flanagaj Posted February 22, 2023 Share Posted February 22, 2023 So I have come across a plot of land with OPP being marketed by Savills. Having cross referenced the application online, it is very clear that their advert of "with full PP" is blatantly incorrect and I am concerned that they are trying it on. The plot has OPP and when I look at the documents online at the LPA I see the following drawing (Image1). On the agents advert, they also show the two drawings of a finalised property and floor plan. Having looked on street view, the next door property and the remainder of the road is full of the properties shown in image 4. So what I am trying to deduce is what due diligence can be done to determine whether the proposed house is something that would be acceptable to the planners, before parting with the cash. My main concern here, is that the block plan which was submitted as part of the OPP application is nothing like images 2 / 3 and I am concerned that those drawings have been made up to try and sell the plot even though you'd never get that approved in the FPP application. Thanks Link to comment Share on other sites More sharing options...
markc Posted February 22, 2023 Share Posted February 22, 2023 Firstly get confirmation of full or outline planning. the sketch and photo are not that dissimilar so I would say the scheme/appearance is reasonable. you could put in offer/purchase conditional on planning being granted for the proposed house Link to comment Share on other sites More sharing options...
flanagaj Posted February 22, 2023 Author Share Posted February 22, 2023 Quote Firstly get confirmation of full or outline planning. the sketch and photo are not that dissimilar so I would say the scheme/appearance is reasonable. you could put in offer/purchase conditional on planning being granted for the proposed house The LPA searches going back 5 years show no FPP application. I'll speak with the agent regarding what you suggest, eg offer based on the FPP being accepted based on the proposed house. Link to comment Share on other sites More sharing options...
Blooda Posted February 22, 2023 Share Posted February 22, 2023 What did the outline planning permission consider? Have any reserved matters been decided after the Outline Planning? Have you spoken to the Agent? Link to comment Share on other sites More sharing options...
IanR Posted February 22, 2023 Share Posted February 22, 2023 You need to go though all the "Application for approval of details reserved by condition" and check all the conditions of the outline planning are resolved. There's lots of planning history including a couple of Appeals (one lost, one won) It does look like it could be all in order, but some reading is required. https://publicaccess.westberks.gov.uk/online-applications/propertyDetails.do?activeTab=relatedCases&keyVal=000QKS00LI000 Link to comment Share on other sites More sharing options...
ToughButterCup Posted February 22, 2023 Share Posted February 22, 2023 1 hour ago, flanagaj said: ... what I am trying to deduce is what due diligence can be done to determine whether the proposed house is something that would be acceptable to the planners, before parting with the cash. .... Go through the contents of this line by line , document by document Focus on the access issue (because the Planners seem to have a concern there) I'd be interested in why there was (were) an Appeal(s) about access Whenever there is so much documentation about one plot , my (remaining) fingertips begin to tingle. After you have mastered the brief (as it were) then talk to the agent: make sure the agent knows that you are thoroughly conversant with all the detail. Forewarned - forearmed. Link to comment Share on other sites More sharing options...
nod Posted February 22, 2023 Share Posted February 22, 2023 I wouldn’t take any notice of the agents We looked at a plot with canal views Only to find the canal was quarter of a mile up the road Link to comment Share on other sites More sharing options...
Blooda Posted February 22, 2023 Share Posted February 22, 2023 One thing to check is who owns the land in the visibility splays, if it is neighbour they could make it difficult for you in the future. Link to comment Share on other sites More sharing options...
Blooda Posted February 22, 2023 Share Posted February 22, 2023 Looks like they've made a start with the dropped kerb. Definitely need a condition report and loads of photos of that road surface before starting. Link to comment Share on other sites More sharing options...
flanagaj Posted February 22, 2023 Author Share Posted February 22, 2023 Quote Go through the contents of this line by line , document by document Focus on the access issue (because the Planners seem to have a concern there) I'd be interested in why there was (were) an Appeal(s) about access Whenever there is so much documentation about one plot , my (remaining) fingertips begin to tingle. Thanks for the link. I have not looked at an application with just OPP before, so the reserved matters are new to me. I do see that the plans on the agents site are from the reserved matters which were approved. Link to comment Share on other sites More sharing options...
flanagaj Posted February 22, 2023 Author Share Posted February 22, 2023 Quote Looks like they've made a start with the dropped kerb. Definitely need a condition report and loads of photos of that road surface before starting. Yes. That must be quite a recent video taken. Can you clarify what you mean by "Definitely need a condition report and loads of photos of that road surface before starting. " what is the potential issues that one could face here? Link to comment Share on other sites More sharing options...
Blooda Posted February 22, 2023 Share Posted February 22, 2023 21 minutes ago, flanagaj said: Yes. That must be quite a recent video taken. Can you clarify what you mean by "Definitely need a condition report and loads of photos of that road surface before starting. " what is the potential issues that one could face here? Neighbours or Council could say you have damaged the road surface and worse case make you resurface. Link to comment Share on other sites More sharing options...
saveasteading Posted February 22, 2023 Share Posted February 22, 2023 It is feasible that the layout drawing was included with the opp. The reasons for not asking for full pp woukd be to avoid surveys and reports, and allows for variations to be made in the final app. You can't rely on most agents for the full story, but must ask, and see the full conditions. I was present at a council meeting when a similar situation arose. The plot had opp. But also had a building design. Some councillors wanted to object but were told that they could only vote on the basis of the new information, ie conditions and details. Link to comment Share on other sites More sharing options...
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