minskin

Sage advice Stewpot. Thank you.

Thanks so much everyone. Like everything, I appreciate this is not an exact science and different LAs have different policies and attitudes but it really helps to hear people's opinions and experiences. I had been looking at a property and had my finger over the bid now button but I hadn't had that all important Pre app back thanks to covid so just couldn't take the risk in the end sadly. There have been properties we've dismissed because of access so I'll take a second look at those. Thank you ?

Hi everyone, In our search for a property/land, this has come up a couple of times but I've never been able to find any advice on it. It's hypothetical atm but could be really useful to know for the right property. If a new vehicle access was formed from a plot to someone's existing private driveway and then onto a public road do any of the same rigorous visibility splay considerations need to be applied for either access point? Say the existing private driveway onto the road would struggle to pass muster now because of visibility but is already established. Could another property take advantage of that or would the new property be judged by new standards? Many thanks ?

No, me neither Didn't know that and haven't ever noticed any on any planning apps I've looked at over the past couple of years but I didn't know to look so I'll pay more attention in future. Good to know, thanks. Yes! Our local Planning office used to be brilliant, you could just wander in off the street to a desk and ask to view all sorts of things and someone would toddle off, rifle through a draw and come back with an arm full of documents and leave you with them. Gone are those days sadly. Hmmm, very interesting. As you say.... 'selective publication'. It's sad that one has to play the game to get the better of the planners! I thought I'd heard this somewhere, good find, thank you Temp and yes, could be a quicker route although it still might not be quick enough as the auction is Mid July. Having said that, anyone else researching the property will be facing the same time constraints so it'll be my Monday task. Thank you both so much for the info. It's most interesting and useful. With regard to my rudimentary visibility splay survey, do you have any opinions or observations on that? Many thanks, once again Minskin

Gotcha.... Incidentally, I did do a search and cannot see that anyone has ever applied for any planning permission of any sort in it. What I don't know though is if anyone has asked for pre-app advice and been stopped in their tracks. I don't believe councils are obliged to make that info publicly available unless specifically asked for are they? M

No I'm afraid not Temp. It was a pressure control station, part of the water network. It's definitely not been used for agri and as far as I can tell has not been used at all for anything since the 70's!.....which begs the question why they haven't tried to sell it before... or maybe they have! M

Yes, there's lots to consider isn't there? I knew about visibility splays but didn't understand the theory behind it so it's been very useful to learn about it. M ?

Hi everyone, I've done a bit more research on a few more things and been back to the property for a better look. I've done my best to measure and assess the visibility splays and taken some pics. Below. According to the regs there isn't sufficient view of the road to the east for a derestricted road, however it could be argued that because of the steep incline traffic cannot gain the speeds assumed on the approach to the property. Even at speeds up to 53mph, which is unlikely, the regs call for a clear view of 160m. There is actually 178m clear view. When standing 2.4m back from the road edge the gate posts and stone walls obscure the view, however there's plenty room and scope to splay the entrance assuming this is acceptable/allowable in an AONB. I'd very much appreciate your views Note: Where it says incline is approx 95m, it should actually be 72m. Many thanks, Minskin

That's all super useful info thanks Temp. Insurance is a great idea, hadn't considered that at all. I'll ask my broker ? I'll study the visibility splays and see if I can find any details of what they require locally. I've found useful info in planning apps on other nearby properties before now as I've been researching other properties for sale. I'll check there too. Other things I know : It's not listed There are no PROWs running through/past/around it There are no overhead cables It IS in an AONB Its not a conservation area It's not an SSSI It's not protected or special in any other way like grassland, woodland or an environment for an endangered species. The property was part of the water network taking water from nearby catchment land, a nearby stream and some reservoirs. The property regulated pressure because it varied at different times of year. There's a constant run of water into what can only be described as looking like a Victorian plunge pool below ground level inside the building! I need to work out where that goes but not sure how without help from the utility company or a survey. So... I'm pretty sure there's a fresh water supply and it's draining somewhere. There is/was provision for rainwater disposal also as there are gutters and downpipes. I need to ascertain whether the property is still connected to the network. They have another property nearby that I was initially interested in and that has quite strict restrictions with regard to what can/can't be done there because it's still connected to the network. I asked my contact at the utility company for details on that and she sent me quite a lengthy document. There's no mention of similar restrictions on this other property but I've asked her anyway. She's usually very helpful and responsive but happens to be away atm! Sorry that's a bit long winded but thought if I explained what I knew it may prompt some other thoughts from anyone who knows more stuff about this stuff ? I'm very grateful for all your advice. I always get good, helpful advice here. Thanks ?

