Has anyone built a new dwelling in their garden?
Discussion
Ii probably didn’t explain this post correctly, but the idea is to use some of the garden to build two new dwellings. Dorma’s with the lower roofline seems to be the best approach and planning is possible. i already have an annexe (that was an existing building) but these would be new. Has anyone down this and can advise if they recommended just selling the land with planning or managing the whole process?
i think the whole process is more appealing as you are in control , downside you have to finance this.
i think the whole process is more appealing as you are in control , downside you have to finance this.
Edited by jrinns on Saturday 18th January 06:36
jrinns said:
Currently discussing this with a planning consultant but has any one done this before and would like to share / discuss how it went?
I am hoping we can get two dorma's on the front of my property but seems to be a lot to consider.
What do you mean by a "new dwelling in your garden"?I am hoping we can get two dorma's on the front of my property but seems to be a lot to consider.
Seems at odds with the other statement of hoping to get what I assume are two dormer windows on the front of your existing property?
I've got a detached annexe building in the rear garden so can run through my experience if it assists but unsure what you are asking.
OzzyR1 said:
What do you mean by a "new dwelling in your garden"?
Seems at odds with the other statement of hoping to get what I assume are two dormer windows on the front of your existing property?
I've got a detached annexe building in the rear garden so can run through my experience if it assists but unsure what you are asking.
updated the original post , hopefully it’s clearer..Seems at odds with the other statement of hoping to get what I assume are two dormer windows on the front of your existing property?
I've got a detached annexe building in the rear garden so can run through my experience if it assists but unsure what you are asking.
My brother has been trying to do this for getting on for 2 years. He has spent £20k+ on consultants, appeals, etc. Every time a planning issue is resolved, another one pops up.
He has an older detached house, driveway to one side giving access to his garage and outbuildings. He owns the land behind his house and the neighbours on each side - around 2 acres.
He has a local developer who wants to build 4 houses, and is willing to buy the land, but not until permission is granted. Brother stands to make around £500k from the dealer, and keep his house. The house and land, as they stand, are worth around £500k, so worth double with the PP.
The Parish Council repeatedly objected - no affordable housing mix was the first.
They then decided that, although his house was within the village development boundary, his garden/land was outside the boundary.
Both of these were successfully appealed.
Visibility splay problems were overcome with Highways.
He's now been refused because the side access lane is deemed unsuitable for 4 properties.
He's basically run out of money to pursue it any further, and will probably end up replacing the outbuildings with a single house on the same footprint, living in that, and selling the original house. No profit, but he'll be mortgage-free. He'll need to get a loan to cover the building costs though, which might be tricky since he's a pensioner now.
He has an older detached house, driveway to one side giving access to his garage and outbuildings. He owns the land behind his house and the neighbours on each side - around 2 acres.
He has a local developer who wants to build 4 houses, and is willing to buy the land, but not until permission is granted. Brother stands to make around £500k from the dealer, and keep his house. The house and land, as they stand, are worth around £500k, so worth double with the PP.
The Parish Council repeatedly objected - no affordable housing mix was the first.
They then decided that, although his house was within the village development boundary, his garden/land was outside the boundary.
Both of these were successfully appealed.
Visibility splay problems were overcome with Highways.
He's now been refused because the side access lane is deemed unsuitable for 4 properties.
He's basically run out of money to pursue it any further, and will probably end up replacing the outbuildings with a single house on the same footprint, living in that, and selling the original house. No profit, but he'll be mortgage-free. He'll need to get a loan to cover the building costs though, which might be tricky since he's a pensioner now.
I have just finished building a large house.
The hassle of building 2 will be considerable. You have to finance it as you say. If a self builder you will be cil exempt - but 2 houses won't be self build.
I don't know the site so take this with a pinch of salt but my inclination would be to sell the site with perksioom or put one house on it for your own use ( hence self build ) and sell existing.
