Planning / Sites

crumlin1

Anyone able to provide some advice - have seen a nice rural site for sale, reasonanbly priced - knew there had to be a catch. Seller wants rid ASAP and does not want to sell subject to planning been granted - its a rural area. There was planning on the site previously but has run out. Is it very risky to purchase? How much is a half acre site without planning worth these days.

Das Kitty

Hi OP,

Is this question specific to Galway County or more of a general planning/site purchasing question?

InTheTrees

crumlin1 wrote: »

a nice rural site

Ah well in that case there's not a chance they'll let you build!



Actually I have no idea. And very little actual experience except from what most of us know about the horror of PP.

Your deal sounds like a gamble. Its a bit like buying a used car without an inspection. You pay less because there's some risk that you'll end up with some agricultural land.

If it had permission at some time in the past that may help but is that verified? Not just some recollection by the owner? Are there any ruins on the land? A septic tank maybe?

Again I'm no expert just interested.

jc bamford

The original applicant might have some chance of having the planning permission renewed but a new applicant would be starting from scratch. In most parts of the county it is very difficult for a person from outside the area (or from the area for that matter) to get planning permission. It would be throwing money away to buy a 'site' without planning at any price.
There are loads of sites with planning for sale if you look around

kayos

Land without planning is not a site imho....

Lets put it this way 1 acre of agri land would would be say 10K, a 1 acre site with full planning could be up on 100K.

If your not from the locale or have very strong connections with the area you would be very, very lucky to get planning.

If the owner is looking for site type money then he needs to agree to a subject to planning clause. But my bet is they are looking for site type money and know full well that you wont get permission hence the not wanting to have such a clause.

Ask the owner for planning reference number for the planning that was given, or you might find it on the Galway coco site any way if you know the area and his surname (http://www.galwaycoco.ie/en/Services/Planning/PlanningQuerySystem/).

Check it out and see was there planning, what conditions where attached and the results of all the tests.

My advice don't even think of buying without a "on grant of permission" clause..

ScumLord

jc bamford wrote: »

In most parts of the county it is very difficult for a person from outside the area (or from the area for that matter) to get planning permission.

It should be harder, one off housing is turning this country into an unmanageable tip.

liamhana

crumlin1 wrote: »

Seller wants rid ASAP and does not want to sell subject to planning been granted - its a rural area. There was planning on the site previously but has run out. .

He's selling a field, nothing more nothing less. All you should be paying is the cost for agricultural land.
If the site has 'lapsed' planning its fairly unlikely that its going to get it again - unless the planner could declare the applicant has a 'housing need' in the locality.
Dont buy unless you can get a subject to planning condition.otherwise you'll be a half acre farmer!

jjf1974

ScumLord wrote: »

It should be harder, one off housing is turning this country into an unmanageable tip.

Where are rural people who work and farm in rural areas going to live? Are you one of the people who want to turn areas of rural ireland in to national parks?

kayos

jjf1974 wrote: »

Where are rural people who work and farm in rural areas going to live?

In the high density housing in the city where all the services still don't exist, and get the public transport that doesn't exist to their rural area work place.... :rolleyes:

ScumLord

jjf1974 wrote: »

Where are rural people who work and farm in rural areas going to live? Are you one of the people who want to turn areas of rural ireland in to national parks?

In a town, you don't have to live on the farm. Most houses I've seen going up beside the family farm have people that work in the city living in them.

I would like to see some thought towards preserving the Irish countryside. The fact is one off housing makes all our services more expensive and reduces the quality that can be achieved throughout the country.

We can see countries that have proper town planning excel in all areas because they don't allow people to plant a house where ever they see fit and then start complaining that their house in the arse end of nowhere has no services.

Our country is being turned into one big sprawling suburb. Everyone that wants the country life is actively destroying the countryside with their houses.

jjf1974

ScumLord wrote: »

In a town, you don't have to live on the farm. Most houses I've seen going up beside the family farm have people that work in the city living in them.

