Is it worth getting planning permission before selling house?

[Deleted User]

I'm taking tentative steps toward selling my house. It's a three-bed semi on a busy road that was built in the 1920s. The main selling point is the large amount of land at the rear, that is currently garden plus garage / hardstanding and is accessed by a shared drive. There's also hardstanding for two cars at the front.

I had three valuations this week and one of them mentioned it would be worth getting planning permission for the rear, possibly for a small bungalow or 'granny flat'. I have absolutely no experience of this and no clue where to start. I've been to the Planning Portal website and feel a bit word blind. Can anyone point me in the right direction? Is it worth the effort? I'd obviously like to add value to the house, but don't want to add too much stress to my life in the process! Any thoughts gratefully received.

ProDave

If you are talking of an extension or granny annex that is to be used / sold with the house as one unit, then I doubt the planning would make much difference to the value, and even a refusal could detract from the appeal for someone that wants that sort of extension.

But if you are talking of permission to split the plot and build a completely separate dwelling in part of the garden, then absolutely, if you think you can achieve that, then try for it, that could add a lot to the value.

Any chance you could post a suitably anonymised satellite view of the house and plot?

[Deleted User]

Many thanks. I've dug out and cropped the plan from the land registry. My house faces the road on the left, and behind me is a house and garden that faces the road on the right. The footprint of my house and land is outlined, and if I remember correctly is about a third of an acre in total. The shared drive is to the left of the house (below it on the plan).

The area marked '1' has the house and a patio/garden directly behind it. Area '2' is offset, and contains garage, hardstanding for 3 cars and another garden. I can post an aerial too if that helps?

cattie

Where would access be for an additional property, only you mention a shared drive. Would that also be the access required?

youth_leader

Someone I know is having a difficult time with the planning permission they obtained for land they are selling behind their house because the drains haven't been 'adopted', do get this done in advance if you are able to.  

eddddy

As a starting point, you could ask your local planning authority (council) for 'pre-application advice'.

They might have a meeting with you, but it's more likely that they'd want you to put your questions in a letter. Either way, they'll probably charge you a fee.

If you have to send a letter, enclose a copy of the plan you've posted here, plus some photos of the site, and a brief description of what you want to build (or maybe ask them what, if anything, you would be allowed to build).

They won't give a definitive "yes" or "no" answer - just an indication. For example, they might say it's "very unlikely", or they might say something like "it's worth applying for planning permission" - which would be a positive answer.

Check your local planning authority's website for details of how to get 'pre-application advice'.

[Deleted User]

Many thanks everyone. Just to address a few points: yes, access would have to be via the shared drive, which I know could present some issues. That's very useful information about adopting the drains and I'll keep it in mind. And it sounds like my next step should be to seek pre-application advice (thanks eddddy) - I'm happy to go that far, and if it comes back negative at least I'll know I tried, otherwise I'll be forever wondering! 

Ditzy_Mitzy

I'm no expert on planning matters, but I assume that you'd need some sort of modification to the shared driveway covenant prior to putting in the application.  As it stands presently the covenant allows access to the land via the shared drive because it's your land and on the same title as your house.  If the titles are separated the second piece of land, the present plot of garden and garage, risks being marooned without any way of accessing it.  The freehold title to your house conveys the right to, probably, 'pass and repass with or without vehicles for the purposes of accessing land..' or words to that effect.  As I understand it, permission is not often granted to build on such marooned plots, which exist all over the place for weird reasons, so it's probably an avenue worth exploring first.  I assume that you'll also need permission from the other party who shares the driveway.  

lillypoo

we recently divided our garden which was huge into two and fenced half off ( after advice from ea) before trying to sell house. we do not have planning on the separate plot and have not even applied for it BUT people who have viewed the house have all given feedback that they would like the whole garden as they are worried we would build on the adjoining bit. they look on google street view and want what you had rather than what youre selling. 

hope that makes sense .... if their feedback is to bebelieved we have lost sales because of this

oldbikebloke

lillypoo said:

we recently divided our garden which was huge into two and fenced half off ( after advice from ea) before trying to sell house. we do not have planning on the separate plot and have not even applied for it BUT people who have viewed the house have all given feedback that they would like the whole garden as they are worried we would build on the adjoining bit. they look on google street view and want what you had rather than what youre selling. 

hope that makes sense .... if their feedback is to bebelieved we have lost sales because of this

oh dear , your have FENCED OFF a part of your garden prior to sale
therefore you are now liable for Capital Gains Tax on the fenced off portion as it is no longer part of your "permitted area" 
https://ritchiephillips.co.uk/insights/capital-gains-tax-on-gardens-and-grounds/

perbinder

oldbikebloke said:

lillypoo said:

we recently divided our garden which was huge into two and fenced half off ( after advice from ea) before trying to sell house. we do not have planning on the separate plot and have not even applied for it BUT people who have viewed the house have all given feedback that they would like the whole garden as they are worried we would build on the adjoining bit. they look on google street view and want what you had rather than what youre selling. 

hope that makes sense .... if their feedback is to bebelieved we have lost sales because of this

oh dear , your have FENCED OFF a part of your garden prior to sale
therefore you are now liable for Capital Gains Tax on the fenced off portion as it is no longer part of your "permitted area" 
https://ritchiephillips.co.uk/insights/capital-gains-tax-on-gardens-and-grounds/

Thanks for that. That’s new to me too. 

But I suspect most will be ok as 
“ The basic position is that if the garden and grounds of the residence, including the site of the dwelling house, do not exceed 0.5 of a hectare (5,000sq m or just under 1.25 acres), then relief is automatically due for the whole area.”

For me if I was viewing I would say the same and walk away. How much more would you get for the house if you include the second garden? 

If you want to build you really need to chat to the planning office. Where I am they charge for that chat unfortunately, something That used to be free and informal.