With 2 you are acting as developer and developers are better at it than you are. Take their money and let them deal with over runs , selling them etc
The hassle of building 2 will be considerable. You have to finance it as you say. If a self builder you will be cil exempt - but 2 houses won't be self build.
I don't know the site so take this with a pinch of salt but my inclination would be to sell the site with perksioom or put one house on it for your own use ( hence self build ) and sell existing.
With 2 you are acting as developer and developers are better at it than you are. Take their money and let them deal with over runs , selling them etc
Yes but I've built a few.
If your in construction go for it, if your not it may not be worth the hassle.
The other option could be a joint venture with a developer you put the land in at an agreed value developer builds the houses and you share the profit.
Tbh building them is the easy bit planning and selling them is the tricky bit.
If your in construction go for it, if your not it may not be worth the hassle.
The other option could be a joint venture with a developer you put the land in at an agreed value developer builds the houses and you share the profit.
Tbh building them is the easy bit planning and selling them is the tricky bit.
(briefly...)
Yes, I have done it for a few clients... after an initial feasibility assessment.
Your options are;
1 - sell 'as is' - test the market and see if there are any developers interested
2 - sell 'subject to' - a developer would fund any application and make an offer 'subject to planning'
3 - sell with pre-app advice (providing favourable)
4 - sell with outline planning (developers will deal with design & appearance conditions as they will want their own design on there)
3 - keep it - secure full planning and deal with the development yourself
(the above go from lowest value/income, to highest... but require more input/outlay in time/cost from you each time)
Bear in mind that if you are developing the site as a 'one off', then you will be paying taxes, etc. and if you get all the money 'in' in one financial year, that is a lot of corporation tax to pay, then tax to pay yourself. Selling part of your garden doesn't (normally) attract any taxation.
So, using random figures... lets say you could sell three plots at £150k each, with no tax - £300k, or you could develop the site and make a profit of £500k. Lose £100k (~20% ) in corporation tax, then (depending on how you take it all out) more tax 7.5% to 33.75%, so lets take an middle of 20%, leaving you with £320k.
If you were a developer, to reduce taxes, you could/would be using the profit to buy the next site, but it sounds like you aren't (?) so it's one big hit.
So, potentially £20k betterment, for you building two houses, maybe over a 2 year period, so £15k a year... minimum wage is now >£20k/yr... isn't tax amazing...
(above is very simplistic, just to give you an idea as to how it might go)
Don't forget that you will be funding the build, with zero money back until Plot 1 is sold, then it could be self funding. But there will be a higher initial cost (road/sewer/etc) plus the build. So, let's say £400k out... fine if you have in the bank, but if not then you are paying interest to someone... eating into your profits.
8% on a £400k loan is £32k, so your earnings after tax are probably no better than just selling the land... even if you have that in the bank, you will still lose ~5%, so £20k... see previous comment.
On the face of it, there seems no reason for you to have 2 years of hassle, stress, time & effort for not a lot more (if anything).
So...
To maximise your potential income for the land you could go for pre-application advice, probably costing you £2-3k. This would give you a response from the LPA (Local Planning Authority) as to the likelihood of success.
Then, with a favourable pre-app, you could submit an outline application. There is no point going detail/full if you are going to sell the site, as any developer will want to deal with 'design & appearance' as a reserved matter and build what they want on there. This might cost you £7-10k.
You then have a site for sale, with outline planning permission, which is far more attractive to a developer as it removes the uncertainty from buying it as a simple plot/garden and, more importantly, if worth more than a 'virgin' garden plot.
As mentioned above (I think) CiL (community infrastructure levy) might be applicable to your land. I have some sites at £200/m2, so a 150m2 house attracts £30k, so £60k off the land value... I had a site for 'rural needs' (affordable housing) but the Council still wanted £150/m2, which means more open market housing to subsidise it... but the planners wouldn't accept development 'into' the land.
So, CiL killed off the opportunity to build affordable rural housing... but don't panic, we are going to be building millions of houses in the next <5 years...
