Many of our clients look to purchase specific property; this can be a dwelling or land for agricultural use or many other uses. These requirements can be varied, on farms / development land / lakes for fishing, even recently involvement in a wake boarding site.

 

We can ensure that your requirements are met with research and a valuation agreed upon. All aspects of the potential planning issues, history and future potential are all measured for the clients wishes.

 

So if you are looking at purchasing land or property, discuss your requirements with us first.

 

Many areas of land and opportunities are sold, having never been seen on the open market; this type of confidential acquisitions are quite common for us to source and advise upon.

Selling land or property has been rated as one of the most stressful undertakings available. Many traditional High Street Agents do offer a good service but for more obscure items; as in land with potential now or in 5 years, property that does not fit within the normal criteria of home buyers. Farms can dispose of small or large areas confidentially, secure that the buyers have the funds and are best suited to the purchase.

 

Confidentially is paramount to businesses, farms, estates and individuals.

 

We offer a confidential disposal/sale procedure securing buyers at the best prices, with minimal fuss.

The market today for development opportunities is quite buoyant; even with the restrictions on borrowing by many high street lenders, there are a volume of liquid buyers’ consistently looking to acquire development opportunities.

 

Some land can be brought to the market immediately available to develop; others will require what is called promotion, this can be a costly and time consuming exercise.

 

We have a very successful track record of placing land with potential investment buyers that are willing to pay a fee for the benefit of securing the land potential for periods of 1-10 years. For this benefit they will pay a sum up front, in some cases with anniversary payments through the term.

 

During this time they will pursue the maximum they can achieve for future development, all these costs incurred will be absorbed by themselves, with the ultimate goal of securing the approval. Once achieved with the land owner, will receive a percentage value of the (OMV) open market value, this sum will be payable upon the successful planning approvals.

 

We have numerous companies and investors, continually looking for potential plots and land from one plot to many hundreds.

Planning – can be a minefield in some cases, a step into the unknown and at the vagaries of policy issues, neighbour issues, design problems in all a multitude of issues.

 

From applications to refusals to appeals – even the wording and the process can be fraught with potential issues.

 

Time, as they say, costs money!

 

This is never so true with planning – just having a dream of an extension or a new home is not enough in fact, having an architect creating stunning designs is not sufficient!

 

Entering into gaining planning approval for anything can be like entering a labyrinth of twists and turns and dead ends…

 

So what can English Architectural do for you?

 

This first query is to find out what it is you actually want to achieve and with this information, advising if the chances of success are high or low!

 

These can be determined by;

 

Area? Is the building listed? Are there any restrictions? Design type? Size? Scale? Privacy?

 

The list can be endless and is particular to each property and proposal.

 

We will;

• Advise/adjust/discuss
• Bring the application to the council
• Create the drawings and documents required and submit

But this is only the beginning!

 

We will monitor the application, the responses from the consultee’s; whether that be the Highways/Ecology/Neighbours.

 

Some applications will gather responses from neighbours that have nothing at all to do with the application but can be negative due to jealousy! – or a misunderstanding of the proposal.

 

All of these factors can make or break an application!

 

We will review these issues, respond to them where needed and provide additional information, or in severe cases – withdraw the application, to ensure that all previous complaints are then dealt with before re-submission.

 

Planning has no guarantees but we look to reduce as many potential issues prior to decision!

By the time your refusal is notified, 3 – 6 months could have passed; your architect will have charged for his work and involvement and during that period, even the most pragmatic of us will have imagined the new home/extension/ building! Your costs of the project will be in and the funds will have been organised! And then the refusal arrives, and the last 6 months of expectation, hope and enthusiasm is removed.

 

Lots of people would then call it a day, sell up and move or just put it down to experience!

 

What we do, is review your refusal in detail – redesign if required from scratch if needed – we discuss with the planners, we discuss with the parish council or any and possibly all consultee’s that have objected!

 

Only then do we re-submit!

 

With all the re-working, our level to success is second to none!

Should a planning application be refused, the option to appeal the decision is there for the applicant to appeal the (LPA) Local Planning Authority’s decision. What needs to be understood is, Local Planning Officers have to make decisions based on what is put in front of them at the time of the application. They also have to work to local policies, so their decisions are based upon the information supplied to them and the local knowledge they enjoy about their interpretation of local and national policy. Thankfully most cases are correct and the local planning authority planning officers have huge workloads and pressures, so only occasionally an appeal is required to query a particular decision.

 

The planning inspectorate is a national governing body that reviews the application submission and decision, also evidence that can be supplied to back up either argument. A planning inspector will review openly, fairly and independently all information associated to the application.

 

The inspector will then issue a decision to approve or refuse!

 

Cost implications can be awarded to either side, so anyone considering appealing a planning decision should be aware of both the upsides and down!

 

If an appeal is thought the best plan of action, we will assist and support you throughout.

All local authorities are charged with protecting their local environment. An enforcement officer will investigate all complaints submitted and based upon their view of the complaint area will decide whether this area/item contravenes planning law.

 

If so and the enforcement officer considers that contravention is minimal and could be dealt with by way of a planning application submission to regularise the position – in which case we can submit a planning application is then submitted in full.

 

In extreme cases, the council may feel that contravention is outside what could be considered minimal, then an enforcement notice will be issued.

The issue of an enforcement notice is not to be taken lightly! The notice will list the details of the planning policy that has not been complied with along with what the local authority require action of and by when! We will contact the local authority.

 

Appealing the notice to the inspectorate, if required, we will utilise established solicitors and QC’s that specialise in this type of issue.

In 2014, new planning rules were passed allowing the conversion of “Redundant Agricultural Barns” to be converted to residential dwellings.

 

As you can imagine, at the outset many barns were submitted for planning approval and to the owners disappointment, many more were refused than passed. Over time, attitudes have changed, as have the governments guidelines it would be wonderful to suggest that the policy has softened, but this is not the case!

 

We have achieved many permitted development approvals benefitting numerous farms by creating re-sales or rental opportunities.

 

If you have barns that you would like reviewed, then call us – very few other agents have achieved similar success in the area!