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Someone has made a planning enquiry about our land

Discussion in 'Building Regulations and Planning Permission' started by clifford1, 14 Aug 2018.

  1. clifford1

    clifford1

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    We have five acres of grazing land advertised for sale with a local agent. We have had several satisfactory offers, but now one of these has revealed to the agent that she has made enquiries about possible planning permission. The local council has asked the agent for a map showing the field's location in relation to a nearby village.

    I have asked the council for any further information, but beyond saying that someone has submitted a Pre-planning enquiry form, they cannot reveal anything else as such enquiries are not publicly available.

    The field is in open countryside about a mile from the village, and the estate agent agrees that it seems very unlikely that any kind of development permission would be granted. However, we are now in a quandary whether to continue to negotiate with buyers on the basis of purely agricultural land, seemingly unable to find out whether there is any serious possibility of planning permission. It is therefore impossible properly to value the land, and we run the risk, albeit tiny, of selling it for a song.

    I know we could, for a fee, submit our own Pre-planning enquiry, but we would need to know what we are asking about. She could merely be asking about an animal field shelter, or perhaps a 10-home luxury development. The question we want to ask is, "Is there a cat in hell's chance that you would approve any development here?"

    Has anyone encountered this situation, or can offer any advice?
     
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  3. ^woody^

    ^woody^

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    Yeah. Before you sell any land, find out what can be done with it, as that dictates the value. Spend some money and find out.
     
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  4. wessex101

    wessex101

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    Slap an overage clause on it.
     
  5. GeoffJ

    GeoffJ

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    Yep - go for an overage clause - simples
     
  6. SFK

    SFK

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    Just because I had to look it up -
    An overage (also called “claw back”) is used to describe a sum of money in addition to the original sale price which a seller of land may be entitled to receive following completion if and when the buyer complies with agreed conditions.

    I looked at buying an plot of land that had an Overage basically stating that I would have to pay the seller 25% of any sale price that I received if I sold in the following 10Years.

    SFK
     
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  7. clifford1

    clifford1

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  8. clifford1

    clifford1

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    That was my question - how do I find out what can be done with it?
    To make a pre-planning enquiry I have to complete a form stating my proposal - how many houses for example, what size, etc. There doesn't seem to be a facility for asking simply "What can I do?"
     
  9. tony1851

    tony1851

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    The council are unlikely to sit down and tell you what you can do with the land, more likely they would expect you to put forward a proposal, and then give you a provisional yes or no.
     
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  11. ^woody^

    ^woody^

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    If you pay someone with a bit of nous they will explore the possibilities of what can be done under the council's local rules, and what could potentially be done with a wedge of cash and an appeal team.
     
  12. mikeey84

    mikeey84

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    This.

    There will be a planning consultant somewhere in the locality that for a wedge of cash will go through the local council plan for development, and tell you what is likely to be approved (if anything). Submit a proposal for that and see what happens.
     
  13. lt8480

    lt8480

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    The potential buyer has spent money looking at future options on a slight chance they may get the land. Unless you are willing to equally spend it's unlikely you'll aquire the same knowledge and be able to value the land in the same way.

    If you aren't willing spend your only real option is to hold the land or sell at a price based on your current knowledge.

    Whilst land with PP may be worth up to 10 times more than agricultural land, until PP is gained the value is speculation. Of course to get PP a considerable amount of money has to also be spent, and anyone doing the work and taking this risk would expect profit. The more unlikely the planning the less valuable. Also if the site is remote the cost may be high to develop which also brings value down.
     
  14. clifford1

    clifford1

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    Thanks It8480. That sums it up in a nutshell - nothing venture nothing gain. :)
     
  15. ^woody^

    ^woody^

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    £172 for the outline application, a site plan and a pencil sketch on some A4. And an hour or two. :rolleyes:
     
  16. freddiemercurystwin

    freddiemercurystwin

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    £172 for an outline planning application for a 5 acre site?
     
  17. ^woody^

    ^woody^

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    Yeah. LOL :oops::rolleyes:

    Just apply for a small bit of it then to get the price down
     
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