FAQs Archive - Norton Taylor Nunn

Q: How do you find development opportunities?

Development opportunities can be found through numerous sources of information. Following the conduction of preliminary research relating to all aspects of the development, a prospective developer should register interest with all relevant parties through which land or property may be obtained. This can include land agents, brokers, planning consultants, and real estate agents. In addition to this, forms of publication through which property can be advertised should be checked on a regular basis, alongside online listings, for which notifications can be set. Strategic land may also be found for sale at actions catering to developers, or land auctions, both of which may be accessed through both private inquiries, and government authorities.

Q: What is strategic land?

Land may be considered strategic for two primary reasons; The location of the land may form an access route upon development, subsequently opening up a larger area of land for potential development. The land may be within the boundaries of an existing developed area, meaning it will tend to gain value regardless of how much is invested in it, and that it may be developed over a short, medium, or long term. Brownfield sites are an excellent example of this. The value of strategic land lies in the way it is processed through the planning application system, or through development, and subsequent sale. As mentioned above, the land may also be held as an investment.

Q: How do you source land for development?

The first step in sourcing land for development is conducting extensive research regarding the type of development to be undertaken, and the most suitable type of land for purchase in accordance with this. Any other relevant investigations should also be completed. Following this, interest should be registered with all relevant parties, including land agents, brokers, planning consultants, and real estate agents. Property sections of publications such as both local and national newspapers and magazines should be frequently checked, alongside property sales websites. Setting email notifications for property uploads may assist with keeping track of properties new to the market online. Land purchasing opportunities may also be found at specialist auctions, which may be accessed through both private inquiries, and government authorities.

Q: What does a land developer do?

Land developers are generally required to oversee property acquisitions, alongside the subsequent planning and construction process. The real estate organisations to which land developers belong may specialise in one particular area of development, broadly defined as commercial and residential. These categories may be narrowed down to residential, retail, office, and industrial developments. When overseeing developments, land developers generally take into account property value, the current state of the economy, zoning restrictions, and the suitability of land. Those specialising in other areas may assist in portfolio development or market analysis. Land developers may work to subdivide land in order to better suit the development project or to maximise potential profit.

Q: What is strategic land use planning?

Strategic land development planning is the process of the assessment of land, with the intention of identifying future land uses, and potential for development. Strategic land use planning helps forecast and control a variety of factors affecting a location, including housing demand, and the need for services to meet subsequent growth caused by any development. Strategic land planning balances controlled growth with sensitive factors such as sustainability and community needs. Strategic land development planning is part of a wide network of local planning authorities, and town development plans, ensuring consistency and helping the UK as a whole function efficiently and effectively.

Q: Can neighbours stop permitted development?

Property under permitted development does not require planning permission, meaning the public, and neighbours, typically cannot object to the development. If there is concern over neighbours objecting to the development regardless of this, peace of mind may be bought with a certificate of lawful development. With this being said, if there are any legal flaws or issues with the property, such as a violation of the ‘right to light’ law, neighbours are within their rights to object to the development.

Q: Are planning objections anonymous?

The anonymity of planning rejections is entirely dependent on the individual policies of local planning authorities. Generally, all comments submitted to an LPA must contain a valid name and address in order to be considered, however, objectors may request the withdrawal of their details for all records uploaded or distributed for public inspection.

Q: On what grounds can planning be rejected?

Planning applications can be rejected for a vast variety of reasons – reasons which should be listed within a decision letter sent to the applicant upon rejection. These reasons may include common issues, such as an issue with the style of the building, design flaws, inappropriate layout, infringement on the privacy of neighbours, light-blocking, road safety, or conservation. Developments not in keeping with a local council’s current housing needs may also be rejected. Other reasons include the selection of sites out with town planning boundaries, the materials proposed for use, or the size of the plot. Though some of the above issues are easily resolved by way of amendments, those stuck in a rut with planning rejection should consider seeking advice from a planning consultant.

Q: How many objections does it take to stop planning?

There is no set threshold for the number of applications required to reject a planning application. Local planning authorities tend to value the quality of objections over quantity, meaning the reasons for rejection within comments on the application or letters must be valid and hold significant weight. Badly constructed petitions will not be considered. It is thought that the submission of between 5 and 10 quality objections will result in a committee meeting. Procedure and policy will vary between local planning authorities.

Q: What are valid planning objections?

Objections on the grounds of invalidity are common in planning applications. Comments citing this reason only as their reason for objection are not generally taken into account by local planning authorities. Valid reasons for objection include; The proposed development is not compliance with national, regional, or local planning policy The proposed development is not in keeping stylistically with other buildings or features in the area The proposed development will have a negative impact on surrounding properties (e.g. infringement on privacy or loss of daylight) The proposed use for development is not suitable for the surrounding area The proposed development will cause issues with traffic flow Similar proposed developments have already been rejected repeatedly The development has been proposed within a restricted area, such as a green belt The type of housing proposed is not in line with current local housing needs