buying farmland to extend our garden and build a garage
Discussion
Around here (Gloucestershire) the chances of getting permission to change agricultural use to resi use to extend a garden are virtually nil.
If you do it, the chances of enforcement are relatively high.
Let’s face it, if it was easy, everyone next to a field would have a massive garden.
If you do it, the chances of enforcement are relatively high.
Let’s face it, if it was easy, everyone next to a field would have a massive garden.
danrc said:
I met the landowner yesterday and had a good yap. Hes happy to sell as much or as little as we need but doesn't want to render a chunk of the land unusable for machinery- fair enough! He checked the going rate for land to convert to garden use and its 20 sq/m which is fine. He even said we can apply for planning for a garage even though he owns the land and he'll sign it off to get the ball rolling - next stop is a family friend who happens to be an architect in the local area.
He plans to plough the field soon which will mean we cant do anything till November other than line everything up. This is ok as were not in a position to move on things right now but it's good to know a) he is in agreement in principle and b) he is willing to work with us on this.
Even if Farmer Giles accepted your offer today don't expect a quick turnaround, I bought some private woodland last year, offer accepted first week of April, all went smoothly with no hiccups but it wasn't mine until September.He plans to plough the field soon which will mean we cant do anything till November other than line everything up. This is ok as were not in a position to move on things right now but it's good to know a) he is in agreement in principle and b) he is willing to work with us on this.
The fact it's not a chain (like house sales)I think is why it was so slow at going through.
Has the farmer said if he wants you to pay his legal fees yet?
Usually when you approach a land owner who hasn't advertised to sell they normally state you agree to pay all their fees, mine I was aware even before I made an offer as I approached them.
Promised Land said:
Even if Farmer Giles accepted your offer today don't expect a quick turnaround, I bought some private woodland last year, offer accepted first week of April, all went smoothly with no hiccups but it wasn't mine until September.
The fact it's not a chain (like house sales)I think is why it was so slow at going through.
Has the farmer said if he wants you to pay his legal fees yet?
Usually when you approach a land owner who hasn't advertised to sell they normally state you agree to pay all their fees, mine I was aware even before I made an offer as I approached them.
Itll be november before anything happens as he is ploughing/sowing soon and I'm fine with this timeline..were in this for the long haul so no hurry. The fact it's not a chain (like house sales)I think is why it was so slow at going through.
Has the farmer said if he wants you to pay his legal fees yet?
Usually when you approach a land owner who hasn't advertised to sell they normally state you agree to pay all their fees, mine I was aware even before I made an offer as I approached them.
No mention of legal fees but we'll cross that bridge when we come to it. If he requires us to pay them, then so be it. In the grand scheme of things it wont be much so happy to oblige as the land will make a huge difference to our lives and quality of living.
danrc said:
I met the landowner yesterday and had a good yap. Hes happy to sell as much or as little as we need but doesn't want to render a chunk of the land unusable for machinery- fair enough! He checked the going rate for land to convert to garden use and its 20 sq/m which is fine. He even said we can apply for planning for a garage even though he owns the land and he'll sign it off to get the ball rolling - next stop is a family friend who happens to be an architect in the local area.
He plans to plough the field soon which will mean we cant do anything till November other than line everything up. This is ok as were not in a position to move on things right now but it's good to know a) he is in agreement in principle and b) he is willing to work with us on this.
£80k an acre is steep, especially so for an awkward corner of the field. While you were never going to get it for £10k an acre, paying 8 times that you have to question if it's right for you. Horsey paddocks are about £30k/acre FYI, and that is central/southern England prices. Given there is a chance your plan to convert to garden use might be turned down do you want/need to pay top dollar? He plans to plough the field soon which will mean we cant do anything till November other than line everything up. This is ok as were not in a position to move on things right now but it's good to know a) he is in agreement in principle and b) he is willing to work with us on this.
However, as has already been said, he's the only seller and you are about the only buyer. Everything else is irrelevant, but make sure you know how much it will add to the house and then do your own sums.
Promised Land said:
Even if Farmer Giles accepted your offer today don't expect a quick turnaround, I bought some private woodland last year, offer accepted first week of April, all went smoothly with no hiccups but it wasn't mine until September.
The fact it's not a chain (like house sales)I think is why it was so slow at going through.
It's common for farmland purchases to "complete" at the end of the farming year, after the harvest. So around Sept/October time. The fact it's not a chain (like house sales)I think is why it was so slow at going through.
Then the field is ready for a fresh start with the new buyer.
Parents, along with two other neighbours, did almost exactly that about 20 years ago, which made a lovely garden.
