Outline Planning Permission Advice Needed...

[nige2008]

Hi, I bought a cottage back in September 2003 but the neighbors have always seemed prejudice towards me. I love the area but the last straw for me was when I went over to have a chat with one of my neighbors, when my cat came along and sat down a few feet from us. next thing my neighbor calmly picked up a brick (full not half brick) and threw it at my cat. If the cat didn't move as quick as it did it would have been hit in the face. After this he declared that he hates f'ing cats and carried on with our conversation as if nothing had happened. I've taken my cats away from the area now because I don't want them near him. Since that I haven't been back there myself since 17th Nov.

I haven't finished renovating the property but feel I just want to get away from there now. I have built a big 10ft x 15ft shed and done a lot to the garage - new doors etc.

Anyway my question is about planning, to the side of my house there is enough land to build a new house, if I got the planning permission would this add much to the value if I sold it? The house has been half gutted inside and the drainage is blocked outside. If I auctioned it as it is maybe I would get 70 or 80k, any idea how much more a builder would pay with added outline planning?

can anyone give my any information about the planning process, there is a big telegraph pole in front of the land, apart from that I don't think there are any underground pipes or anything.

I imagine that the neighbors will be against it and that they will involve the local councilor and he has told me personally that he stopped someone else's planning application in the past.

I've attached a map of my house and boundary with the proposed new house in yellow.

Thanks in advance

Nige2008

[Sceptacled Bear]

[Letsdance]

Does the local development plan for your area designate the land outlined in red and the village which it makes up as part of any development proposals.

i.e. would they consider this to be inside any development envelope.

Are you in the open coutryside without any development desgination?

[stillill]

Get the RSPCA in?

[nige2008]

Does the local development plan for your area designate the land outlined in red and the village which it makes up as part of any development proposals.

i.e. would they consider this to be inside any development envelope.

Are you in the open coutryside without any development desgination?

Hi, there's no development proposals for the area and the 3rd and 4th houses up from my one are new builds. They were started on about 2 years ago and still aren't quite completed yet but there were houses previously there as far as I'm aware.

I've always thought that I could extend my property to the side which would take virtually the same area of land as a new house. And my neighbor has also told me that he could get planning permission for an extension to his property which is similar to mine.

[Letsdance]

Obviously difficult to make any sort of judgement here not knowing all the facts however,

If the exisiting house is structurally sound with all the services why not just consider building an extension, or loft conversion with dormers. You could get around planning with and only if you have them "permitted development rights". (Allows you an extension, rear facing dormers and porch without planning permission). You could even build a detached garage under 4m high.

The costs of knocking down a property, removing the debris and starting again IMO makes little sense to off load as you are only going to get back really the price of the plot and not the structure on it.

[azogar]

Anyway my question is about planning, to the side of my house there is enough land to build a new house, if I got the planning permission would this add much to the value if I sold it? The house has been half gutted inside and the drainage is blocked outside. If I auctioned it as it is maybe I would get 70 or 80k, any idea how much more a builder would pay with added outline planning?

can anyone give my any information about the planning process, there is a big telegraph pole in front of the land, apart from that I don't think there are any underground pipes or anything.

edit - assuming this is for a new build and not extension

re: to the side of my house there is enough land to build a new house

Is this land the end of the line (of houses etc) i.e. ribbon development or is it infill land between 2 houses. It will be far harder to get pp on the former.

If you apply for outline pp then you are subject to reserve matters (but this is best in your case because the buyer could go for full pp already having opp)

Telegraph poles may have to be moved etc due to the necessity of 90 metre visibility splays (line of site on the road) both left and right (some exceptions apply) coming back 2.4m into the drive (i.e. come back 2.4m from the road and do you have 90m line of sight either way).

One thing about applying for pp is that you pretty much have endless right to appeal whereas opposers (who can view the application at the local county hall) get one shot (more or less)

Edited December 21, 2007 by prophet-profit

[Injin]

Dear sir/madam,

From the 30th of January I will be building an extension on my house. Please find enclosed plans so you can update your records if you want, or not if you don't.

Thanks for your time,

Injin.

-----------------------------------

Why apply for something that removes the right you have to do what you wanted in the first place?

I'll say it once -

Applying for planning permission is the mechanism that gives the council power over what you do and do not build.

[Downtraded]

can anyone give my any information about the planning process, there is a big telegraph pole in front of the land, apart from that I don't think there are any underground pipes or anything.

I imagine that the neighbors will be against it and that they will involve the local councilor and he has told me personally that he stopped someone else's planning application in the past.

I've attached a map of my house and boundary with the proposed new house in yellow.

Thanks in advance

Nige2008

Ask for an appointment with a planning officer to discuss a potential planning application. It costs nothing and they can usually tell you confidentially if it looks OK or not.

You are obviously in the "allowed development" area as it is next to your house however, they may be conservation considerations.