(the above is very simplified, but hopefully you get the gist...)
Yes, I have done it for a few clients... after an initial feasibility assessment.
Your options are;
1 - sell 'as is' - test the market and see if there are any developers interested
2 - sell 'subject to' - a developer would fund any application and make an offer 'subject to planning'
3 - sell with pre-app advice (providing favourable)
4 - sell with outline planning (developers will deal with design & appearance conditions as they will want their own design on there)
3 - keep it - secure full planning and deal with the development yourself
(the above go from lowest value/income, to highest... but require more input/outlay in time/cost from you each time)
Bear in mind that if you are developing the site as a 'one off', then you will be paying taxes, etc. and if you get all the money 'in' in one financial year, that is a lot of corporation tax to pay, then tax to pay yourself. Selling part of your garden doesn't (normally) attract any taxation.
So, using random figures... lets say you could sell three plots at £150k each, with no tax - £300k, or you could develop the site and make a profit of £500k. Lose £100k (~20% ) in corporation tax, then (depending on how you take it all out) more tax 7.5% to 33.75%, so lets take an middle of 20%, leaving you with £320k.
If you were a developer, to reduce taxes, you could/would be using the profit to buy the next site, but it sounds like you aren't (?) so it's one big hit.
So, potentially £20k betterment, for you building two houses, maybe over a 2 year period, so £15k a year... minimum wage is now >£20k/yr... isn't tax amazing...
(above is very simplistic, just to give you an idea as to how it might go)
Don't forget that you will be funding the build, with zero money back until Plot 1 is sold, then it could be self funding. But there will be a higher initial cost (road/sewer/etc) plus the build. So, let's say £400k out... fine if you have in the bank, but if not then you are paying interest to someone... eating into your profits.
8% on a £400k loan is £32k, so your earnings after tax are probably no better than just selling the land... even if you have that in the bank, you will still lose ~5%, so £20k... see previous comment.
On the face of it, there seems no reason for you to have 2 years of hassle, stress, time & effort for not a lot more (if anything).
So...
To maximise your potential income for the land you could go for pre-application advice, probably costing you £2-3k. This would give you a response from the LPA (Local Planning Authority) as to the likelihood of success.
Then, with a favourable pre-app, you could submit an outline application. There is no point going detail/full if you are going to sell the site, as any developer will want to deal with 'design & appearance' as a reserved matter and build what they want on there. This might cost you £7-10k.
You then have a site for sale, with outline planning permission, which is far more attractive to a developer as it removes the uncertainty from buying it as a simple plot/garden and, more importantly, if worth more than a 'virgin' garden plot.
As mentioned above (I think) CiL (community infrastructure levy) might be applicable to your land. I have some sites at £200/m2, so a 150m2 house attracts £30k, so £60k off the land value... I had a site for 'rural needs' (affordable housing) but the Council still wanted £150/m2, which means more open market housing to subsidise it... but the planners wouldn't accept development 'into' the land.
So, CiL killed off the opportunity to build affordable rural housing... but don't panic, we are going to be building millions of houses in the next <5 years...
(the above is very simplified, but hopefully you get the gist...)
Haven’t done it but looked in to it very closely and ended up moving and selling our old house to a developer.
Most developer’s will want as little risk as possible, they will almost certainly all have a different idea of how to maximise the value of the plot. No two houses are the same !
I could write pages on the do’s and dont’s but assume that at every turn the developer will look to maximise their margins either by reducing risk (eg wanting trees cut down pre exchange) or at the 11th hour asking for delayed payment etc
Most developer’s will want as little risk as possible, they will almost certainly all have a different idea of how to maximise the value of the plot. No two houses are the same !
