Buying part of a field to build a conservatory

[Rh14n]

We are currently in the process of buying a house where the boundary of the plot is just a couple of metres from the house wall. The plot is surrounded by farmland. We would like to purchase a small strip of field from the neighbouring farm (only measuring around 200 square metres) and have broached this subject with the farmer who seems amenable. The reason for this is that we would like to extend the garden a little and also build a conservatory on the gable end of the house.

Can anyone advise as to how to go about this and any planning issues we would come up against with this plan? I presume we would have to seek permission to change the use of the land from agricultural to residential. If this was successful would we then need further planning permission to build the conservatory (if it was only approximately 20 square metres)?

[Rh14n]

Thank you all for your replies. Equus, I wonder if you'd be so kind as to clarify whether or not a conservatory falls within the definition of an Extension or not? As I understand it, a conservatory does not generally require planning permission (unless in a conservation area etc.) I am a complete lay-person when it comes to these matters but having read up a little on Permitted Developments and general Planning issues, I would hope that perhaps this is feasible for us. Our preferred location (due to layout of the house and sun-direction) would be to the rear of the house and would not be visible from the road or indeed any other properties.

Steve Campbell - thank you, yes, that will be our next conversation as to how much he would want for this land. He is actually the father of the current owner so will hopefully be reasonable in order to help achieve the sale of his daughter's house ... We'll see! Could anyone suggest what would be 'reasonable' for 200 square metres of good quality agricultural land in North Wales where I believe it is generally valued at between £5000 - £7000 per acre?

[Rh14n]

hornetrider said:

Rh14n said:

Could anyone suggest what would be 'reasonable' for 200 square metres of good quality agricultural land in North Wales where I believe it is generally valued at between £5000 - £7000 per acre?

Our house borders agricultural land, in fact our whole development does. The local farmer died a few years back prior to us moving here and his estate no longer wished to actively farm the land, so they sold off bits to every house bordering the land. What we know is that agricultural price was completely irrelevant, and the equivalent price was as for developed land even though there is still an agricultural restriction on it. The fact it borders your property adds significant value, and you could be looking at 50k/acre or more.

Thank you HornetRider. Yes, I had considered that it would undoubtedly and unfortunately cost more than the proportionate price per acre of agricutural land and would be prepared to pay a few thousand I suppose. We also understand that the septic tank to the house is located in this area of the field (with right of access to service/maintain it) so purchasing it would also tidy up that issue (we may have to move it depending on its exact location if it lies beneath where the conservatory would be built.

[Rh14n]

mikeiow said:

So 4,000 square metres to an acre, 200 sqm ought to be 1/20th of an acre......so perhaps only £2,500 if 50K/acre is right?!
Still sounds a tiny sum in the scheme of a house purchase!?

Yes, I would be happy if it came in at around that for us - add that to legal costs, landscaping and the build of a conservatory and I think it'd be worth doing to add value to the house alone and in addition of course we would enjoy the use of it. A chat with the farmer and the Duty Planning Officer will be our next steps I think. Thank you all.

[Rh14n]

Agreed Sam. Apparently someone previously wanted to buy 3 or 4 acres but were turned down so I don't think they'd sell a huge amount of land. We'll see how the conversation goes - how much he'd be willing to sell and for how much of course.

[Rh14n]

We genuinely have absolutely no desire for any 'Grand Designs' or do anything more than stated in my first post, just to enhance what we hope will be our home for the rest of our lives - simply to have a little more space around the house and a conservatory at a cost of around 10% of the buying price. We're not out to make any money from it and hopefully can keep it simple.

Edited by Rh14n on Tuesday 28th February 09:00

[Rh14n]

Equus said:

Welshbeef said:

Masonic lodge is your friend

You're a fantasist and an idiot.

I speak as someone who has worked hands-on with the Planning system for 35 years.

And as a female I don't think I qualify

[Rh14n]

tuffer said:

Rh14n said:

mikeiow said:

So 4,000 square metres to an acre, 200 sqm ought to be 1/20th of an acre......so perhaps only £2,500 if 50K/acre is right?!
Still sounds a tiny sum in the scheme of a house purchase!?

Yes, I would be happy if it came in at around that for us - add that to legal costs, landscaping and the build of a conservatory and I think it'd be worth doing to add value to the house alone and in addition of course we would enjoy the use of it. A chat with the farmer and the Duty Planning Officer will be our next steps I think. Thank you all.

I am in the same position and the owner is asking for >£20K for 200 sqm, we have been here 10 years so I am not in a rush. Happy to pay the asking price but he cannot make up his mind what that exactly is.

Wow! Thanks for that Tuffer. I don't think we'd stretch that far for it though.

[Rh14n]

We genuinely have absolutely no desire to do anything more than stated in my first post just to enhance what we hope will be our home for the rest of our lives - simply to have a little more space around the house and a conservatory. We're not out to make any money from it. Hopefully we can keep it simple.