Auction is July 20th - I've submitted a level 1 pre-app today on line. I did check first and they are responding to all paid applications so they will deal with it. What it doesn't tell me though (no doubt because they don't know) is when. I spoke to a planning consultant today and after a cursory look at the property details his best advice was to do the level 1 pre-app to at least get an 'in principal' response. Didn't sound like he had anyone he could call. I'd already got the Title and Title plan from the Registry. The original one was lost so it only records basic info and this: "The deeds and documents of title having been lost the land is subject to such restrictive covenants as may have been imposed thereon before 30 August 2017 and are still subsisting and capable of being enforced." There are fields on 3 sides of the property and the 4th side borders a 2 lane rural road. Checked the Land Registry in case the grass verge between the road and property boundary (1m ish) shows a title but nothing comes up. Property happens to be on a straight section of what I am assuming for the moment is unrestricted road with 180m before a bend one way and 400m before a bend the other way. Dry stone walls approx 1m high border the road and property. Haven't got to grips with the principals of visibility splays yet so I don't know whether that's acceptable or not. There's room on the property to alter the depth/splay of the entrance? We'll be off grid so not concerned about utilities although I'm quite sure there's an electricity supply to the property already. Doubt there are sewers tbh but there must be rainwater disposal. We need to go back and check these in more detail. Doubt it given its age but again, we'll check. Bats are entirely possible as the bldg has been open to the elements for some time. Newts also a possibility as some wet moorland and waterways in the proximity. Happy to accommodate both tbh. How would we find out? Would we need to get an environmental assessment done? Super useful info Temp, thank you

Oh interesting. They did definitely sell another property prior to auction as I emailed the utility company itself to enquire about why it was withdrawn and if it would become available again and was told that it was sold prior to auction. The current property has the option to submit a pre-auction offer next to the listing. It's right next to a public highway and has good access. Thank you

No, I didn't think so. The vendor is a utility company and I've seen a few of their properties go to auction now but they often sell pre-auction which suggests they may accept any reasonable offers. I'm just considering a small consultant experienced in similar properties so will contact them for advice. Thank you

Afternoon all, I'm hoping some of you can offer us some advice please. We are looking at hopefully purchasing an ex waterworks property in a rural (AONB) area that is going for auction. We've missed out previously on similar properties though as they've sold prior to auction so we would like to move fast and get an offer in asap if it's viable. The property is modest in size but substantially built in stone. It has roughly half of its roof structure remaining. We are confident that we can convert what's there into a small home for the two of us without the need to change any of the building's outside appearance. Clearly it won't be a simple process to get PP but we want to give it our best shot. We've considered approaching the council for pre-planning advice using their level two service which asks for a site survey. We asked two local surveyors for pre-aquisition survey quotes and whilst they are thorough they're not cheap so we need to know that we're doing the right thing. Is this the normal order of things? Would we be better using a planning consultant? Is it acceptable to put in an offer now and if so can we make it subject to survey /planning? Do I sound like I'm panicking? ? Of course, all of this takes time as well and we're nervous that someone (who knows what they're doing) will bung an offer in and it will sell. We are therefore really confused as to what to do. We are happy to pay to give us the best chance of success but on the other hand don't want to waste money.... obviously. Any advice anyone can give us at this stage would be most welcome. Thank you ?

Thanks Markc. I have actually bunged the hole temporarily and will flush it several times just to see how much water accumulates in there. I suppose it's going to get heavier if it completely fills but that's about it. Be a bit of a mess if the bung fails mind but the water does slow to just a drip once that void is empty. We really need to get the house on the market asap and have no spare cash for another loo so we're desperately looking for a solution. Thanks again

FYI We've also noticed that the pan tilts forward. It's about 7/8" lower at the front than back. It's fitted flush to its frame and that frame is perfectly vertical but should it really be level? I'm wondering (desperately) whether that may help the LEAK ? Thanks