Before you go to planning, chop trees down and make another driveway or widen your existing one. Do not tell your neighbours why.

However, before you do, check out the land registry details at the planning dept. Check to see if there are any trees that have to be saved etc.

The telegraph poles aren't a problem. If it is on your land then they should be paying you rent anyway. They can be moved.

Garages have to be away from the road and the house needs to be in keeping with the area.

You should look into your deeds. It may be that you cannot build another house.

You should check if you can develop behind your house. There's potentially 5 houses on that land.

The neighbours may object to a planning application but unless they have good reason, their objections will usually be dismissed.

You need an architect to draw plans. Get the cheapest - they are all overpaid rogues and have links with builders like there is no tomorrow.

DO NOT BUILD ON THE LAND YOURSELF. The main money made in building construction is on the land itself - not on the building of houses. You will always find that successful builders put their profits back into land "banks". Sometines they sit on them for up to 20 years before building. Any builder that doesn't do this never gets very far.

In the end, try to put as many houses on there as you can. Sell it and walk away. Don't bother doing up the house anymore and try to wrap it up in the next 6 months.

good luck.

[Letsdance]

Dear sir/madam,

From the 30th of January I will be building an extension on my house. Please find enclosed plans so you can update your records if you want, or not if you don't.

Thanks for your time,

Injin.

-----------------------------------

Why apply for something that removes the right you have to do what you wanted in the first place?

I'll say it once -

Applying for planning permission is the mechanism that gives the council power over what you do and do not build.

Completely agree, pain in the ar$e applying. I do permitted dev everytime and look for loopholes on sizes of extensions etc.

[munimula]

Hi, I bought a cottage back in September 2003 but the neighbors have always seemed prejudice towards me. I love the area but the last straw for me was when I went over to have a chat with one of my neighbors, when my cat came along and sat down a few feet from us. next thing my neighbor calmly picked up a brick (full not half brick) and threw it at my cat. If the cat didn't move as quick as it did it would have been hit in the face. After this he declared that he hates f'ing cats and carried on with our conversation as if nothing had happened. I've taken my cats away from the area now because I don't want them near him. Since that I haven't been back there myself since 17th Nov.

Why do people that own pets always think everyone should feel the same.

Cats do massive damage to wildlife and I can't stand the impact they have on small birds.

He's within his rights to frighten your cat so it doesn't come near his property.

[Son of Taeper]

I wasn't aware that a local councillor was in a position to stop a planning application on his own. Without the full details t's had to give advice but here is what I can say;

The telegraph pole should not be a problem as they can move them or bury the wire (at a price) Ditto any underground pipes, you can sometimes build over them (although I would not recommend this option) As for the physical dwelling, if any other properties in the vicinity have chucked in another house, chances are you would also be able to. Another option you might not have thought about (and given the refurb required) is to tear the place down and start again. A guy did that a few years back near us, £400,000 for a small rundown property with a lot of land in a nice road. Levelled it and put up a 4 bed detached executive place. Popped it back on the market for about £675,000

[Downtraded]

I wasn't aware that a local councillor was in a position to stop a planning application on his own.

Depends if he is on the local parish.

A guy did that a few years back near us, £400,000 for a small rundown property with a lot of land in a nice road. Levelled it and put up a 4 bed detached executive place. Popped it back on the market for about £675,000

Didn't make much profit then

[azogar]

Ask for an appointment with a planning officer to discuss a potential planning application. It costs nothing and they can usually tell you confidentially if it looks OK or not.

In my experience talking to a PO regarding unspecific queries eg. what dya' reckon to a site here... is a waste of time

POs will cover their a double s's and are usually negative in their assessment / also loathe to work IME!

Employ a good agent/surveyor because they know all the tricks and ways and means (ask for recomendations)

[Harry Sacks]

Hi, I bought a cottage back in September 2003 but the neighbors have always seemed prejudice towards me. I love the area but the last straw for me was when I went over to have a chat with one of my neighbors, when my cat came along and sat down a few feet from us. next thing my neighbor calmly picked up a brick (full not half brick) and threw it at my cat. If the cat didn't move as quick as it did it would have been hit in the face. After this he declared that he hates f'ing cats and carried on with our conversation as if nothing had happened. I've taken my cats away from the area now because I don't want them near him. Since that I haven't been back there myself since 17th Nov.

I haven't finished renovating the property but feel I just want to get away from there now. I have built a big 10ft x 15ft shed and done a lot to the garage - new doors etc.

Anyway my question is about planning, to the side of my house there is enough land to build a new house, if I got the planning permission would this add much to the value if I sold it? The house has been half gutted inside and the drainage is blocked outside. If I auctioned it as it is maybe I would get 70 or 80k, any idea how much more a builder would pay with added outline planning?

can anyone give my any information about the planning process, there is a big telegraph pole in front of the land, apart from that I don't think there are any underground pipes or anything.