I was about 8 at the time, so cannot comment on any of the details
Once acquired, hole in the hedge, started mowing it on top notch with a walk behind, replanted a new hedge.
I was about 8 at the time, so cannot comment on any of the details
Once acquired, hole in the hedge, started mowing it on top notch with a walk behind, replanted a new hedge.
Brilliant educational replies to the question posed by the OP
I searched in Google for this exact topic. I'm I the process of buying a piece of field, only 14m x 11 m in the hope of building a garage on it.
The price quote is £60 per square metre though.....and rightly said, if I want it then I have to pay 😩
Just a question.......if I do get change of use to residential authorised, will I then be able to build a garage at all or will I need to stick to like an agricultural shed maybe?
I searched in Google for this exact topic. I'm I the process of buying a piece of field, only 14m x 11 m in the hope of building a garage on it.
The price quote is £60 per square metre though.....and rightly said, if I want it then I have to pay 😩
Just a question.......if I do get change of use to residential authorised, will I then be able to build a garage at all or will I need to stick to like an agricultural shed maybe?
alminera said:
Just a question.......if I do get change of use to residential authorised, will I then be able to build a garage at all or will I need to stick to like an agricultural shed maybe?
It depends, quite simply, on whether they leave your Permitted Development rights intact.They quite often withdraw Class A (extensions) and Class E (domestic outbuildings) domestic PD rights when granting such permissions.
You won't have rights to build an agricultural shed - such agricultural development (a) is only Permitted Development on agricultural land holdings of over 5 hectares and; (b) is subject to Prior Approval (ie. you have to confirm compliance with the PD rules with the LPA before you build) and will only be permitted where it is 'reasonably necessary for the purposes of agriculture'.
blueg33 said:
Around here (Gloucestershire) the chances of getting permission to change agricultural use to resi use to extend a garden are virtually nil.
If you do it, the chances of enforcement are relatively high.
Let’s face it, if it was easy, everyone next to a field would have a massive garden.
I’ve managed to get lucky twice now in GL doing this. Managing on the most recent occasion to buy a field end from one of the big estates and build a 5 bay garage. Each time the real benefit has been that it has allowed me to extend the property out over the original land, doubling its size but thanks to the extra land, having a new garden at that fitted the revised property. If you do it, the chances of enforcement are relatively high.
Let’s face it, if it was easy, everyone next to a field would have a massive garden.
On the recent one the land owner was happy to do a deal, I then went to the farmer who worked the land and asked him where he would draw the boundary that best suited him and what he also wanted as a volountary contribution for his loss of income from that land (I knew the owner wouldn’t see him right). We agreed a covenant to prevent any residential stuff so as to temper the value of the land. We didn’t have any issues changing the use of the land or getting planning for the barn.
Conversely, the land owner has had no joy selling land for development so maybe local authorities give more leeway to private individuals not looking to build a cheeky house on a small bit of farmland?
Old topic but wondering if you can share tips on getting approval? Just about to purchase a house with land that would need to go through this process to then be able to build a garage
On the recent one the land owner was happy to do a deal, I then went to the farmer who worked the land and asked him where he would draw the boundary that best suited him and what he also wanted as a volountary contribution for his loss of income from that land (I knew the owner wouldn’t see him right). We agreed a covenant to prevent any residential stuff so as to temper the value of the land. We didn’t have any issues changing the use of the land or getting planning for the barn.
Conversely, the land owner has had no joy selling land for development so maybe local authorities give more leeway to private individuals not looking to build a cheeky house on a small bit of farmland?
DonkeyApple said:
blueg33 said:
Around here (Gloucestershire) the chances of getting permission to change agricultural use to resi use to extend a garden are virtually nil.
If you do it, the chances of enforcement are relatively high.
Let’s face it, if it was easy, everyone next to a field would have a massive garden.
I’ve managed to get lucky twice now in GL doing this. Managing on the most recent occasion to buy a field end from one of the big estates and build a 5 bay garage. Each time the real benefit has been that it has allowed me to extend the property out over the original land, doubling its size but thanks to the extra land, having a new garden at that fitted the revised property. If you do it, the chances of enforcement are relatively high.
Let’s face it, if it was easy, everyone next to a field would have a massive garden.
On the recent one the land owner was happy to do a deal, I then went to the farmer who worked the land and asked him where he would draw the boundary that best suited him and what he also wanted as a volountary contribution for his loss of income from that land (I knew the owner wouldn’t see him right). We agreed a covenant to prevent any residential stuff so as to temper the value of the land. We didn’t have any issues changing the use of the land or getting planning for the barn.
Conversely, the land owner has had no joy selling land for development so maybe local authorities give more leeway to private individuals not looking to build a cheeky house on a small bit of farmland?
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