building houses

[Paddy Galore!]

Hi gents, are there any people who work for any of the larger property developers on here?

i'm wondering about building a few, only thing is I don't have much of a clue about getting permission to develop about 10 acres worth and could do with some advice.

thanks in advance,

paddy.

[Catamong]

I would suggest you make an appointment to visit your local Planning office, with a plan of the bit of land you would like to develop, and pop the question as to whether or not you are likely to get a Planning consent for a residential development on the site..?

 

If you get a positive response, then crack on, either get yourself an Architect to design a scheme for you, or jump into bed with a Developer who will take you through the whole process, all you have to do is sit back, and watch the money roll in..

 

Cat.

[Lloyd90]

My partners parents had a large plot down West Wales and build two houses, with permission for another two after.

 

They said they felt the builders kept coming up with "new costs" and were never agreed and priced into the original plan, they said they didn't mind the first couple but it started to become often so they told them to do one and managed it themselves until finish. They haven't bothered with the second two due to all the bother and are now looking to sell their house with the permission attached.

[sako751sg]

As above.

If you sort an architect out they usually can recommend a developer which will take a load off you.

[bullet1747]

As above.

If you sort an architect out they usually can recommend a developer which will take a load off you.

Wots that load off cash from you ,

[oowee]

Don't go down the DIY route if you don't have the experience. Appoint an agent to act on your behalf. Architects will not have a clue about maximising value. They will have pet developers you dont want. You will need some development partnership to get the most from it. If its not in the plan then it could take a long term arrangement (Partnership) to get it there with shared risk arrangement. The agent will be there to hold your hand for mutual benefit.

I would suggest you do some basics on checking the local plan then a beauty parade of specialist agents.

Edited January 15, 2017 by oowee

[Catamong]

Don't go down the DIY route if you don't have the experience. Appoint an agent to act on your behalf. Architects will not have a clue about maximising value. They will have pet developers you dont want. You will need some development partnership to get the most from it. If its not in the plan then it could take a long term arrangement (Partnership) to get it there with shared risk arrangement. The agent will be there to hold your hand for mutual benefit.

I would suggest you do some basics on checking the local plan then a beauty parade of specialist agents.

 

Interesting comments...what do you mean by an "Agent", where would the OP find him..?

 

Cat.

[sako751sg]

Wots that load off cash from you ,

Both that and off his mind.

Make sure its a decent one as with a 10 acre site it can be a nightmare for the naive.

[oowee]

A specialist property agent such as JLL Harris Lamb, Grimley etc. Local agents will know what works in locale and be cheaper national agents will have greater reach. Which to choose will depend on site, personality development stage and deal on offer.They will deal with developers all day long and will know how to negotiate OP end of the deal. They will evaluate the scheme potential and development stage and then find a development partner once you have agreed their terms. Without someone acting on OP's behalf he will be ripped off day one. Even when a deal is struck the agent will advise and ensure that the development sticks to the agreement. Particularly with the s106 obligations and inevitable scheme changes resulting from the ground and planning variables.

 

 

Interesting comments...what do you mean by an "Agent", where would the OP find him..?

 

Cat.

Edited January 15, 2017 by oowee

[Catamong]

Yes, but without an "in principle" agreement to a Planning consent it could all be a waste of everyone's time..?

 

Cat

[Guest stevo]

Yes, but without an "in principle" agreement to a Planning consent it could all be a waste of everyone's time..?

 

Cat

 

that's what outlined planning permission is for ,

 

if I was you I would get some very professional advice before you EVEN think about the how , what and the why

[Guest stevo]

The Application for Outline Planning Permission form is generally used to find out, at an early stage, whether or not a proposal is likely to be approved by the planning authority, before any substantial costs are incurred.

This type of planning application allows fewer details about the proposal to be submitted. These details may be agreed following a “reserved matters” application at a later stage.

