually.
It took us a long time to get planning permission for our house but the land cost us nothing and would have been worth 10% of what it is worth now with planning permission. I felt in my gut that developing the land was the right thing to do as ours was already previously developed. Our argument was about whether it was garden or previously developed. I did all the work for our successful application myself.
All the things that you think are relevant are actually irrelevant. You need to find reasons why the development is acceptable - that is within the Local Plan and NPPF. It all needs to relate directly to the plot and not to be full of “but they’re allowed to build” unless there are some really relatable developments on the street. Unlikely, if we’re talking about a hamlet.Everything that is supposed to be in heaven is already here on earth.
0 -
Unless there has previously been a house or other suitable development on the land, you are probably buying a garden / corner of a field that is unlikely ever to achieve the planning permission that will allow it to be developed.
Even if the owner did sell it to you, if there is a whiff of a chance that you might get planning permission in future (which would of course greatly increase the value of the land), any sensible seller would slap on an "uplift" clause. ie if planning permission were ever to be granted, then a payment of X% of the increase in value would be due to be paid to the current seller. These uplift clauses can last for decades.
If you are dead set on buying it, then insert a clause in your offer that it is subject to you getting planning permission.
Otherwise, look forward to growing a few flowers and vegetables in your garden!0 -
It depends where you are and what your local plan says.
Up here it would almost certainly get planning, but not where I used to live.
Do what I did when we bought the plot we are currently building on. Make an offer to buy it subject to getting planning permission. Then apply for outline permission and appeal if necessary.
Is it actually for sale or are you (like we did) making an offer direct to the owner when it is not even on the market?
If it's for sale without PP that probably means it won't get it as anyone with half a brain cell would try for planning before putting it on the market.0 -
izzzzythedog wrote: »The areas a hamlet rather than a village . It is between 2 villages and the local housing is spread along the road frontage as is this piece of land . The village to the north ( 1/2 a mile ) is having as you say infill.
Even in rural areas consideration will be given to things like bus services and shops. Ribbon development usually means car dependency, and doesn't facilitate the strengthening of communities.
That is partly why previous restrictions on developing greenfield land have been lifted, and new restrictions are being applied to infill-type development. It makes more sense to build on greenfield adjacent to a village with a shop and a bus route than it does to build in the garden of a house in the middle of nowhere.izzzzythedog wrote: »The area locally has applications that will double a village 2 miles away in size and encompassses a massive amount of greenbelt . Every parcel of potential land is to be built on regardless of its status . Small developments are dotted throughout the local area , HS2 is also scuttling past within a mile . There is massive amounts of proposals for housing and industry locally . There simply isnt a clear concept of the future here and all this has kicked off after the planning was approached previously ( not by us )."In the future, everyone will be rich for 15 minutes"0
This discussion has been closed.
Confirm your email address to Create Threads and Reply

Categories
- All Categories
- 351K Banking & Borrowing
- 253.1K Reduce Debt & Boost Income
- 453.6K Spending & Discounts
- 244K Work, Benefits & Business
- 598.9K Mortgages, Homes & Bills
- 176.9K Life & Family
- 257.3K Travel & Transport
- 1.5M Hobbies & Leisure
- 16.1K Discuss & Feedback
- 37.6K Read-Only Boards