Planning refusal, premises needed....

[mr kipling]

I have got a large garage /lockup attached to a house i rent out it is only meant to be domestic use but the guy in there has been running a buisness for years its in a built up area but he keeps himself to himself and does not make a lot of noise and nobody has ever said a thing you could keep quiet and see what happens but rather depends on what you intend to do in it..

 

Chris

[Johny Walker]

How longs a piece of string!?

 

Someone near me recently bought loads of acres for 5-10K/acre.

A house down the road needed 1 acre for a garden/parking before it could be sold... they were charged well into 3 figures for 1 acre!!!

 

what ,£1.11 !! that sounds cheap for an acre well you did say 3,figures

[John Russell]

You should have no problem with planning permission for the right building in the right place. The garage you refer to sounds like it's in a residential zone -- hence the problem. You'll never get anywhere with planning permission for change of use. However, here are my thoughts based on my experience with farm buildings and industrial units.

 

1) Industrial units are expensive to rent and the rates are high. I can't see any point in going down this route.

 

2) Erecting a building on farmland is straightforward provided it's for the use of the farm activity (all farm activities can include forestry) and the farmer owns in excess of 10 acres (it's a magic number) -- so it's no use buying an acre or two and trying to put up a building on it.

 

3) Woodland is cheaper than farmland so your best bet is to buy some woodland -- more than 10 acres -- and erect a shed of suitable size on it. Planning application fee is cheap for agricultural buildings.

 

4) If you have a pension and you own your own business, cash in your pension fund and use the money to buy the woodland as a 'SIPP' (self-invested pension plan). Your company can then lease the wood off your SIPP. This means your pension is growing as your rent is going into it tax free.

 

5) If you don't have a pension but you're a house owner and your company is doing reasonably well, borrow money against your house to buy woodland and erect a shed on it (planning permission will not be a problem). Make sure the woodland is in your name, not the company's. The company then rents the woodland and the shed off you personally. Whatever happens to the company, the land and the shed is yours and it's an appreciating asset that can be realised when you retire.

 

6) If you don't have any assets I would recommend talking to a farmer and asking him to rent you a barn if he has one -- or even put up a building for you to lease. It will be best if he applies for PP for this building in his own name. It will need to be a long lease to make it worth his while.

 

I hope that helps. If you were close to me in Devon I'd put up a shed for you in one of my woodlands but I think you are in Cumbria (?).

[czhey]

what ,£1.11 !! that sounds cheap for an acre well you did say 3,figures

 

Don't be silly!

 

3 figures - £100

 

 

 

 

 

I meant over 100,000 so 6 figures

[nepia]

6) If you don't have any assets I would recommend talking to a farmer and asking him to rent you a barn if he has one -- or even put up a building for you to lease.

 

 

Cracking reply. I was going to suggest just the above bit! Most farmers would relish the opportunity to make a few extra quid while helping out another 'rural' worker.

If you don't ask you won't know but make any agreement detailed and written and then stick to your side of the deal.

[J.D]

You should have no problem with planning permission for the right building in the right place. The garage you refer to sounds like it's in a residential zone -- hence the problem. You'll never get anywhere with planning permission for change of use. However, here are my thoughts based on my experience with farm buildings and industrial units.

 

1) Industrial units are expensive to rent and the rates are high. I can't see any point in going down this route.

 

2) Erecting a building on farmland is straightforward provided it's for the use of the farm activity (all farm activities can include forestry) and the farmer owns in excess of 10 acres (it's a magic number) -- so it's no use buying an acre or two and trying to put up a building on it.

 

3) Woodland is cheaper than farmland so your best bet is to buy some woodland -- more than 10 acres -- and erect a shed of suitable size on it. Planning application fee is cheap for agricultural buildings.

 

4) If you have a pension and you own your own business, cash in your pension fund and use the money to buy the woodland as a 'SIPP' (self-invested pension plan). Your company can then lease the wood off your SIPP. This means your pension is growing as your rent is going into it tax free.

 

5) If you don't have a pension but you're a house owner and your company is doing reasonably well, borrow money against your house to buy woodland and erect a shed on it (planning permission will not be a problem). Make sure the woodland is in your name, not the company's. The company then rents the woodland and the shed off you personally. Whatever happens to the company, the land and the shed is yours and it's an appreciating asset that can be realised when you retire.

 

6) If you don't have any assets I would recommend talking to a farmer and asking him to rent you a barn if he has one -- or even put up a building for you to lease. It will be best if he applies for PP for this building in his own name. It will need to be a long lease to make it worth his while.

 

I hope that helps. If you were close to me in Devon I'd put up a shed for you in one of my woodlands but I think you are in Cumbria (?).

 

Thanks for the reply, some very interesting points to take in there.

 

I'm going to spend some time tomorrow visiting local farmers to see if they can spare some land, The above advice could be invaluable.

 

Yes, I'm based in Cumbria.

 

Many, many Thanks.

 

JD

[J.D]

Just an afterthought, what are the best publications/online sources for buying woodland ?

 

Cheers

[John Russell]

Apart from companies local to me, I've had dealings with...

 

John Clegg &amp Co Chartered Surveyors - Properties for Sale

 

Also try...

 

UK Land and Farms - Woodland for sale ¦ UK woodlands ¦ invest in woodland

 

and... Woodlands for sale in the UK including Kent, Surrey, Sussex, Hampshire, Hertfordshire, Nottinghamshire, Shropshire, North Wales, South Wales, Mid Wales

 

You can also google "woods for sale" but be wary of a company called WOODLANDS FOR SALE or http://www.woodland.co.uk (they always come top of the search). Their prices are high and they seem to target 'hobby' owners. They tend to buy large woods and spilt them up into small plots of around 5 acres.

 

Also try your local estate agents -- the ones dealing in agricultural properties.

 

If you get closer to buying I'll be happy to give more advice.

 

Best wishes,

 

John Russell

[J.D]

Thanks John.

 

Very much apprecieated.

[TRADITIONAL LOGGERS]

Where/When do you need a site and does it need a building?