Proposed Bypass Running Through My Land
Discussion
There has been talk of a local bypass for the last 30 years, a new housing development approximately a mile away has forced the Council's hand and they have decided to go ahead with it, meaning that the new development has set aside the land for it
The proposal has created a wide corridor of uncertainty but essentially some of the road in front of my house will become a dual carriageway - hopefully 50m before my house but the current "indication" includes an acre of my land and the front of my drive
I have no idea what map they have based their plan upon as my home (built circa 1948) isn't on it - which doesn't instill much confidence
I've contacted my local Counsellor and he said it's too early to talk to anyone as the Local Plan won't be agreed until 2027 and the detailed plan would be drawn up after that
After the local disaster of HS2 we could really do without this uncertainty - Google suggests that land is only bought at Open Market value and whilst some compensation is available for loss of value it's generally not a huge amount
Has anyone gone through similar as we were thinking of downsizing in the next 3-5 years which will probably be whilst this is still in the planning stage
I know I'll get the usual "stop moaning it's progress" I just want to know if there's anything we can do and what options are available (even if they're all a bit crap)
The proposal has created a wide corridor of uncertainty but essentially some of the road in front of my house will become a dual carriageway - hopefully 50m before my house but the current "indication" includes an acre of my land and the front of my drive
I have no idea what map they have based their plan upon as my home (built circa 1948) isn't on it - which doesn't instill much confidence
I've contacted my local Counsellor and he said it's too early to talk to anyone as the Local Plan won't be agreed until 2027 and the detailed plan would be drawn up after that
After the local disaster of HS2 we could really do without this uncertainty - Google suggests that land is only bought at Open Market value and whilst some compensation is available for loss of value it's generally not a huge amount
Has anyone gone through similar as we were thinking of downsizing in the next 3-5 years which will probably be whilst this is still in the planning stage
I know I'll get the usual "stop moaning it's progress" I just want to know if there's anything we can do and what options are available (even if they're all a bit crap)
It's many years since I studied land acquisition and compensation at Uni and since I never practised in it I can't really offer any useful comments.
However there are specialist surveying firms that deal with this area of work and I suggest you approach one for an initial discussion to see what options are available to you.
However there are specialist surveying firms that deal with this area of work and I suggest you approach one for an initial discussion to see what options are available to you.
I think moving is now off the option list as searches would pull it up - and currently it's the perfect house for us
Common sense (not that it's used much these days) would say that it should stop at the intersection with the current main road or just past it - which then wouldn't affect us
The indicative plan has it curved around a local business so some sense regarding the cost to buy that has been taken, so there's some hope
A newt pond might be a good call - there's space on the land for it and I have newts in my pond near the house and we're probably 5 years away from a detailed survey
Common sense (not that it's used much these days) would say that it should stop at the intersection with the current main road or just past it - which then wouldn't affect us
The indicative plan has it curved around a local business so some sense regarding the cost to buy that has been taken, so there's some hope
A newt pond might be a good call - there's space on the land for it and I have newts in my pond near the house and we're probably 5 years away from a detailed survey
Lotobear said:
It's many years since I studied land acquisition and compensation at Uni and since I never practised in it I can't really offer any useful comments.
However there are specialist surveying firms that deal with this area of work and I suggest you approach one for an initial discussion to see what options are available to you.
Agree 100%.However there are specialist surveying firms that deal with this area of work and I suggest you approach one for an initial discussion to see what options are available to you.
You need specific professional advice to help you make informed decisions in a situation like this.
Cow Corner said:
Lotobear said:
It's many years since I studied land acquisition and compensation at Uni and since I never practised in it I can't really offer any useful comments.
However there are specialist surveying firms that deal with this area of work and I suggest you approach one for an initial discussion to see what options are available to you.
Agree 100%.However there are specialist surveying firms that deal with this area of work and I suggest you approach one for an initial discussion to see what options are available to you.
You need specific professional advice to help you make informed decisions in a situation like this.
Surely the advice will be "wait and see"
KTMsm said:
I have no idea what map they have based their plan upon as my home (built circa 1948) isn't on it - which doesn't instill much confidence
Reach out to them. Local knowledge is a valuable thing.We recently saw a planning application for a roundabout on a major road by us to access a planned thermal plant, the plans ignored the large, light-controlled junction that had been in place for the last year immediately next to it.
Similarly, planners for a nuclear power station on the same site weren't aware of the thousands of tons of contaminated wood smouldering on the planned land.
If you do wish to move and there is uncertainty, that would certainly impact the sale and value you may get for your property. In those circumstances it would be worth serving a Blight Notice: https://www.dlapiper.com/en/insights/publications/... - if you can make out the elements of blight then you can secure full market value (i.e. as if the blight wasn't present) plus compensation (which is limited, but should cover moving costs, SDLT on a purchase etc at least).
KTMsm said:
Cow Corner said:
Lotobear said:
It's many years since I studied land acquisition and compensation at Uni and since I never practised in it I can't really offer any useful comments.
However there are specialist surveying firms that deal with this area of work and I suggest you approach one for an initial discussion to see what options are available to you.
Agree 100%.However there are specialist surveying firms that deal with this area of work and I suggest you approach one for an initial discussion to see what options are available to you.
You need specific professional advice to help you make informed decisions in a situation like this.
Surely the advice will be "wait and see"
Edited by Lotobear on Wednesday 23 July 15:44
Lotobear said:
Yes, even at this early stage - the plans may well introduce an element of blight on your property so you'd be well advised to seek specialist advice. Being informed in advance tends to be a good thing IME but it's your call - you asked for opinions (and 2 surveyors have obliged) and you can take or leave them.
Yup, I was about to mention blight.Edited by Lotobear on Wednesday 23 July 15:44
The last compulsory purchase I did was for a health centre about 10 years ago, we bought a number of buildings and bits of land. Typical payout was 125% of the value. In many cases it was easier for all of us to negotiate a price rather than dick about for ages with a CPO. The catch with a CPO for a road is that they often only take the land they need for the road corridor, potentially leaving you with a compromised/unsellable property.. Trying to factor that into the valuation will be challenging.
I think that you do need specialist advice.
KTMsm said:
I have no idea what map they have based their plan upon as my home (built circa 1948) isn't on it - which doesn't instill much confidence
In some plans "consulted" on before we left the area, the local council 100% definitely used an OS map, much the same as mine.I think they also had access to a bottle of Tip-Ex, as the 3 or 4 houses in the middle of nearby fields marked on my copy of the map were very put out to discover they no longer existed on the council's version and had instead been replaced by a large amount of hatching...
Billy_Rosewood said:
Find a way to turn the area into a Bat roosting spot!
Won’t help Field near us has 14 of the UK’s 17 species of bat. That is highly unusual and resulted in it being designated as a nature reserve. It also has great crested newts, some rare birds and a lot of Roman artifacts.
They start building the new houses on the site in a few weeks time.
Gassing Station | Homes, Gardens and DIY | Top of Page | What's New | My Stuff