Farm buildings change of use

Resurrect

I have inherited some farm buildings mainly built in the 1980s.

They are in a rural location on a single lane road so unlikely to be overly attractive to many tenants but I’m starting to think about what to do with them. 

Letting them individually to small businesses is my current thought.

I think I would use an agent and write that tenants pay business rates into the letting agreement. 

There is the option to try to get planning for housing. 

I was hoping someone here might have some advice or had done similar and could give me some things to think about. I want to start actioning this in the Spring. 

Savvy_Sue

Start reading your local authority's planning department plans, policies, protocols. Find out what change of use might be possible. Housing: there will be a development plan, would your location fit within that?

lincroft1710

If you want to let them out you will have to get planning permission for change of use. Grant of pp may mean you have to provide certain facilities such as toilets, and there may be restrictions on type and times of usage. Do not enter into any rental agreement without the help of a solicitor who is expert in commercial property rental. It is usual for tenants to pay rates. Don't forget property insurance.

J_B

lincroft1710 said:

 It is usual for tenants to pay rents.

Sorry? Do expand ...

jonesMUFCforever

You don't state where the inherited properties are - but around here you have a better chance of winning the lottery than getting planning to convert farm buildings to houses (unless you are a county councillor wink wink).

Resurrect

Thanks all. I’ll start researching those points.

I thought it would be as simple as appointing an agent used to doing this sort of letting. And thought with permitted development on brown field land it would now be easier. 

Better get into the detail of the possibility of planning!

unforeseen

I think you'll find it's not a brownfield site. 
The 2012 National Planning Policy Guidelines talks about brownfield as:-

"Land which is or was occupied by a permanent structure, including the curtilage of the developed land (although it should not be assumed that the whole of the curtilage should be developed) and any associated fixed surface infrastructure. This excludes:

• land that is or has been occupied by agricultural or forestry buildings;
• land that has been developed for minerals extraction (mining) or waste disposal by landfill purposes where provision for restoration has been made through development control procedures;
• land in built-up areas such as private residential gardens, parks, recreation grounds and allotments; and
• land that was previously-developed but where the remains of the permanent structure or fixed surface structure have blended into the landscape in the process of time."

lincroft1710

J_B said:

lincroft1710 said:

 It is usual for tenants to pay rents.

Sorry? Do expand ...

Sorry mistype for "rates", Have corrected post

J_B

lincroft1710 said:

J_B said:

lincroft1710 said:

 It is usual for tenants to pay rents.

Sorry? Do expand ...

Sorry mistype for "rates", Have corrected post

Hmm, typo acknowledged, but still not sure were you get that info from - tenants are responsible for all costs, surely

theoretica

What have the buildings been used for up to now? What sort of small businesses are demanding space in the area and how much would the buildings need altering? Do you have funds for this? Is there water, drains, electricity, internet, insulation, heat?  Also, look out for wannabe cannabis growers.

lincroft1710

J_B said:

lincroft1710 said:

J_B said:

lincroft1710 said:

 It is usual for tenants to pay rents.

Sorry? Do expand ...

Sorry mistype for "rates", Have corrected post

Hmm, typo acknowledged, but still not sure were you get that info from - tenants are responsible for all costs, surely

Depends on tenancy agreement. Came across several variations when I was in VOA, some were tenant's internal repairs, some external and internal, some LL's, same with insurance, some LL, some tenant. Only thing that is virtually statutory is that tenant pays the rates.