Building a shed and a house

[Andymacp]

Looking to purchase a bit of land to put a house and a shed to run the business from.

Has anyone done this and know the way around planning and mortgages etc ?

Just after a bit of advice

[AHPP]

The best advice you're likely to get here is that you should consult a professional. The second best is likely to come from Inoff the Red. Something I'm vaguely aware of that sounds like it could work would be to use a SIPP to pay for the commercial aspect of it and deal with the residential side once you've got the saving of free yardspace in hand.

[ForestryFinance]

Planning I can't advise on really, although a planning consultant if they are good can be worth their weight in gold. 

 

For the funding element, a lot of it depends on what you're really talking about. Are you building a house, and a shed-to-run-the-business-from...or are you building a house-and-a-shed-to-run-the-business-from?

 

If you're looking to live in the house, rather than it being a commercial development then the funding will be a lot more difficult as it would be done via a regulated mortgage such as a self-build mortgage. 

If the house and the shed are going to be commercial use, then you may be able to fund it with development funding which can be useful as you can get up to 100% of your build costs funded, and then can exit the development facility by putting it on a commercial mortgage which is then a business expense. 

[Stubby]

There is a bloke local to me , a tree surgeon , who built a house inside his barn . He lived in it for a certain number of years  then tore the barn down to reveal the house . Some people kicked off saying he did not have planning but , the story goes , because he could prove  he had lived in it for X number of years he got away with it .

[John Shutler]

quite interesting video i found on the subject of building and living on land without initially having permission 

 

[donnk]

reckon on £120k+ for a small plot just big enough for a 100m2 house.

 

if you want an acre then £400k+ round these parts.

[Big J]

I am not sure what the planning laws are in Scotland relating to Agricultural Occupancy Certificates, but in England, if you work in Forestry or Agriculture, it's much easier to get planning on a plot that would otherwise not be approved. That is the route that we are intending to go, starting with finding some land towards the end of the year. 

 

As you have a better chance of getting planning on an otherwise undevelopable plot, you'll find that the £100k you'd budget for a modest 1/4 acre house plot might get you 15 acres of grazing/woodland.

 

In England, the AOC can be lifted after 15 years, so you can then sell it as a normal property. If you sell it prior to that, the value is substantially reduced as it can only be sold to other people who would qualify for an AOC. 

 

To echo other contributors, speak to a rural planning specialist and go from there. They may well have contacts for finding you suitable land too.

[Stubby]

7 minutes ago, EdwardC said:

It doesn't, and never has worked like that. The Courts have determined that the four year rule only starts once the house is revealed. Deceiving the Council by hiding the house isn't lawful. Plenty have tried but failed.

 

I'd advise getting pre-application advice from the Council first. That way you'll have a good idea of your chances.

I was not advocating trying it , and yes I know its not lawful just recounting what happened here . As far as I know he is still living in it . It all happened about 5 years ago .

[arboriculturist]

1 hour ago, EdwardC said:

It doesn't, and never has worked like that. The Courts have determined that the four year rule only starts once the house is revealed. Deceiving the Council by hiding the house isn't lawful. Plenty have tried but failed.

 

I'd advise getting pre-application advice from the Council first. That way you'll have a good idea of your chances.

In addition that 4 year rule has been 10 years for some time now for buildings or house alterations, still 4 years for dwellings as far as I am aware.

Edited May 27, 2019 by arboriculturist

[openspaceman]

29 minutes ago, arboriculturist said:

In addition that 4 year rule has been 10 years for some time now for buildings or house alterations, still 4 years for dwellings as far as I am aware.

It's 4 years for a structure, so build it  and no enforcement for 4 years and it can stay. 10 years is how long you have to get away with the use before you can get a certificate of lawful use.