I could write pages on the do’s and dont’s but assume that at every turn the developer will look to maximise their margins either by reducing risk (eg wanting trees cut down pre exchange) or at the 11th hour asking for delayed payment etc
As a developer I would (and have many times) taken on the planning for a couple of plots or so in a garden. The two best sites were one in Oxford, 2 houses near Summertown - loads of profit and one in Little Aston Park, 6 houses in 1/2 acre plots that sold for ££££'s ( I sold plot 1 to David Ginola).
basically, plots in gardens is where Berkeley Homes and Charles Church started and where I cut my teeth as a land buyer.
Op if you want me to have a look, I can give you a steer on planning and would be interested in doing a deal. I usually go for a subject to planning contract but would also look at some sort of JV with a profit share.
basically, plots in gardens is where Berkeley Homes and Charles Church started and where I cut my teeth as a land buyer.
Op if you want me to have a look, I can give you a steer on planning and would be interested in doing a deal. I usually go for a subject to planning contract but would also look at some sort of JV with a profit share.
blueg33 said:
Affordable housing is usually exempt from CIL
Automatic exemption to 70% of market value, but discretionary above... 'most' HA's look at 80%, below that figure the interest drops off a cliff (according to the HA). Rural village location, housing needs survey confirms the 'need' but the project is killed off.Financial Viability Assessment was going to be circa £20-25k (for 6 houses...) so when you add up all the other costs ecology/planning/design/highways it was a ~£50k risk for something that potentially went against the pre-app, when you added in market housing to cross subsidise.
A risk too big to take.
So, youngsters can't afford to buy (no housing available (size & cost)) so they move out... village dwindles, shop no longer exists, pub loses trade, school doesn't have the numbers... pub and school close and, as brownfield sites... get planning permission for market housing and the obligatory social %.
But the developer will argue that the housing survey only needed 6 houses, so we don't need to build 20/30/40%... so more market housing... then the village has a larger population but no shop, school or pub... but CiL will help to pay for those :-)
It would be far simpler if the HA encouraged self-build (with a large slice of project management on their part, if not 99% of it), then there is no CiL, no ecology and life becomes simpler... and self-build can be 'affordable housing'
Haven’t done it but looked in to it very closely and ended up moving and selling our old house to a developer.
Most developer’s will want as little risk as possible, they will almost certainly all have a different idea of how to maximise the value of the plot. No two houses are the same !
I could write pages on the do’s and dont’s but assume that at every turn the developer will look to maximise their margins either by reducing risk (eg wanting trees cut down pre exchange) or at the 11th hour asking for delayed payment etc
Most developer’s will want as little risk as possible, they will almost certainly all have a different idea of how to maximise the value of the plot. No two houses are the same !
I could write pages on the do’s and dont’s but assume that at every turn the developer will look to maximise their margins either by reducing risk (eg wanting trees cut down pre exchange) or at the 11th hour asking for delayed payment etc
andya7 said:
It would be far simpler if the HA encouraged self-build (with a large slice of project management on their part, if not 99% of it), then there is no CiL, no ecology and life becomes simpler... and self-build can be 'affordable housing'
Like that early series of Grand Designs where people built their own street, helping each other out etc.? That looked like a great way of doing it with the right people...Found it:
https://www.gravenhill.co.uk/grand-designs-the-str...
clockworks said:
My brother has been trying to do this for getting on for 2 years. He has spent £20k+ on consultants, appeals, etc. Every time a planning issue is resolved, another one pops up.
He has an older detached house, driveway to one side giving access to his garage and outbuildings. He owns the land behind his house and the neighbours on each side - around 2 acres.
He has a local developer who wants to build 4 houses, and is willing to buy the land, but not until permission is granted. Brother stands to make around £500k from the dealer, and keep his house. The house and land, as they stand, are worth around £500k, so worth double with the PP.
The Parish Council repeatedly objected - no affordable housing mix was the first.
They then decided that, although his house was within the village development boundary, his garden/land was outside the boundary.
Both of these were successfully appealed.
Visibility splay problems were overcome with Highways.
He's now been refused because the side access lane is deemed unsuitable for 4 properties.
