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Treacodactyl
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Joined: 28 Oct 2004
Posts: 25795
Location: Jumping on the bandwagon of opportunism

Posted: Wed May 11, 05 12:03 pm Post subject:

From the few discussions I've had with people a factor in gaining planning permission is also down to how you get on with the planners. That may simply be down to chatting with them in a friendly way, playing golf with them or something else.

I must admit the idea of buying several buildings with land with the prospect of either renting/selling off some is appealing as it's a way of funding the whole project and securing your own interests with covenants etc. But there's also the risks of being landed with the whole property for a long time.

tahir

Joined: 28 Oct 2004
Posts: 45674
Location: Essex

Posted: Wed May 11, 05 12:07 pm Post subject:
The reason I put it up here was that my reading of Thurrock councils interpretation of Green Belt policy indicates that there is a possibility of gainiing consent for a dwelling on a working farm. �125k for 36 acres withoout an agricultural tie is very cheap.

Treacodactyl
Downsizer Moderator

Joined: 28 Oct 2004
Posts: 25795
Location: Jumping on the bandwagon of opportunism

Posted: Wed May 11, 05 12:47 pm Post subject:
Is it likely to go for that or more?

tahir

Joined: 28 Oct 2004
Posts: 45674
Location: Essex

Posted: Wed May 11, 05 12:52 pm Post subject:

Depends. If there's a developer with "connections" in the planning dept they may get consent for say 3 or 4 houses (it's a v large frontage), if not then the serious purchaser like me that wants something with certainty attached is not going to buy it which means that it's either going to a farmer who won't pay much for it (I reckon less than asking) or someone that's preapred to devote themselves to it as a project over a number of years.

tahir

Joined: 28 Oct 2004
Posts: 45674
Location: Essex

Posted: Wed May 11, 05 2:39 pm Post subject:
The details are on the internet now: https://www.primelocation.com/uk-property-for-sale/details/id/SPip169926/

Blue Peter

Joined: 21 Mar 2005
Posts: 2400
Location: Milton Keynes

Posted: Wed May 11, 05 3:43 pm Post subject:
Tahir, What's a planning consultant? and what do they do for you? and how much do they cost? Peter.

tahir

Joined: 28 Oct 2004
Posts: 45674
Location: Essex

Posted: Wed May 11, 05 3:53 pm Post subject:

A planning consultant is there to talk to planning authorities on your behalf and to investigate precedents in your chosen area in order to make a case for a planning application you may have.

You can do most of this yourself, but it is quite complex and if you find a good one (which I don't think I have) then they can find a way for you to achieve the result you're after in a way that the planning authorities can't object to.

My one provided a fair bit of informal advice for about �100, I asked him to investigate this property in detail so he was on site this morning and will have been to the council offices etc too, for this he's charging �100 p/hour.

For the next one I'm looking at I've found a local guy who used to work (retired) in the planning authority concerned and is going to charge much less.

I spose I'll know how useful they are within the next couple of days, as soon as I do I'll let you all know.

Behemoth

Joined: 01 Dec 2004
Posts: 19023
Location: Leeds

Posted: Wed May 11, 05 3:55 pm Post subject:
I alway thought the definition of a consultant was: A person who will borrow your watch to tell you the time and then buy you lunch with the fee you just paid them. But in this case I think they do the running around looking at the posibiliites, loopholes and potential arguments regarding developemnt issues at properties you might be interested in. T will no doubt clarify.

tahir

Joined: 28 Oct 2004
Posts: 45674
Location: Essex

Posted: Wed May 11, 05 3:57 pm Post subject:
Loopholes are the major thing you need them for, for instance barns cn be converted to ancilliary accommodation and thence dwellings, but stables generally can't. As I said above I can't say that I've been overly impressed by mine yet, we shall see.

tahir

Joined: 28 Oct 2004
Posts: 45674
Location: Essex

Posted: Wed May 11, 05 6:06 pm Post subject:
Wonder if a group of people could buy and manage one of the fields? You know like mega allotments... Don't suppose there's anything to stop you cos it hasn't got an agricultural tie

Treacodactyl
Downsizer Moderator

Joined: 28 Oct 2004
Posts: 25795
Location: Jumping on the bandwagon of opportunism

Posted: Wed May 11, 05 6:18 pm Post subject:

tahir wrote:

Wonder if a group of people could buy and manage one of the fields? You know like mega allotments...

That's what I've been thinking recently...

tahir wrote:

Don't suppose there's anything to stop you cos it hasn't got an agricultural tie

I thought ag ties are only on the property? To use the field as alltoments I would think change of use applies.

tahir

Joined: 28 Oct 2004
Posts: 45674
Location: Essex

Posted: Wed May 11, 05 6:22 pm Post subject:

You'd need to talk to planning but from my understanding of ties you can't buy land that has ties unless you earn the majority of your income from farming, this land has no ties therefore you should be able to buy it, whether you'd need consent for change of use is another matter but I don't think so. If a group of individuals formed a co-op to buy it I don't see how they could argue as long as the land was kept in agricultutral use.

Blue Peter

Joined: 21 Mar 2005
Posts: 2400
Location: Milton Keynes

Posted: Thu May 12, 05 10:48 am Post subject:
Co-ops might be the way to go, but you'd need a fair few people within easy distance of your field(s)...which you have to find as well, Peter.

tahir

Joined: 28 Oct 2004
Posts: 45674
Location: Essex

Posted: Thu May 12, 05 10:49 am Post subject:
We've got a few Essex members here.

tahir

Joined: 28 Oct 2004
Posts: 45674
Location: Essex

Posted: Thu May 12, 05 12:41 pm Post subject:
By my reading I think a "bona-fide co-op" under "Green Rules 1, 2 & 3" looks like it could act as an ownership structure for such a scheme. More info here if anyones interested: https://www.cooperatives-uk.coop/live/images/cme_resources/Users/Legal%20Services/Green%20rules%201.pdf

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