Perhaps you are trying to find agricultural land, trade places with planning, or construct your own developments to sell or rent. You are absolutely at the right place. After reading our article, you will understand the things you need to do to obtain planning permission on agricultural land.
The main goal of property investors and developers is to make the most of their investment. While developing a home, purchasing land at a ruinous price may be the easiest way to economize on costs.
You should also know the average price of land with planning permission and land without planning permission. In fact, sometimes, the price of land with planning permission could be 50 times higher than the land without planning permission.
Therefore, people are trying to buy agricultural land, and consider obtaining a planning permission to develop on the land. This is the reason why we prepared this clear guide to obtain planning permission on agricultural land.
Primary Considerations to Build on Agricultural Land
Some incautious investors have been mistaken by schemes to pretend to offer agricultural land with the doubtful promise of prospective residential development.
There is always a possibility of these kinds of situations when there is very little chance that the land could be turned into a residential development opportunity at any point in the future – obtaining planning permission on agricultural land could be very hard surely.
Some people may think that this is a good way of making profit. For others, this could be a way of life. For instance, farmers could need to develop their land to maintain their lifestyle, or they could prefer this for extra money. However, rules covering planning on agricultural land are inflexible.
The reason for this inflexibility is obvious: Preserving the green lands of our country is really important. In other words; our lifestyle depends on protecting the green lands of our island as well as the beauty of our country. While trying to make money from building properties.
However, in some situations, there could be plausible reasons to seek permission on agricultural land. In the next chapters of our article, we will help you to understand the process of obtaining permission on agricultural land.
What is Agricultural Land?
Agricultural land is the land that has been designated as being exclusively with the intention of:
● Rearing livestock
● Crop production
● Other linked industries
Perhaps, the extent of our economy associated with agriculture has dropped dramatically in this century. However, there is still a need for us to maintain our lifestyle through domestic fabrication of food and drink. Any other disintegration of this for development will leave us more vulnerable to shortfalls and high prices.
When Will You Need Planning Permission on Agricultural Land?
If you have agricultural land, we can mention two main reasons to explain you why you need planning permission:
1. Altering the style which you use your land or properties from agricultural to any other style.
2. Constructing a new building or buildings on your land.
Building A Property on Agricultural Land !
There are still a few regions where you can purchase agricultural land, and having the chance of transforming it into a development opportunity, and yielding profit on your investment.
Please avoid thinking this is an easy way to become wealthy. There are some severe risks and it can cost you lots of money. We advise you to be sceptical about any plans which promise you lots of things. You can be sure that they will take your money and escape. You have to do good research to guarantee that you have a genuine opportunity.
Now, we will talk about some of the initial actions which you can take before applying for planning permission.
Have an Idea About Local Policies
In order to get planning permission on agricultural land, you have to do a detailed research. If you do a research about the planning policies of nearby areas, perhaps you can see that a chance still exists to develop housing of some kind, as local authorities are obliged to have a plan in place to address the housing deficit in the UK.
Your council must have an arrangement accessible on its web page that indicates which areas would be suitable for the development and which places would not. You can use that info to decide on if a planning application would be advantageous or it only cost your time and money.
Talk the Owner.
You can talk to the land owner to buy, tied to successful planning permission.
Perhaps this implies that you pay cash to keep the deal exclusive, yet don't complete the process until you obtain the planning permission that you must develop. If there is no approaching permission, and hence no development, then do not purchase. Just move away.
Obtain Prior Notice
Some swindlers could lead clueless investors to their ruin. However, if you get help from professional architects and planners they can assist you through the thorny process of getting planning permission.
Prior Approval Notice for Agricultural Land
One of the main issues an architect will raise is an agricultural earlier notice consent form, which permits you to construct an impermanent structure on the site (for up to five years) and begin to construct your permanent home.
Verify Your Permanence
Once more, because there are such severe permission laws identifying with agricultural land, you need to jump through specific hoops to obtain this permission.
You need to prove that you must be on site permanently to manage the business on the rest of the land. Thus, for instance; if you have livestock and must be present 24 hours a day to protect them, this would be a plausible reason to stay on the land. Any real farmer with a real farming business must be able to fulfil this condition to begin construction.
You have five years in your impermanent accommodation before you have to consider getting the permanent home construction finished. At this point, you should present the full application for a flat and give proof that you are needed nearby to manage your agricultural business.
Increase Your Chances
None of these duties are easy and it is not possible to guarantee success. However, your project could run more smoothly in this way, and the chance of buying land cheaply & turning a profit a profit on the land comes into sight. You should not forget that, there are never 100% guarantees on any issue about property development and this one is no exception.
If you employ a good planning consultant and architects who are specialised in agricultural properties, and if you take the right advice from the initial work, the possibility of submitting a successful application increases. Architects absolutely deserve the money you pay in these kinds of projects. We suggest you find an architect who is expert in these projects. Thanks to them, the chance of obtaining planning permission will increase.