I would like to see some thought towards preserving the Irish countryside. The fact is one off housing makes all our services more expensive and reduces the quality that can be achieved throughout the country.

We can see countries that have proper town planning excel in all areas because they don't allow people to plant a house where ever they see fit and then start complaining that their house in the arse end of nowhere has no services.

Our country is being turned into one big sprawling suburb. Everyone that wants the country life is actively destroying the countryside with their houses.

Running a farm is not a 9 to 5 job cows dont wait until 9am to calf!
You hardly expect people to get a morgage to buy a house 20 miles away when they can build on family land.

InTheTrees

jjf1974 wrote: »

Running a farm is not a 9 to 5 job cows dont wait until 9am to calf!
You hardly expect people to get a morgage to buy a house 20 miles away when they can build on family land.

Farms will run on shifts. You must live in a collective housing area with your co-workers. Approved by the government. You must do the same as everyone else. It is the only way the authorities can provide you with essential "services". You cannot live without government services.

It is for your own good.

:eek:

jjf1974

InTheTrees wrote: »

Farms will run on shifts. You must live in a collective housing area with your co-workers. Approved by the government. You must do the same as everyone else. It is the only way the authorities can provide you with essential "services".

It is for your own good.

:eek:

We can all share a Lada car to get to our farms:rolleyes:

ScumLord

jjf1974 wrote: »

Running a farm is not a 9 to 5 job cows dont wait until 9am to calf!
You hardly expect people to get a morgage to buy a house 20 miles away when they can build on family land.

20 miles? Many farmers live 2 miles from the town they won't be put out.

jjf1974

ScumLord wrote: »

20 miles? Many farmers live 2 miles from the town they won't be put out.

why would they move?

dec25532

Back to planning. OP has not said where the half acre is located or how much the vendor is looking for it. It is virtually impossible to get planning in rural areas and especially if you are not from the area. For what its worth, a half acre of farm land is currently valued at around €3,000 in County Galway.

Think Scumlord is being intentionally mischevious in his comments, either that or he is the spokesperson for Phil Hogan when it comes to planning.

galwayrush

dec25532 wrote: »

Back to planning. OP has not said where the half acre is located or how much the vendor is looking for it. It is virtually impossible to get planning in rural areas and especially if you are not from the area. For what its worth, a half acre of farm land is currently valued at around €3,000 in County Galway.

Think Scumlord is being intentionally mischevious in his comments, either that or he is the spokesperson for Phil Hogan when it comes to planning.

Where was that? :eek: 11 acres near where i live fetched 120 K

dec25532

galwayrush wrote: »

Where was that? :eek: 11 acres near where i live fetched 120 K

Prime land in North Galway is getting €6,000 an acre at the moment which is not bad. Your 11 acres for 120k is something of an exception in these times.

galwayrush

dec25532 wrote: »

Prime land in North Galway is getting €6,000 an acre at the moment which is not bad. Your 11 acres for 120k is something of an exception in these times.

There's someone looking for min 20 k / acre for their land atm in my area, apparently they paid way over that when they bought it, agri land and they were hoping to get it zoned for developement , which in fairness was always a long shot. The selling farmer was laughing all the way to the bank. They will be looking for a long time..:pac::pac:

dec25532

galwayrush wrote: »

There's someone looking for min 20 k / acre for their land atm in my area, apparently they paid way over that when they bought it, agri land and they were hoping to get it zoned for developement , which in fairness was always a long shot. The selling farmer was laughing all the way to the bank. They will be looking for a long time..:pac::pac:

Unfortunate. Good tillage land may command around €8,000 an acre but that is even pushing it at the moment but having said that, some of the smaller lots are bucking the trend and are a lot more easily sold than the 50 acre farm, for example. But there is noone paying 20k an acre or anything resembling it.
Land is relatively cheap compared to what it was in the boom time and represents a good investment at the moment for anyone with a bit of cash on the hip. Banks are also tending to be more accommodating to lend when it comes to buying land as opposed to houses which is some sort of indication.