He's basically run out of money to pursue it any further, and will probably end up replacing the outbuildings with a single house on the same footprint, living in that, and selling the original house. No profit, but he'll be mortgage-free. He'll need to get a loan to cover the building costs though, which might be tricky since he's a pensioner now.
I'm surprised the £20k on consultants didn't raise the access issue near the start. I'm pretty sure the access stuff is quite belt/braces and well defined for a consultant to, well, consult on.He has an older detached house, driveway to one side giving access to his garage and outbuildings. He owns the land behind his house and the neighbours on each side - around 2 acres.
He has a local developer who wants to build 4 houses, and is willing to buy the land, but not until permission is granted. Brother stands to make around £500k from the dealer, and keep his house. The house and land, as they stand, are worth around £500k, so worth double with the PP.
The Parish Council repeatedly objected - no affordable housing mix was the first.
They then decided that, although his house was within the village development boundary, his garden/land was outside the boundary.
Both of these were successfully appealed.
Visibility splay problems were overcome with Highways.
He's now been refused because the side access lane is deemed unsuitable for 4 properties.
He's basically run out of money to pursue it any further, and will probably end up replacing the outbuildings with a single house on the same footprint, living in that, and selling the original house. No profit, but he'll be mortgage-free. He'll need to get a loan to cover the building costs though, which might be tricky since he's a pensioner now.
And I love builders who say they'll have it but not till it has planning... but then they won't have exclusivity because every other builder nearby would want a bash at it too.
Or you could sell it with an overage and plans for three or two... basically bring down the number of plots to make it viable on the access.
Mr Whippy said:
I'm surprised the £20k on consultants didn't raise the access issue near the start. I'm pretty sure the access stuff is quite belt/braces and well defined for a consultant to, well, consult on.
And I love builders who say they'll have it but not till it has planning... but then they won't have exclusivity because every other builder nearby would want a bash at it too.
Or you could sell it with an overage and plans for three or two... basically bring down the number of plots to make it viable on the access.
It's almost like the council planning dept. are against him because he's an incomer, only living in the area for 20 years. For context, the lead on the planning committee is a Cornish Nationalist/Independence party member (Mebyon Kernow).And I love builders who say they'll have it but not till it has planning... but then they won't have exclusivity because every other builder nearby would want a bash at it too.
Or you could sell it with an overage and plans for three or two... basically bring down the number of plots to make it viable on the access.
It also feels like the consultants and builders might be in cahoots - get him to give up and sell "cheaply" without permission, then snap it up and develop.
There's an awful lot of development going on locally, from small infill projects, up to complete estates on greenfield sites. Seems a bit off that he's having so many problems.
clockworks said:
My brother has been trying to do this for getting on for 2 years. He has spent £20k+ on consultants, appeals, etc. Every time a planning issue is resolved, another one pops up.
He has an older detached house, driveway to one side giving access to his garage and outbuildings. He owns the land behind his house and the neighbours on each side - around 2 acres.
He has a local developer who wants to build 4 houses, and is willing to buy the land, but not until permission is granted. Brother stands to make around £500k from the dealer, and keep his house. The house and land, as they stand, are worth around £500k, so worth double with the PP.
The Parish Council repeatedly objected - no affordable housing mix was the first.
They then decided that, although his house was within the village development boundary, his garden/land was outside the boundary.
Both of these were successfully appealed.
Visibility splay problems were overcome with Highways.
He's now been refused because the side access lane is deemed unsuitable for 4 properties.
He's basically run out of money to pursue it any further, and will probably end up replacing the outbuildings with a single house on the same footprint, living in that, and selling the original house. No profit, but he'll be mortgage-free. He'll need to get a loan to cover the building costs though, which might be tricky since he's a pensioner now.
An uncle of mine pulled this sort of thing off many years ago. He owned a large house in a small Kent village which had a small orchard to the front, and land all around the house. There was also road access to the side.He has an older detached house, driveway to one side giving access to his garage and outbuildings. He owns the land behind his house and the neighbours on each side - around 2 acres.