Planning Permission Application on Agricultural Land
This process is almost the same with any other planning application process. You have to consider the application prior to having plans drawn up to submit to associated local authority.
Become Acquainted with the Planning Officer
Because local authorities could have more than one planning office, some of them are specialized in planning permission on agricultural land. Especially in parts of the UK where this kind of land classification is predominant.
It would be a smart idea to meet the associated official in advance to increase the possibility of successful application. These officials are generally generous with their time and will answer all of the questions you have in your mind. Get to know them will help you in the following issues:
● They can understand what you are trying to achieve.
● They make sure you understand what they look for.
A supportive planning officer could give you ideas and advice which could be helpful for your planning permission application to become successful. Thus, the time you spend with the planning officers could be really valuable in the end. Although saying ‘’no’’ is easier for planning officers than saying ‘’yes’’, you would understand what they are looking for in the end. So, the possibility of hearing the answer ‘’yes’’ would increase.
Give Importance to Details
You have to consider all the details which are important for your planning application. This includes things such as:
● The exact location of the buildings
● Accession to the building
● Whether buildings affect the neighbours
● How they fit with the place and setting
● The measure of the buildings
Your planning application must be detailed enough to answer any important question which planning authority may have. We advise you not to leave anything to risk. You need to make sure that your application covers all details to increase the chance of approval.
Be Prepared for a Consultation Period
When applying for a planning permission on agricultural land, a consultation will be started which is required for making the final decision. The planning authority will discuss the issue with specific people to understand whether they have any suggestions or disapproval about the proposal. These people are;
● Environmental health officers
● Neighbours in the area
● Other experts if required (tree officers, conservation officers, archaeologists etc.)
● Local councils
● Highway engineers
The result of the consultations will affect the final decision. This would be helpful for the planning authority to value the full impact of the planning application prior to informing you about their decision. The right developments have to consider all of these parameters. Keep in mind that, their main concern is the coherence of agricultural land with this country.
Getting a Refusal Letter
Of course not every planning application would be successful. However, if you listen to the suggestions of the planning authority, you may learn something from them. Perhaps the proposal is refused directly, or they have some suggestions to improve your application - with the chance of successful reapplication. The timescale of a planning decision is 8 weeks. Thus, there is not much time to discuss or negotiate.
Sometimes, you need to swallow the refusal and start again. However, avoid turning it into an argument or becoming hopeless. This refusal could teach you something which you can use in the next application, -whether it is the same project or another one.-
Obtaining a planning permission on agricultural land could be difficult. Therefore, you may need the help of experts to assist you in the process. You have to consult a professional who is experienced in agricultural development and lead you through the process.
Who Is The Right Person To Speak ?
First, you need to speak with an expert planning consultant who comprehends the regulations covering agricultural land, so you can have a successful application.
Because there are minor differences in the several regions of the country, choose someone who is experienced in your region. An expert planning consultant would assist you navigate the harsh rules meant to preserve the way our countryside looks. Moreover, it is necessary to work with someone who will guide you get a high ROI with the planning process.
An expert planning consultant will assist you formulate a sustainable plan for the planning application process. Naturally, you don’t want to spend your time and money just to hear the answer ‘no’ from the planning authority, so it would be good to work with a organisation which is famous for its successful development solutions on agricultural lands to be sure that your application is a plausible one.
Are There Ways I Can Bypass the Planning Applications?
Specific laws permit you to build your property on agricultural land without obtaining planning permission on agricultural land. However, there is a big risk.. If you erect the building on the land and this is unexplored for an exact amount of time, then you can automatically have the right to live there:
● Four years if you spend in a flat on the agricultural land
● Ten years if you spend in a caravan on the agricultural land
You can apply for a Certificate of Lawfulness and, if it would be successful, you can have the right to live there.
However, this is a high-risk plan, and we do not recommend it. Think about the possibility of living there for almost four years and one day before you complete the period of four years, someone complains and you have to destroy the whole building. As well as its sorrowful characteristics, you need to run a legal process. We advise you to follow the rules and complete the application in a proper way.
How Studio20 Architects Could Assist You ?
Studio20 Architects is a RIBA chartered architecture and planning firm which is London based and has offices in Richmond. With a consecrated focus on the proved design and planning methods, we assist householders, landowners and developers to get ROI-focused results.
If you want us to help you with your project which is on an agricultural land, please do not spend more time and get contact with us.
We would be a good choice if …
● You give importance to good design.
● You favour a custom, one-size-does-not-fit-all way.
● You want to work with an organisation that would fearlessly company you as true believers in your proposal’s objective.
● You need a professional, strategic, multidisciplinary leased architecture firm, and not only the provider with the lowest prices.
● You are more interested in getting an extra-ordinary service than a low-end, casual one.
● You are interested in really effective projects that are completed on time and require little revisions.