7 replies to this topic

[tom1234]

Hello

I have read the field to farm book and would like some more information on the viability test - 1 year's profit in 3 years rule in order to gain planning permission for a dwelling.

If you make the minimum wage in year one, do you still need to wait for the 3 years?

Also once you have made the profit needed, can you then stop farming the land and continue to live on it legally?

Many thanks for your help


Tom

[che]

Hi Tom,

This post is a little worrying as it indicates you are just seeking to beat the planning system/laws. This site is about people who genuinely want to farm the land and unfortuneatley those who expose the system like this give ammunition to the planners. The end result is it becomes evermore difficult for the genuine ones. Hopefully you will write back and tell me I have the wrong end of the stick. We accept some may have to farm more intensly than they would like and may wish to ease the throttle back later. If on the other hand people are just wanting to get a cheap house in the country it is unlikely they will gain support here.

Dave C

[Cornish Gems]

I think you will find that once planning permission has been given you will have what is known as an agricultural tie on the building and if you do not maintain the farm ie stop farming, you may well be required to demolish the premises.

The 3 year rule is for 3 years and not just the first year, the idea is to see how you are doing over a 3 year period you could make the minimum wage in all 3 years but what ever, you will have to supply 3 years of accounts and a business plan for the future of the farm. But pleease asle remember there is not just a financial requirement you will also have to have a functional need.

By trying to circumvent the planning law will only bring the planning inspectors down hard on others, the idea is to use the law to attain a way of life in the country. Most of us here on this forum are seeking to be self sufficient and profitable. Not a get rich quick or a means to an end to get a nice country residence.

CG

[shepie]

TOM TOM TOM IF YOU HAVE READ THE BOOK, INFORMATION AND COMMENTS ON THIS SITE YOU WILL REALISE THAT WHAT YOU HAVE ASKED IS NEVER GOING TO BE ANSWERED WITH ANY INTEREST .

PLEASE TRY AGAIN WITH A DECENT QUESTION OR NOT AT ALL

Shepie

[tom1234]

Hi Tom,

This post is a little worrying as it indicates you are just seeking to beat the planning system/laws. This site is about people who genuinely want to farm the land and unfortuneatley those who expose the system like this give ammunition to the planners. The end result is it becomes evermore difficult for the genuine ones. Hopefully you will write back and tell me I have the wrong end of the stick. We accept some may have to farm more intensly than they would like and may wish to ease the throttle back later. If on the other hand people are just wanting to get a cheap house in the country it is unlikely they will gain support here.

Dave C

Thanks Dave

I'm sorry I have mislead you all. I am not trying to cheat the system I am simply trying to get an idea of how long one needs to farm the land they own. I am looking to live in a mobile home on my field and am a little older in life and would not be able to farm the land forever - realistically 5 to 10 years. In this instance would I have to move off the land once the farm has finished or say I continue operating the farm for 10 years, does the 10 year rule then come into effect? Or will the planners look at each application based on its own merits.

Many thanks

[che]

Thanks Dave

I'm sorry I have mislead you all. I am not trying to cheat the system I am simply trying to get an idea of how long one needs to farm the land they own. I am looking to live in a mobile home on my field and am a little older in life and would not be able to farm the land forever - realistically 5 to 10 years. In this instance would I have to move off the land once the farm has finished or say I continue operating the farm for 10 years, does the 10 year rule then come into effect? Or will the planners look at each application based on its own merits.

Many thanks

Hi Tom

Thats what we wanted to hear I feel sure if you get the go ahead and reach viability there should be no problem. If you decide 5 or 10 yrs down the line to semi retire I can not see that being a problem. In the past the retirement age has sometimes been an issue but I suspect it might be illegal to discriminate on age now. Still would not indicate to planners when you intend to retire non of their business and they will only use it against you.
Good Luck and as you can see the more info you release the easier it is for others to help.

Dave C

[Romany]

Hi Tom and welcome to the forum.

Looking at the 3 year rule slightly differently... if you make minimum wage in 2 of the 3 and rather more in the remaining year (in any order), the pp you gain for a house will help you get permission for a larger dwelling. This is because the size of the dwelling allowed is commensurate with what the income from the holding will 'pay for'. Thus the more you can make in one of the 3 years the bigger a dwelling you would be allowed to build.

Hope this explains the rule a little.

Romany

[Groundhog]

I think you will find that once planning permission has been given you will have what is known as an agricultural tie on the building and if you do not maintain the farm ie stop farming, you may well be required to demolish the premises.

The 3 year rule is for 3 years and not just the first year, the idea is to see how you are doing over a 3 year period you could make the minimum wage in all 3 years but what ever, you will have to supply 3 years of accounts and a business plan for the future of the farm. But pleease asle remember there is not just a financial requirement you will also have to have a functional need.

By trying to circumvent the planning law will only bring the planning inspectors down hard on others, the idea is to use the law to attain a way of life in the country. Most of us here on this forum are seeking to be self sufficient and profitable. Not a get rich quick or a means to an end to get a nice country residence.

CG

think you find in reality agric tie only effects people wishing to buy ie if you were going to borrow money to buy it you would not have such a choice of lenders,it also can for some reason have a lower market value than the equivalent property wiithout the tie.You are not bound to carry on agric practice and I would hazard a guess that the majority of agric tie properties are not inhabited by people who directly derive their income from farming.There have been a few small parcels,one was mentioned a while back in Exeter where someone had set up an Alpaca business got a 3 year temp on it then was selling for what ever reason.I have viewed a couple of sites that had permission and there was no restriction on the new vendors.Logic would conclude of you purchased a site put up a barn and got temp dwelling you would gain a good return as I would think there are many people who are in the situation that the practical and financial side of this doesnt concern them as much as the uncertaincy of taking on the challenge