He has a local developer who wants to build 4 houses, and is willing to buy the land, but not until permission is granted. Brother stands to make around £500k from the dealer, and keep his house. The house and land, as they stand, are worth around £500k, so worth double with the PP.
The Parish Council repeatedly objected - no affordable housing mix was the first.
They then decided that, although his house was within the village development boundary, his garden/land was outside the boundary.
Both of these were successfully appealed.
Visibility splay problems were overcome with Highways.
He's now been refused because the side access lane is deemed unsuitable for 4 properties.
He's basically run out of money to pursue it any further, and will probably end up replacing the outbuildings with a single house on the same footprint, living in that, and selling the original house. No profit, but he'll be mortgage-free. He'll need to get a loan to cover the building costs though, which might be tricky since he's a pensioner now.
He was selling but wasn’t getting much interest. The feedback was that the orchard + the land was putting people off as it would be too much to maintain. The agent suggested splitting the orchard off from the house and selling it separately. He did that and manged to get PP for 3 detached houses on the orchard. The orchard sold for as much as the house.
The original house is the one at the top (with various out buildings), with the 3 new houses sitting on what was the orchard.
Edited by 98elise on Tuesday 21st January 12:05
Yeah it’s a weird industry/segment… that’s the issue when you run out or cash but the consultant hasn’t yielded PP.
Obv you can go for outline or fully detailed PP too.
It might be worth just doing the numbers with an overage that you’d be happy (advised by a national experienced seller not a local) with and selling it.
If it goes great. If not then keep it and see what the future holds.
I appreciate you lose value not getting the PP yourself, but each step of the process is costs… it’s just one more step that you’re losing profits on but also passing off as someone else’s worry.
Ie, no farmers get PP for their redrow homes estates etc. It’s all options and overages etc.
And even individuals with a bit of land are unlikely to literally self PP/build it but have an architect and a building contractor quote etc.
Obv you can go for outline or fully detailed PP too.
It might be worth just doing the numbers with an overage that you’d be happy (advised by a national experienced seller not a local) with and selling it.
If it goes great. If not then keep it and see what the future holds.
I appreciate you lose value not getting the PP yourself, but each step of the process is costs… it’s just one more step that you’re losing profits on but also passing off as someone else’s worry.
Ie, no farmers get PP for their redrow homes estates etc. It’s all options and overages etc.
And even individuals with a bit of land are unlikely to literally self PP/build it but have an architect and a building contractor quote etc.
Done it bought a 60's bungalow in conservation area with large garden to rear. Intention was to build in the rear garden, discussed with architect and his advise was to knock the bungalow down and build 4 houses on the site. Got planning permission on 22/02/2007 for all four houses. Sold two rear plots before knocking bungalow done.
Last plot on lane sold to a builder(currently on sale
https://www.rightmove.co.uk/properties/149364311#/...
and one next door to a self builder. Two front plots kept for myself and son to build>
all build and occupied by about 2009-2010.
Would I do it again? Very difficult to answer - lots of local objections including M.P. and resident, her father had good contacts with local authority. . Planning was very difficult as a result of a Mulberry tree on the plot. Eventually overcome by a good arborculturist (he was the fourth one we had used)
Financially was a great investment - no tax on plot sales, again used a professional solicitor- had to sell plots before we started to knock bungalow down. Lucky it that plots sold at top of the market before 2009 crash.
Main lesson I learnt is
Employ a good architect who knows area well and what is allowable for house in the area
Get knowledgeable specialist( not easy to find) such as a planning consultant if you run into planning obstructions and for tax advise.