Reserved matters can include:

• appearance - aspects of a building or place which affect the way it looks, including the exterior of the development • means of access - covers accessibility for all routes to and within the site, as well as the way they link up to other roads and pathways outside the site • landscaping - the improvement or protection of the amenities of the site and the area and the surrounding area, this could include planting trees or hedges as a screen • layout - includes buildings, routes and open spaces within the development and the way they are laid out in relations to buildings and spaces outside the development • scale - includes information on the size of the development, including the height, width and length of each proposed building

While some applications are straightforward and a decision can be made by the planning authority without detailed information, other proposals may need more information to be provided. Your local authority will ask you to provide further details if it is necessary.

It is a good idea to talk to the local authority about how much information might need to be included before you submit your planning application.

Once outline planning permission has been granted, a ’reserved matters’ application must be made within three years of the consent (or a lesser period if specified by a condition on the original outline approval). The details of the application must be in accord with the outline approval, including any conditions attached to the permission.

It is often helpful to discuss your proposal with your local authority before you send in your application – this is known as ’pre-application advice’. Your local authority will normally have details of how to go about this on its website.

[oowee]

It may be the case that the principle argument is no, but that does not mean its correct. It may well be a political view point either the officers or the elected rep's.

If you speak to planning without knowledge chances are you will be directed (encouraged to look) from there perspective not from a development angle. The first contact is often critical. The approach may be key to setting their frame of mind in line with your thoughts. If you go in vague and its not in the plan (which you would imagine its not as no one s knocking the door down) you will alert the authority and may get an answer that is not 'best value'. Once a train of thought is started it may be costly to unpick.

 

 

 

Yes, but without an "in principle" agreement to a Planning consent it could all be a waste of everyone's time..?

 

Cat

[oowee]

The Application for Outline Planning Permission form is generally used to find out, at an early stage, whether or not a proposal is likely to be approved by the planning authority, before any substantial costs are incurred.

 

This type of planning application allows fewer details about the proposal to be submitted. These details may be agreed following a “reserved matters” application at a later stage.

 

Reserved matters can include:

 

• appearance - aspects of a building or place which affect the way it looks, including the exterior of the development • means of access - covers accessibility for all routes to and within the site, as well as the way they link up to other roads and pathways outside the site • landscaping - the improvement or protection of the amenities of the site and the area and the surrounding area, this could include planting trees or hedges as a screen • layout - includes buildings, routes and open spaces within the development and the way they are laid out in relations to buildings and spaces outside the development • scale - includes information on the size of the development, including the height, width and length of each proposed building

 

While some applications are straightforward and a decision can be made by the planning authority without detailed information, other proposals may need more information to be provided. Your local authority will ask you to provide further details if it is necessary.

 

It is a good idea to talk to the local authority about how much information might need to be included before you submit your planning application.

 

Once outline planning permission has been granted, a ’reserved matters’ application must be made within three years of the consent (or a lesser period if specified by a condition on the original outline approval). The details of the application must be in accord with the outline approval, including any conditions attached to the permission.

 

It is often helpful to discuss your proposal with your local authority before you send in your application – this is known as ’pre-application advice’. Your local authority will normally have details of how to go about this on its website.

I would agree with these points except in the case of large scale development. In the case of a ten acre resi site i would want to be directing the planning authority in how it should be dealt with.

[wandringstar]

speak directly with the council, they are very helpful, at the end of the day, its all about profit, you need to oversee the project, otherwise you will be shafted.

 

planning permission is a lot easier to get nowadays, you can sort this out yourself. Get a local graduate or someone able, to draw up your plans, you may need surveyors to carry out land checks etc.

 

its a hell of a process, groundworks and soil removal cost a fortune, you have to coordinate utilities, it goes on and on.

 

if in doubt, don't.

[kingsy18]

architect,planning permission ,building regs,get a company in to run it for you ,or run the job yourself by getting prices off different tradesmen .

[neil w]

You have also have to think about the services, some are straight forward. And some are not !!.

