Building Plot for Family Group

sheannjam

We would like to buy a sizeable plot between three of us family members to each self build or renovate existing buildings. We'd like about 1/2 to 1 acre eachish. We've seen some plots with planning permission for one large house to be built but how likely would it be to get this changed to three smaller houses. How would we go about it and could we get some idea of whether we could do this before buying. 

davidmcn

If it were possible to get consent for three houses instead of one, why wouldn't they have applied for that in the first place, given that would probably be more profitable?

You can certainly do more than merely "get some idea" before buying, it's pretty normal to buy conditional on planning - but you'd be competing against buyers who are happy with the existing consent.

Also, how are you planning to fund it? Have enough cash to buy the plot (and do the builds)?

sheannjam

We have the cash to buy the plot and some towards the build. I wondered if the fact that we were planning to build three properties on one plot and informally put in boundaries rather than split the plot into three plots each with planning permission would go in our favour. We've also looked at buying a house on a large plot and then looking at getting planning for two others on parts of the existing land.

AdrianC

You want a 1.5-3 acre site with the potential to develop multiple properties... That puts you into some fairly serious developer competition. 3 acres could fit quite a lot of houses on... and the land cost is much smaller per property when spread that thin.

You can usually get pre-planning advice from local authorities as to how they'd view an application, but that isn't necessarily binding (and most authorities will charge for it).

GDB2222

davidmcn said:

If it were possible to get consent for three houses instead of one, why wouldn't they have applied for that in the first place, given that would probably be more profitable?

You can certainly do more than merely "get some idea" before buying, it's pretty normal to buy conditional on planning - but you'd be competing against buyers who are happy with the existing consent.

Also, how are you planning to fund it? Have enough cash to buy the plot (and do the builds)?

Essentially, the OP would have to overbid the other buyers by a significant margin. Some sellers would also want a non refundable option premium before entering into a conditional contract. Typically, 10%.

Once you have the sellers signed up, you would need to get plans drawn up and apply for planning permission. You might need to go to appeal. So, this is all pretty costly and time consuming. You’ll want to get advice from a planning consultant before starting as to whether you stand  a chance of getting the permission you would need.

davidmcn

sheannjam said:

I wondered if the fact that we were planning to build three properties on one plot and informally put in boundaries rather than split the plot into three plots each with planning permission would go in our favour. 

Not really, unless you're really wanting to prohibit yourselves from ever splitting ownership (e.g. in some circumstances planners will allow an annexe to be built provided it remains an annexe for ever more) - but three houses sounds odd, and makes it all pretty much unmarketable/unmortgageable for the future even if it currently suits you.

And if you need mortgage(s) to complete the build then you'll probably have to be splitting the title from day one.

sheannjam

We've seen one option where it's a house on about 3 acres and two or three outbuildings/barns. Maybe this would be a better option. As you say split it from day one is probably better in hindsight of the potential problems you raise. Maybe an old smallholding or something. We want something semi-rural. We've seen land for sale without planning permission or with planning permission for one home but wondered how we got assurances we could do what we wanted before buying.

sheannjam

Land for sale in Windmill Lane, Buerton Crewe Cheshire CW3 on Rightmove - £265k  Baker Wynne & Wilson, Nantwich 

AdrianC

This one?
https://www.rightmove.co.uk/commercial-property-for-sale/property-105434186.html

Well, it's not as big as you want, for a start - 1.25 acres, 0.4 acre/property before you consider access and boundaries.

The planning app in the listing is "reserved matters" - detail.
The original app is 17/1895N - http://planning.cheshireeast.gov.uk/applicationdetails.aspx?pr=17/1895N

The officer's decision on that certainly suggests to me that multiple buildings on the plot would not be looked kindly on.