Buying Land outside of local development boundary

[nanafagis]

I'm looking for some advice on behalf of a friend who is looking at a plot of land that sits just on the wrong side of the local development boundary. It is in an area of outstanding natural beauty but not a conservation area. Across from the site there is another plot with planning permission for a single, modern dwelling. The proposal would be to do something similar.

The local village plan encourages linear development, which this proposal would comply with.

Can anybody advise ways of finding out whether buying the land to build on would be viable? I don't believe he has had any contact with the planners as he does not own the land yet but is in discussions about buying the land, on the provision that he can gain planning approval.

Cheers!

[ClassicMercs]

IMO each case is different. Areas and personalities make a big difference.

Firstly, you don't need to be the land owner to submit a planning application, strange as it seems. Therefore nothing would stop your man submitting planning now - perhaps as an outline application for ease. You would need to state your basic intentions, but if there is anything special you plan (environmentally especially) which may make the proposal more attractive you might want to get this down as well. But make sure what you request is realistic compared to what will be in the detailed application later. This will get you a good result, but becomes public.
Secondly, and it varies, ask the planning authority for an idea what they would pass on site, if anything. Our council now charges for this service, similar to outline planning fees. Basically you are asking them to put their neck on the line, which (apart from revenue raising) is why ours now charges like an application. This could remain private - isn't approval, but when in writing requires something important to get them to change their minds.
If it was me I would look to get some brief agreement drawn up with the vendor before you start, agreeing terms. Imagine that you do the vendors work for him then he sells elsewhere for an extra few grand when you have added the value.

[Bill]

It all depends on the local planners' plan, but. If it's outside the development boundary he'll need to wait for that to be reviewed before getting a chance to change it (IME of Hampshire), and in an AOONB he'll face an uphill struggle.

Basically he needs to find a good local planning consultant and expect to hand over large sums with no guarantees of results.

[Jasandjules]

nanafagis said:

Can anybody advise ways of finding out whether buying the land to build on would be viable? I don't believe he has had any contact with the planners as he does not own the land yet but is in discussions about buying the land, on the provision that he can gain planning approval.

Cheers!

Make the application to build - make it through a local architect who knows the local planners..... Or just ask the planners directly what the odds are.

[Sam_68]

Jasandjules said:

Or just ask the planners directly what the odds are.

Outside the settlement boundary in an AONB? I wouldn't need to ask: no planner is going to stick their cock on the block over that one, so the answer you're guaranteed to get is 'slim to nil' (though it will be wrapped up in a lot of equivocal bullst planning policy).

I'm with Bill:

Bill said:

Basically he needs to find a good local planning consultant and expect to hand over large sums with no guarantees of results.

[monthefish]

ClassicMercs said:

IMO each case is different. Areas and personalities make a big difference.

Very true.

ClassicMercs said:

Firstly, you don't need to be the land owner to submit a planning application, strange as it seems. Therefore nothing would stop your man submitting planning now - perhaps as an outline application for ease.

Do not do this. Why increase the value of something before buying it?


I would suggest that an offer for the land is made, say for £5k, based on the chances of getting consent (i.e. slim to nil, as Sam so eloquently put it ) but with a clawback agreement that 40% (or as little as you can get away with) of the uplift in the value of land is also paid to the seller in the event of getting consent.