I imagine that the neighbors will be against it and that they will involve the local councilor and he has told me personally that he stopped someone else's planning application in the past.

I've attached a map of my house and boundary with the proposed new house in yellow.

Thanks in advance

Nige2008

There's not much point asking our advice. You need to put in an application or at least talk to the planning officer first. Don't build and apply retrospectively unless you thrive on stress and sleepless nights. They can and will enforce, fine you and lock you up if you don't comply.

[gordonbrown]

Why do people that own pets always think everyone should feel the same.

Cats do massive damage to wildlife and I can't stand the impact they have on small birds.

He's within his rights to frighten your cat so it doesn't come near his property.

Really? Sounds like a scary, psycho, weirdo to me. Run away. I doubt very much he is within his rights to hit a cat with a brick.

[azogar]

Really? Sounds like a scary, psycho, weirdo to me. Run away. I doubt very much he is within his rights to hit a cat with a brick.

If the brick had hit the poor animal it would have probably need a CAT-Scan to look for damage to internal organs

[Hard-up]

If the brick had hit the poor animal it would have probably need a CAT-Scan to look for damage to internal organs

[lets get it right]

Why do people that own pets always think everyone should feel the same.

Cats do massive damage to wildlife and I can't stand the impact they have on small birds.

He's within his rights to frighten your cat so it doesn't come near his property.

Birds do massive damage to worm life. And, like cats, some birds do massive damage to mice and voles etc.

Frightening a cat so it doesn't come near your property - a water pistol perhaps - is one thing. Lobbing a brick at an animal that is probably a pet and which, if it is injured, the owner will probably stump up the necessary fortune at the VET's to get it treated, is another.

The person in question (who lobbed the brick) is lucky that I am not the cat-owner in question. I'd have flattened the cu*nt there and then - just so he was under no misapprehension about my position.

I don't care whether you like my pets - just don't throw bricks at them. Mine over the years have annoyed neighbours that were keen gardeners. I bought them (the neighbours, not the cats) water pistols. It works like a charm. Couple of wettings and puss keeps clear.

Edited December 21, 2007 by Lets' get it right

[Son of Taeper]

One thing about applying for pp is that you pretty much have endless right to appeal whereas opposers (who can view the application at the local county hall) get one shot (more or less)

I believe it is one shot round here (South Bucks) I suppose another option is to put out the message that if you do not get pp you would consider renting it out to migrant workers or the local council. A guy in Maidenhead did that when he was refused pp on an hotel he wanted to develop. Presto, a way was found to develop all of a sudden!

[lets get it right]

I believe it is one shot round here (South Bucks) I suppose another option is to put out the message that if you do not get pp you would consider renting it out to migrant workers or the local council. A guy in Maidenhead did that when he was refused pp on an hotel he wanted to develop. Presto, a way was found to develop all of a sudden!

The rules apply to the whole country. If you are refused planning permission you can appeal, in respect of that planning appication, ONCE to the Planning Inspectorate.

If you get turned down by the inspector, you can submit another application and go through the whole process again,

[AteMoose]

apply for permission to level it/build 4 houses and 20 flats, sell the land for 2 million

[Downtraded]

In my experience talking to a PO regarding unspecific queries eg. what dya' reckon to a site here... is a waste of time

POs will cover their a double s's and are usually negative in their assessment / also loathe to work IME!

Employ a good agent/surveyor because they know all the tricks and ways and means (ask for recomendations)

The important thing is, the planning officer will indicate what you CAN'T build and if there are showstopper restrictions.

The first visit to planning should be to check out the area first and remove trees / shrubery from the site before planning "conserves" them or the arboricultural survey is done.

Care needs to be taken with architects and land agents. They could say "Can't be done - goodbye'' while informing builder friends. Maybe a few months later, someone will call asking "Is the house for sale?"

The "one off" property developer is usually a tidy meal unless they do their own legwork and are aware.

[azogar]

The rules apply to the whole country. If you are refused planning permission you can appeal, in respect of that planning appication, ONCE to the Planning Inspectorate.

If you get turned down by the inspector, you can submit another application and go through the whole process again,

sorry I think I muddled my point on this - you can arrange for numerous site meetings / sit down meetings with the PO if the PP has been refused prior to appeal.

And of course you can resubmit an application and go for it all over again with the option to appeal

[Willy Weasel]

Don't even think about applying for planning yourself. The best way to maximise the value of the land is to market it through a land agent as a site with development potential. If it actually has any development potential the local developers are likely to make you offers conditional upon obtaining planning. If you market it as a development site and no-one is interested it almost certainly has no development potential.

I would recommend you invite three local land agents (estate agents or chartered surveyors specialising in the sale of development land) to give you their opinion.

Edited December 21, 2007 by Tuffers