Help with Planning perm.

carthorse

carthorse

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Has anyone had any dealings with firms that help with getting planning permission.
We thought of selling land and daughters and our house and buying one property with a bit of land but we have now realised we would have to pay capital gains tax on land and we will be very short of money in that case[land was sold to us as a thank you for caring for a horse that lived there for 12 years.We only paid what the gentleman paid for it 20 years before, we know it was worth more,that was 6 years ago]
Someone down the lane has managed to get planning permission on 2 acres[ we have 7] but 10 years ago they got some sheep and got permission to put up breeze block barn which they put a mobile home in , then sold it and new chap has built a big house.
It is in green belt so it would be difficult.Has anyone used these specialist firms ,how did it go ?
We have planning for our stables but they are wood and have beenup 20 years [ renewed 5 years ago with pp] I have to pay non domestic rates of £500 a year.
Any advise
 
I used a company to help me get planning for my stables on green belt. They were very good, Im sure they do the house planning thing as well as equestrian buildings. I will PM you the link to their website.
 
Hi Carthorse..

Am i right in understanding you are looking for planning permission to construct a new dwellinghouse on the land?

Firstly is it in a village or in the open countryside?

What sort of justification do you intend to put forward for the new house?? Also what part of the country are you in? PM me if you like!....
 
It is in a lane in green belt but there have been 2 new houses built in the past year. I have been told by person who got permission on 2 acre site that the agriculture route is the best and they bred rare breeds.
I don't want to spend a lot of money if there is no chance but if there is a good firm around I would try them.
It is 1 mile from village centre about 5 miles from NEC West Mids
 
ok...basically because you are in the open countryside and outside of any village development limit the agricultural/rural workers dwelling would be the route to take.

Planning policies are different all over the country but have the same basic principle in that outside these development limits new housing will only be permitted if required for agricultural/forestery/other acceptable rural activity and in submitting such an application to your council you will be required to submit a financial and functional justification/need for the development.

Functional basically means the overriding need to live on the site i.e. if a farmer has ewes lambing that he needs to tend to 24hours a day

Financial is where you will need to prove the existing business activies are profitiable and are likely to be profitable for the next few years at least and that the business can support a worker financially and there is enought work (i.e hours) to support them.

If you can't meet with both of these requirements its unlikely you will get permission.

'Horsi-culture' (as its deemed in the planning world) isn't the same as agriculture but in certain parts of the country councils will accept new dwellings in respect of for example racing stables - however your justification will need to go beyond horses as a hobby. It really depends on the strength of the justification you have put forward and if successful you may have to site a mobile home on the land for three years opposed to a dwelling to prove profitability!!

Your case is probably made more difficult by the fact you are in a greenbelt area therefore justification along with design issues are even more important.

I am not sure of the circumstances relating to your neighbours new dwellings but this is worth looking into..for example could you prove a precedent??

One way in which some people have obtained permission for new dwellings (and I am no way advocating it) is that if you site a mobile on land for more than 4 years and live in it residentially (with proof) without the council finding out you could claim it is immune from enforcement and therefore lawful. Sometimes there is then an argument that a new dwelling would better in design terms than a mobile home!!

If you choose to apply for permission go and have a chat with your local planning officers and employ a really good company with a good track record of success! Its by no means easy and where I live its very very difficult to otain a new dwelling unless on a huge farm with lots of stock but good luck and i hope this helps!!!! sorry its so long winded
 
Don't forget that your capital gains will be negated to some extent by taper relief and your annual exemption (which is per individual so if half the land is owned by a husband and half by a wife you both get the first £8,500 of any gain tax free i.e. £17k in total)...

If you've owned the land for 6 years you're entitled to knock off 20% off any gain you make by using taper relief...

Get some good tax advice before you get too gloomy about CGT - it might not be anywhere near as bad as you think
 
carthorse - PM me with your location - the firms in nag and dog - I've got a better chap and have won PP for residence in green belt (admittedly after a fight) and the chap is brilliant

he covers midlands down to the south coast (based in sussex) and west towards devon
 
Carthorse I can recommend a firm I am working with currently on getting green belt PP on a site v nr Birmingham, so they should be able to help.

I will PM you.
 
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