I am looking at the possibility of selling a property with a plot of land 
attached.  The plot itself is just over half an acre and would make a 
fantastic building plot, with open country aspects on three side.

Arcane local council restrictions mean the land cannot be sold separately, 
and must be sold with the house.  Any new-builds in the village are 
restricted to immediate family of village residents, and the village 
residents themselves (three year rule?).

Anyway, I am looking for details on how much it would cost to have a 
professional prepare an outline planning application for a bog standard 
timber framed 3 of 4 bed property on the building plot, with a view to then 
selling the the existing house and adjoining land with the outline consent.

Also, does anyone have any experience of the relative costs and benefits of 
going for detailed planning consent (as opposed to outline), with a view to 
then selling the existing house and adjoining land with this consent?

I have considered doing the application myself, but am wary of a 
particularly stingy planning office, and a beaurocratic process which seems 
to put obstacles at every turn (new builds can be a sensitive subject given 
the areas National Park status, and they don't make it easy)

Cheers for any advice.

"BBing"  wrote in message 
news:ddr8l3$136$1@nwrdmz01.dmz.ncs.ea.ibs-infra.bt.com...

>I am looking at the possibility of selling a property with a plot of land 
>attached.  The plot itself is just over half an acre and would make a 
>fantastic building plot, with open country aspects on three side.
>
> Arcane local council restrictions mean the land cannot be sold separately, 
> and must be sold with the house.  Any new-builds in the village are 
> restricted to immediate family of village residents, and the village 
> residents themselves (three year rule?).
>
> Anyway, I am looking for details on how much it would cost to have a 
> professional prepare an outline planning application for a bog standard 
> timber framed 3 of 4 bed property on the building plot, with a view to 
> then selling the the existing house and adjoining land with the outline 
> consent.
>
> Also, does anyone have any experience of the relative costs and benefits 
> of going for detailed planning consent (as opposed to outline), with a 
> view to then selling the existing house and adjoining land with this 
> consent?
>
> I have considered doing the application myself, but am wary of a 
> particularly stingy planning office, and a beaurocratic process which 
> seems to put obstacles at every turn (new builds can be a sensitive 
> subject given the areas National Park status, and they don't make it easy)
>
> Cheers for any advice.


But what use would OPP be to the new owner, cos they (presumably) couldn't 
sell separately either?  Their only option would be to rent it out - for 
ever?

You say you can't sell the land without the house, but can you sell the 
house without the land?

As for costs - can vary enormously - especially if you get into appeals 
etc...  Given the other restrictions you've mentioned, strongly recommend 
you get good advice about prospects of getting OPP _before_ incurring big 
fees.

-- 
Martin

[Remove barrier to reply]

Local paper often has ads for surveyors offering to draw up plans.
Be aware thanks to Commisar Prescott, Councils, such as mine, can now
also demand an Enviromental Impact Assessment; cost around £16k
currently.

Previously this was restricted to Developers; just another way to cane
taxpayers.

"BBing"  wrote in message 
news:ddr8l3$136$1@nwrdmz01.dmz.ncs.ea.ibs-infra.bt.com...

>I am looking at the possibility of selling a property with a plot of land 
>attached.  The plot itself is just over half an acre and would make a 
>fantastic building plot, with open country aspects on three side.
>
> Arcane local council restrictions mean the land cannot be sold separately, 
> and must be sold with the house.  Any new-builds in the village are 
> restricted to immediate family of village residents, and the village 
> residents themselves (three year rule?).
>
> Anyway, I am looking for details on how much it would cost to have a 
> professional prepare an outline planning application for a bog standard 
> timber framed 3 of 4 bed property on the building plot, with a view to 
> then selling the the existing house and adjoining land with the outline 
> consent.
>
> Also, does anyone have any experience of the relative costs and benefits 
> of going for detailed planning consent (as opposed to outline), with a 
> view to then selling the existing house and adjoining land with this 
> consent?
>
> I have considered doing the application myself, but am wary of a 
> particularly stingy planning office, and a beaurocratic process which 
> seems to put obstacles at every turn (new builds can be a sensitive 
> subject given the areas National Park status, and they don't make it easy)
>
> Cheers for any advice.
>
>
>

I should have said, the way around the restrictions is to move into the 
newly built house (which is governed by the three year rule) and sell the 
existing house (which isn't).  Live in the new house for three years, then 
you can sell that too.  The rules make capitalising on the land difficult, 
but not insurmountable.

Having said that, i'm not inclined to do it myself, but OPP would make it a 
more attractive proposition for a buyer who is inclined to put the work in. 
Hence the query.

"Gel"  wrote in message
news:1124225065.463822.114250@z14g2000cwz.googlegroups.com...
Local paper often has ads for surveyors offering to draw up plans.
Be aware thanks to Commisar Prescott, Councils, such as mine, can now
also demand an Enviromental Impact Assessment; cost around 16k
currently.

Previously this was restricted to Developers; just another way to cane
taxpayers.


Not true - was never restricted to 'developers' - the need for an EIA arises
from the type & scale of development & sensitivity of the locality, not the
nature of the aoolicant (householder / developer).  Developing a single plot
is v.unlikely to trigger the need for an EIA: talk to your council or better
still write to them asking for a 'screening opinion' (opinion as o whether
an EIA is needed).

Goin back to original post, I don't see any way in which the council can
prevent you selling anything.