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Planning Case Study – Pitched Roof Garage with Home Office

Latchetts Ullenhall - Planning Permission - Pitched Roof Garage with Home Office

Latchetts Ullenhall - Planning Permission - Pitched Roof Garage with Home OfficeOur client wanted to create space for a home office on their property.

Background:
The property had an existing flat roofed garage and it was decided that replacing the existing roof with a pitched roof would provide the much needed loft space for the home office.

existing garage ullenhall - planning permission - case studyChallenges:
The property is located within the Green Belt meaning that there are more planning constraints imposed on extensions.

Results:
The application had no neighbourhood objections and was supported by the Statutory Consultees, notably the Parish Council.

The application was subsequently approved by the Case Officer on the 27th July 2016.

The Planning Specialist was  Daniel Jackson RTPI and the Chartered Technician was Nadia Amietszajew ACIAT.

Click here to view or download the case study.

For more information about our planning and architectural design services please contact Sam Russell at srussell@sheldonbosleyknight.co.uk 

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Case Study – Stable Yard Refurbishment

refurbishment of stable yard
refurbishment of stable yard
Before ….

Sheldon Bosley Knight was instructed to analyse the potential of a stable yard located in South Warwickshire that was in a state of disrepair and to advise the Owner on proposals for refurbishment and re-letting of the property.

The site comprised a range of large steel frame buildings with run-down breeze block internal stabling, a range of dilapidated single storey corrugated and timber buildings and an un-fenced wood-chip manège with damaged membrane. A plan to improve the existing facilities, budgets for the proposed works and rental yields were prepared for our client.

Our involvement was therefore to review the potential use, prepare plans and budgets for refurbishment, apply for Planning and Listed Building Consent, project management of the works, advertise the property to let and review applications, prepare lease heads of terms and ongoing management of the let property.

Refurbished stables - Sheldon Bosley Knight
After the refurbishment

Alongside the Rural & Equestrian Department, our Planning and Architectural Department  prepared plans for the demolition of the dilapidated buildings and replacement with a modern general purpose storage barn and wash box.

Both Full Planning and Listed Building Consent were applied for as the property was within the vicinity of a Listed Building.

Thereafter the planning application conditions were discharged, including an ecology assessment and asbestos survey.

We managed all the building works and instructed J.C Countryside Services to upgrade the manège with a flexi-ride surface from Equestrian Services Direct. 

Refurbished stables internal - Sheldon Bosley Knight
After the Refurbishment

The breeze block walls were removed and bespoke internal stabling from Vale Stables erected, and Paul Renardson carried out the demolition and new building work.

The new Tenant is delighted with the property and improved facilities.  The property is also located next door to Watermill Feeds which provides animal and equine feeds and supplies so is ideal for livery customers.

The property currently has limited vacancies for DIY, assisted, part or full Livery services – please contact Jo Street on 07817 663389 for more information.

Please visit our Facebook page for more photos.

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Planning Case Study – New Build

Planning Permission Case Study - Walton, Warwickshire

Planning Permission Case Study - Walton, WarwickshireThis was a complicated Planning Application that had to be taken one step at a time to reach the goal that was presented to us.

Background:

The bespoke dwelling was required by our client who also owns the house and redundant agricultural buildings in close proximity.

A Planning Consent was gained for the demolition of two cottages and the lifting of one residential curtilage and placing on to one of the agricultural buildings to form one dwelling. The second dwelling curtilage was retained on the existing site of the two cottages and the bespoke dwelling was granted as a replacement dwelling.

A second Planning Application was then submitted for the re-design of this dwelling to change the vernacular to something that was more in keeping and which also included a timber framed double carport and store.

Challenges:

The challenges that this particular project presented were firstly the lifting of two residential curtilages and placing one of those curtilages on a separate site to gain our first application and then the subsequent second application was to detach the previous application that was tied to the now granted barn conversion to make one standalone Planning Application for one site for one dwelling. This was a complicated process, but ultimately was successful.

The site also had a natural spring within it which we needed to ensure was diverted around our site and did not cause any further damage than it had previously to the two existing dwellings to our new bespoke dwelling; with the help from the contractor, this was achievable.

Results:

The applications were granted and the Planning Department were happy with the splitting of the original Planning Consent to form two separate Planning Consents and the bespoke dwelling that was delivered has now enhanced the site and sits well in its surroundings, achieving a family home which is economical to run and will be sustainable for the future.

The Planning Specialist was Sam Russell MFPWS MCIAT ARICS and the Chartered Technician was Panya Chaonsri.

Click here to view or download the case study.

For more information about our planning and architectural design services please contact Sam Russell at srussell@sheldonbosleyknight.co.uk 

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Wealth Management and Succession Planning

farmhouse

It is often said that farmers and landowners are asset rich and cash poor, and given recent agricultural profitability this generalisation may have become more pertinent.

Managing high value assets is often essential to the effective running of a farming business in a manner which allows for effective succession planning too without a huge Inheritance Tax burden.

There are various tax reliefs available for agricultural property, and positioning the farming business and all assets in such a way as to take advantage can often save ten’s if not hundreds of thousands of pounds in tax.

