Planning Permission

[the millster]

Hi, my dad has just agreed to give me one of his fields in 5 years time, I would love to build on it, however I don't know much about planning permission, could anyone impart some wisdom? Basically, I need to know if there is some sort of set criteria for a successful planning application so that I can work out if this could be a real possibility for me. I have tried asking various authorities but no-one seems to want to get back to me on it. If it varies at all depending on location, we are in north dorset. Any help would be appreciated!

[flyciderman]

This is not difficult, go to your local council, in the main square in Blandford, and ask to speak with the duty planning officer.

Explain the problem and they will show you the �local plan�, from this you will be able to see if the field is within the defined �development boundary�. If it is then development will be allowed, if not then no. Sometimes there are exceptions but these are very rare mainly for social housing.

If residential development is allowed then you will be very rich, as residential land is very approximately valued at �1 million per acre.

I suspect that you will find that you are out of luck.

[the millster]

Thank you flyciderman, although I would only wish to build one house (for myself) so not going to be rich : ( ! Would this make a difference to the application? I've just always wanted to have something of my own which is designed on my needs. You must be a local chap then, no-one knows where Blandford is unless you're a native!

[flyciderman]

Just had a look and the Local Plan is on the North Dorset Council web site.

[buildersmate]

It makes no difference if you want to build one house or 50. If the land is outside the development boundary, you are outside the local policies and the chance of getting PP is tiny. That's how development is controlled in the UK. It's why you see distinct edges to towns and how the green and pleasant areas are stopped from being overrun with new development. It's also why developers are knocking down perfectly good houses in large plots and putting multiple apartments on them - such houses are within the development boundary.

[flyciderman]

Somtimes you might be able to get a planning application if the house is linked to an agricultrial use. But you would have to show that you need to be on site to look after stock night & day and that this was your main occupation.

Very rare as the planners are wish to this one

Yes I live in Dorset

[buildersmate]

Here's the key wording from the North Dorset Local Plan to 2011 that you would have to overcome: -

Policy 1.6 - Development in the Countryside
In the countryside areas beyond the defined settlement boundaries, most forms of residential and commercial development for general needs will not be permitted. The following uses however, may be granted permission, subject to the relevant policy and assessment criteria;

(i) Development required for Agriculture and Forestry
(ii) Rural Buildings; Re-use & Adaptation
(iii) Rural "Exception" Sites for Affordable Housing for Local Needs
(iv) Housing for Agricultural & Forestry Needs
(v) Housing; Dwelling extensions & replacements
(vi) Employment; Development for Local Needs
(vii) Countryside Tourism
(viii) Countryside Recreation
(ix) Infrastructure (e.g. roads, sewers, energy, telecoms etc.)

That means it's against policy to put new dwellings up, unless for agricultural workers.

[flyciderman]

Buildersmate has got the exact wording.

Just puzzeled why would your Father ywait to give you a field in 5 years time annot now?

You might be able to get added vaue by dividing it into pony paddocks.

If your planning department tells you that this is not an agricultural use give them ahard time they might well back down.

[buildersmate]

Paddock ponies is broadly part of viii) Countryside Recreation (above), and yes, you might be able to do that. Doesn't increase the chances of getting a house of the land longer term though.

[flyciderman]

True Buidermate but a field is worth between �3,000/4,000 per acre but much more as paddocks.

I asked a local planner about how they viewed paddocks and was told they would not want to take it to an appeal.

The chances of getting a house is about the same as winning the Lotto

[the millster]

The only reason my dad is waiting is because the land is in use at the moment, he uses it as storage land for his business but he plans on retiring in 5 years time and so the land will be left useless. I have checked the local plan by the way, the land does not appear on it, its just slightly south of the map but there are four houses on that lane so I'm still a little hazy as to where exactly the boundary would stop. I think I shall have to speak to someone from the council.

[buildersmate]

If the land doesn't appear on the Proposals Plan, the land can't be in the North Dorset region! - the map covers the whole of the area covered by the Authority, with larger scale inset maps of certain towns etc.
If you mean that it isn't on the closest of the maps that show the settlement boundary of the adjacent town, then it isn't in an existing settlement area - guarantee it. These maps are a good enough scale to work out where the boundary goes to the nearest field.

[the millster]

I see what you mean buildersmate, I did wonder as to whether it does in fact fit into the North Dorset boundary, although the village that the field is attached to does fit into that catchment.

How do the other houses fit into the settlement area though? They are further still from the outlined settlement area.

Could I ask though, on the local plan it says that it is the local plan until 2011, do they tend to vary much when they are due to be revised? Also, if the plans do vary much at that time, would it in anyway help/hinder if I expressed interest in building in the field to the correct authoritites?

Apologies if I'm sounding a bit dense at the moment, I've just never had any dealings in this kind of thing and it baffles me beyond belief!

[flyciderman]

I think you need to sort out the basics

1 which county are you in

2 if your father is using it as part of his business for storage what is the planning position now.

The way your question was put it looked as if you were talking about a field in north dorset

[the millster]

Well as far as I know it is in North Dorset, as I said previously, the village to which it is attached to is North Dorset and so one assumes that the field is also.

The planning situation at presnt is difficult due to a covenant on the land that planning cannot be applied for, not for another 2 years as it was purchased from Hall & Woodhouse and if planning was sought and successful they would then take back 10% of the land and also then own 10% of the property.

If you were to see the local plan for hazelbury (wonston/pidney), the field in question is just a little south of the end of the map which as buildersmate said, suggests that it does not fit into the North Dorset catchment.

[flyciderman]

I think you have understand the restriction in more detail as any one can apply for consent, you do not have to own the land just inform the owner.


But what I was thinking is that if the land has a �commercial/employment use� then it might have a reasonable value, you might be able to get a planning consent for industrial buildings sell it and then buy a building plot

[buildersmate]

No, you are in North Dorset District. If you go onto the maps, you can find the large area map sheet 16 covers the general area you are talking about and enlarging the detailed map 17b shows the area around Wonston. The main street in Wonston and a little way down each of the four roads leading out of Wonston are covered by a settlelemt bounday, marked as a black line. If the fields are outside the line they are not within the setllement boundary.
You father may have acquired a planning use for the land through use as storage without challenge for over 10 years, but that doesn't really help you get a house on there.
http://www.northdorsetlocalplan.co.uk/maps/map s.htm