Auction question on artists impression vs planning permission

Bartoni79

Hi, 
I’ve saw some land for auction (which I decided to not bid I ) and it shows a photo of the land which has a double garage on, then an artists impression of what a house would look like. But the land doesn’t have planning permission for a house and judging by the local council hasn’t officially put in for planning. Why would a vendor spend money on someone putting an artist impression together vs going down the pp route and potentially selling the land for more money. I assume they either
A) have have had informal conversation with council who have said it’s in not to happen 
are too lazy to be bothered but not lazy enough to have someone draw up sketches…

any other legitimate reasons to think or is guidance to stay clear if these lots?

FreeBear

There are companies out there buying up farmer's fields, parceling it and selling small plots on to unsuspecting people. They claim that the land is ripe for development, yadda, yadda, and wotnot. The local authority will already have a development strategy in place and will have identified where new homes are likely to be built. If this land isn't within a prospective zone, there is little to no chance of getting planning permission.

https://selfbuildportal.org.uk/top-tips/land-banking-scheme-scams/

Bartoni79

The deeds showed that it had been owned by someone for many years and it was a one off lot; not one of many. It just seems odd that the vendor wouldn’t go for pp. I searched the local authority for some time but saw no formal application 

theoretica

Could be a vendor who does not want to put money in to maybe get more out - eg someone liquidating an estate to divide between a lot of people.  Or someone who simply doesn't themselves have the money and time for plans and planning permission.

Annisele

The artist's impression might not have cost them much. Unless there are some identifying details, it might not even be of the specific plot - it might just be "hey, people, this is what houses look like". Or maybe they even asked an AI program to make it for them.

There's an outside chance that the vendor just hasn't bothered to get planning permission for some reason. But if it's likely planning permission would be granted, chances are that other potential bidders know that too - and that would probably end up being reflected in the price.

CSI_Yorkshire

Look for the plot on the local SHLAA.  They're outdated but still useful guidance.

Bartoni79

Hi,
Ca it be searched by postcode and house number? It looks like it’s for Greater London only?

CSI_Yorkshire

Some can, some can't.  Some were maps and tables in pdf, some were excel spreadsheets.

I've not dealt with many in the south, only midlands and north-east.

I can have a dig if you let me know the postcode.

Bartoni79

Thank you! 
It doesn’t have an address as it’s a plot with a garage on it. The best I can find is land adj, 129 The Myrke, Slough, SL3 9AD
Many thanks 

CSI_Yorkshire

Looks like Slough Borough Council don't directly assess anything smaller than 11 dwellings on their local plan data, so there's nothing listed.

The review does say "Some of the past completions have been the result of the Council developing homes on small redundant garage sites in its ownership." which could be interpreted as suggesting they would support such development, but nothing concrete there.

CSI_Yorkshire

https://www.slough.gov.uk/downloads/file/62/proposals-map-4-south-central

And that's the most recent planning map I can find - looks like it's marked as green belt and flood zone, or might be just outside the council area and we need to look at the next council south.