The following case studies provide some examples, albeit please accept that these are not ‘one size fits all’ as far as they might be applied to your own business.

farm barn Farmer A has a traditional barn which has been in agricultural use, although not suitable for much modern agricultural practice and has subsequently gained a planning consent for residential conversion.  Farmer A is worried about Inheritance Tax planning and would like to pass the asset to his daughter. Whilst the asset remains in agricultural use, in most circumstances, the barn can be transferred to his daughter, whilst holding over the gain for Capital Gains Tax. Once the conversion has started, the use no longer being agricultural, Holdover Relief is no longer available. The moral of this example is to ensure that Tax advice is taken before the use is changed or transferred.

farmhouseFarmer B wishes to retire from the farming business, but continues to live in the farmhouse. The farming business is then managed by Farmer B’s children, and he enters into a Farm Business Tenancy with them to ensure that he retains some level of income. In this example, Farmer B no longer occupies the farmhouse for agricultural purposes since he has no day-to-day involvement with the farming business, and whilst Agricultural Property Relief might be available on the land and buildings that are let to his children, Farmer B might be better advised to enter into some form of partnership or contract farming business, where he retains an active role in the farm business, with the potential to claim Agricultural Property Relief on the farmhouse, on his death.

woodlandFarmer C has a substantial area of woodland which is some 20% of the total land holding of the farm. Very little woodland management has been undertaken in recent years, but Farmer C would like to improve the woodland and to pass on an improved asset to his children. In this scenario Agricultural Property Relief is not likely to be available for Inheritance Tax calculation purposes, the area of woodland being too large relative to the size of the principal holding. Business Property Relief could be available at 100% provided that an active business was being conducted in woodland management involving the establishment of an active woodland management plan.

The above examples will likely resonate with a number of those reading this article. Whilst undertaking valuations of farmland, woodland, farmhouses and farm cottages the RICS Registered Valuers at Sheldon Bosley Knight encounter many instances where a significant tax burden is to be incurred by the next generation. With careful planning and early advice, there is an opportunity to mitigate and in some instances completely avoid any liability. It is important that the tax tail does not wag the dog, however, often a plan can be implemented which perfectly suits the family situation.

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Planning Case Study – Conversion of Agricultural Buildings to Residential

Planning Permission - Permitted Development

Our client requested our assistance in obtaining planning permission for the conversion of agricultural buildings to residential under Permitted Development (Class Q).

Two of the buildings are traditional brick barns with pitched tiled roofs and the third is a steel portal framed building with brick walls and a corrugated roof.

Background:

bockendon-grange-farm-permitted-development-planning-permissionThe conversion of a barn (barn A) into a dwelling was first refused in 2004 and at appeal in 2005. Since then the General Permitted Development Order has come into effect with the purpose of bringing redundant buildings back into use.

When the Government revised the GPDO to include the conversion of agricultural buildings to residential use, it presented an opportunity to convert these barns using a specific National Policy.

Demolition Consent was approved in 2013 to remove the agricultural buildings in close proximity to the barns.

The GPDOs for the three barns were originally refused prior approval under the GPDO in 2014 because the buildings are located in an isolated location. However, the Planning Practice Guidance Paragraph 105 states that isolation can no longer be used as a reason to
refuse an application.

Class Q (a) was subsequently approved in December 2015.

Challenges:

  • The agricultural buildings were in an isolated location and therefore contrary to paragraph 55 of the National Planning Policy Framework.
  • Agricultural buildings used for farming enterprise located in close proximity to the proposed buildings for conversion.

Result:
Having submitted the GPDO for the conversion of the barns, Burton Green Parish Council made no objection.

The Case Officer made a couple of requests regarding changes to window materials and design which were then amended in the plans.

The applications were approved without further question, thereby granting approval for the conversion of three buildings that had been refused just two years prior.

The Planning Specialist was Natasha Blackmore da Silva MSc.

Click here to view or download the case study.

For more information about our planning and architectural design services please contact Sam Russell at srussell@sheldonbosleyknight.co.uk 

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Planning Case Study – Enabling Development Scheme Involving Village Hall

Enabling Development Scheme - Stourton Village Hall

Enabling Development Scheme - Stourton Village HallThis project was part of an Enabling Development Scheme involving the demolition of an existing village hall and associated buildings and the erection of a single detached dwelling with associated hard and soft landscaping.

Background:

Planning consent was granted in 2013 for the demolition of the village hall and the erection of two dwellings. As the planning permission was part of an enabling development any application on the site would be closely linked to that of the new village hall development on the opposite side of the road.

The site with the 2013 planning permission was subsequently bought by our clients with the intent to build a larger single detached dwelling for them and their young family. The dwelling was designed for the client by an oak framed building Architectural Designer, we then submitted a planning application utilising these bespoke drawings.

Challenges:

This planning application was intrinsically linked to the progress of the new village hall application opposite the site.

Due to the enabling development connection between the two sites a S106 agreement was necessary to ensure that the dwelling would not be occupied until the new village hall had been erected.

Result:

Having submitted the planning application to the Planning Department Stourton Parish Council supported the scheme.  The application was met with overwhelming support from both the local community and Statutory Consultees.

After the S106 agreement was completed the application was approved without further question.

The Planning Specialist was Natasha Blackmore da Silva MSc.

Click here to view or download the case study.

For more information about our planning and architectural design services please contact Sam Russell at srussell@sheldonbosleyknight.co.uk