If you have any tree on site remove them(unless you are in a conservation area)
before even mentioning any potential development
Don't go for the big fat build from the offset may be easier to get planning for something less then go back with second application-or alteration to build. Example (on another development) was to apply for 4 bedroom house- built it with open attic then apply for attic rooms after first approval)
Don't trust planning officers they lie (those employed by my local Authority only)
Last plot on lane sold to a builder(currently on sale
https://www.rightmove.co.uk/properties/149364311#/...
and one next door to a self builder. Two front plots kept for myself and son to build>
all build and occupied by about 2009-2010.
Would I do it again? Very difficult to answer - lots of local objections including M.P. and resident, her father had good contacts with local authority. . Planning was very difficult as a result of a Mulberry tree on the plot. Eventually overcome by a good arborculturist (he was the fourth one we had used)
Financially was a great investment - no tax on plot sales, again used a professional solicitor- had to sell plots before we started to knock bungalow down. Lucky it that plots sold at top of the market before 2009 crash.
Main lesson I learnt is
Employ a good architect who knows area well and what is allowable for house in the area
Get knowledgeable specialist( not easy to find) such as a planning consultant if you run into planning obstructions and for tax advise.
If you have any tree on site remove them(unless you are in a conservation area)
before even mentioning any potential development
Don't go for the big fat build from the offset may be easier to get planning for something less then go back with second application-or alteration to build. Example (on another development) was to apply for 4 bedroom house- built it with open attic then apply for attic rooms after first approval)
Don't trust planning officers they lie (those employed by my local Authority only)
Edited by twokcc on Tuesday 21st January 13:07
clockworks said:
My brother has been trying to do this for getting on for 2 years. He has spent £20k+ on consultants, appeals, etc. Every time a planning issue is resolved, another one pops up.
He has an older detached house, driveway to one side giving access to his garage and outbuildings. He owns the land behind his house and the neighbours on each side - around 2 acres.
He has a local developer who wants to build 4 houses, and is willing to buy the land, but not until permission is granted. Brother stands to make around £500k from the dealer, and keep his house. The house and land, as they stand, are worth around £500k, so worth double with the PP.
The Parish Council repeatedly objected - no affordable housing mix was the first.
They then decided that, although his house was within the village development boundary, his garden/land was outside the boundary.
Both of these were successfully appealed.
Visibility splay problems were overcome with Highways.
He's now been refused because the side access lane is deemed unsuitable for 4 properties.
He's basically run out of money to pursue it any further, and will probably end up replacing the outbuildings with a single house on the same footprint, living in that, and selling the original house. No profit, but he'll be mortgage-free. He'll need to get a loan to cover the building costs though, which might be tricky since he's a pensioner now.
I'm not sure this account is correct. Basically planning doesn't work as described especially if there has been an appeal. An successful appeal grants consent, unless there are conditions which can't be me, in which case he needs to be suing his planning advisors. After a successful appeal they can't add in things like access road unsuitable. The access would have been part of the application that was appealed.He has an older detached house, driveway to one side giving access to his garage and outbuildings. He owns the land behind his house and the neighbours on each side - around 2 acres.
He has a local developer who wants to build 4 houses, and is willing to buy the land, but not until permission is granted. Brother stands to make around £500k from the dealer, and keep his house. The house and land, as they stand, are worth around £500k, so worth double with the PP.
The Parish Council repeatedly objected - no affordable housing mix was the first.
They then decided that, although his house was within the village development boundary, his garden/land was outside the boundary.
Both of these were successfully appealed.
Visibility splay problems were overcome with Highways.
He's now been refused because the side access lane is deemed unsuitable for 4 properties.
He's basically run out of money to pursue it any further, and will probably end up replacing the outbuildings with a single house on the same footprint, living in that, and selling the original house. No profit, but he'll be mortgage-free. He'll need to get a loan to cover the building costs though, which might be tricky since he's a pensioner now.
The PC can't decide whether a garden is in the development boundary or not - that will be set out in the Local Plan
The PC can't dictate affordable housing provision, that will be in the Local Plan
Basically the account doesnt ring true I am afraid. If it is true his planning advisor must be John Wayne or Noddy!
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