[oowee]

speak directly with the council, they are very helpful, at the end of the day, its all about profit, you need to oversee the project, otherwise you will be shafted.

 

planning permission is a lot easier to get nowadays, you can sort this out yourself. Get a local graduate or someone able, to draw up your plans, you may need surveyors to carry out land checks etc.

 

its a hell of a process, groundworks and soil removal cost a fortune, you have to coordinate utilities, it goes on and on.

 

if in doubt, don't.

The Council process the app, they dont acre about your profit. Specialist advice from the outset (which is expensive but covered by the uplift). Vast fees are paid from better profits which arrive earlier. You can sort it yourself but if you don't have the knowledge you will end up with a smaller pie.

 

architect,planning permission ,building regs,get a company in to run it for you ,or run the job yourself by getting prices off different tradesmen .

Don't do this ^. We are talking development first not building.

 

The best schemes will be finance led, planning backed. The Architect and builder is down the line. On a scheme of this size you need the planning politics in place. The best planners are not in the LA.

[neil w]

And another thing, you have put a lot of money a side. Like In a general guarantee policy. To cover defects that the property's may develop.

[Lord v]

This is what I do for a job. I work for one of the larger civil engineering consultancies, mainly with the major developers. (Bovis, Linden, TW etc)

 

Happy to either discuss what as a company we can offer (we can do everything from planning advice to structural design) and our fees, or also happy to give some detailed advice for free. PM me tomorrow and we can have a chat about what you want to achieve.

 

A chat with your local planning officer never hurts, yes they don't care about profit, but they will let you know if you are onto a hiding to nothing or not.

[Rupert]

I cashed out all my savings and investments this time last year so i could buy and build 4x 4 bed townhouses, my first development of my own, i bought a plot with planning so have no experience of the planning process but have recent first hand experience of the rest of it.

[oowee]

This is what I do for a job. I work for one of the larger civil engineering consultancies, mainly with the major developers. (Bovis, Linden, TW etc)

 

Happy to either discuss what as a company we can offer (we can do everything from planning advice to structural design) and our fees, or also happy to give some detailed advice for free. PM me tomorrow and we can have a chat about what you want to achieve.

 

A chat with your local planning officer never hurts, yes they don't care about profit, but they will let you know if you are onto a hiding to nothing or not.

Engineering firms are best at engineering. They mainly work 'for' the developers. You should choose your developer who in turn will choose their engineers.

 

A 'chat with planning' is not the way to go on large development projects. Far better to open discussions from a position of strength for a development of this size. When the discussions start you want to be taking planning officer through the process of how you will be bringing forward the development. You will be taking them through the national planning guidance and local planning position and how it applies to your site, not the other way around. Planning staff will not have the experience or knowledge of the team that you take in.

 

If this site were in MK it would be worth net £2m an acre. If you loose an acre of development to non use that's a lot of money to loose. Hence you tell them how its going to be.

[wandringstar]

10 acres is enormous

[Jason_ox]

You say a few but on 10 acres your talking a lot of houses. If you have no experience and haven't the funds for planning etc which can cost 10's of thousands you're going to need a partner or agent to act on your interests. Selling to a developer is what I would consider, but that would be done through an agent or promoter who would limit your risk and take the hit if it falls through however you'll retain the land if it does.

If you're genuinely only putting a few houses on the plot then you could quite easily contact the planning office and see what they say, submit outline planning etc and away you go.

[Bobba]

When talking to the planners and doing your Sums ££££££ do make sure you factor in the full effect of "Social Housing" (or, affordable housing) and its' effect on your costs and profit forecast.

 

This is an absolute requirement by Councils that you identify a given number of properties within the development and make them available for social housing. Where there is no possibility meeting the requirement within the development or elsewhere you will be required to contribute an equivalent value to the councils social housing fund.

 

I see you're in the Norfolk area. I googled Norfolk policy and found that Breckland Council, Dereham, require 40% of new build to be affordable housing.

Edited January 16, 2017 by Bobba