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Self-Build Housing - Solution to the UK Housing Crisis or Grand Design dream?

September 2021 Planning News

The Government recently commissioned an independent review into self-build housing. The Bacon Review, published on 21 August 2021, sets out a range of recommendations for how the delivery of…

Self-Build Housing - Solution to the UK Housing Crisis or Grand Design dream?
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Self-Build Housing - Solution to the UK Housing Crisis or Grand Design dream?

September 2021 News

The Government recently commissioned an independent review into self-build housing. The Bacon Review, published on 21 August 2021, sets out a range of recommendations for how the delivery of self-build housing can be improved.

Among the recommendations contained in the review are a “small sites programme” which would encourage local authorities and housing associations to sell off empty plots which are too small for development by a major builder to families who want to build a single house.

It also calls for a “plot to rent scheme”, reducing the capital required to buy a piece of land by allowing purchasers to rent part of the value of the plot and increase their equity stake over time.

The Government’s planning reforms, which are likely to return to the House of Commons in the coming months, should also promote self-build by relaxing the planning requirements to enable homes to be built on a small scale on the edge of an existing town or settlement.

From a local perspective, we know there is strong demand for self-build housing, with this demand often coming from local people and families looking for a solution to the desire to remain within the rural communities they are part of. Often, local planning policies tend to focus new development into larger existing settlements, with a mixed approach to housing outside of the main towns and villages. There is also the competition for land, with opportunities so limited, the development industry is able and willing to pay significant sums of money for land and development opportunities, which often makes securing land for these projects much more challenging.

In April 2021, the Government announced the Help to Build scheme, which has been designed to help more people build their own homes, and is made up of a number of elements including:
• A new ‘Help to Build’ low deposit mortgage scheme supported by over £150 million in funding.
• Funding for local authorities to develop public land for custom and self-build housing.
• A review into how delivery of custom and self-build housing can be increased and accelerated.
• A law review to enable more people to access plots in their local areas.

The exact details of the Help to Build Scheme are yet to be confirmed, but may be an important catalyst in enabling self-builders to access funding that can be difficult to secure within the traditional mortgage market.

It remains to be seen what further measures the Government will introduce to support the delivery of self-build housing through changes to planning policy, but it is clear that there is growing support for this element of the housing sector, and perhaps, true recognition of the contribution which could be made to addressing the housing crisis in the UK, particularly in the rural communities.

If you need advice on a potential self-build project, or have land which you think might be suitable for self-build housing, please get in touch with us by calling 01228 586805 or email planninganddevelopment@pfk.co.uk.

Kayleigh Lancaster MRTPI
Chartered Town Planner
Planning & Development

 

Assured Shorthold Tenancies – What to Know

September 2021 Property News

Drawing up a tenancy agreement is often a difficult task - here's what you need to know: The most common form of tenancy used for residential properties is an Assured…

Assured Shorthold Tenancies – What to Know
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Assured Shorthold Tenancies – What to Know

September 2021 News

Drawing up a tenancy agreement is often a difficult task – here’s what you need to know:

The most common form of tenancy used for residential properties is an Assured Shorthold Tenancy, most commonly referred to as an AST.

Since 1997 all new tenancies in the UK are Assured Shorthold Tenancies by default unless agreed otherwise. AST’s must also meet the following criteria:
• The landlord is a private landlord or Housing Association.
• The tenancy started on or after 15 January 1989.
• The property is the tenant’s primary accommodation.
• The landlord doesn’t live in the property.
• The monthly rent is not less than £250 (£1,000 in London) or above £100,000 a year.
• It is not a holiday let.

The AST should contain;
• The address of the property
• Names of all adults who will be living at the property
• The length of tenancy
• The deposit amount
• The rent (plus any bills the tenant is liable for paying)
• Rent payment dates
• Rent review clause
• Any notice periods for terminating the tenancy
• The landlord and tenant obligations
• Any specific clauses such as whether the landlord will allow pets at the property, and any other terms and conditions agreed between the landlord and tenant

There is no fixed document for an AST, and whilst AST templates can be obtained free online, it is worth noting that they can be out of date, meaning that terms and conditions included may not always be enforceable by law.

An AST can last for any duration; however, tenants have a legal right to stay in the property for a minimum period of six months.

At the end of the period specified in the AST, if the contract is not renewed or terminated, then it automatically becomes a Statutory Periodic Assured Shorthold Tenancy. This means the tenancy continues to roll weekly or monthly, depending on the payment schedule.

To end an AST, landlords are required to serve a Section 21 notice (often known as a no-fault eviction) with a minimum of two months’ notice.

A Section 8 notice can be served at any time during the tenancy and this is for a specific situation where there has been a breach of tenancy e.g. non-payment of rent.

In addition to the AST, the following documents should be provided to the tenant at the start of the tenancy;

• Gas Safety Certificate (if relevant)
• Compliant EPC (Band E or above)
• Confirmation of the tenant’s deposit being lodged with a government approved scheme within 30 days of the deposit being received. Failure to do so will mean that a Landlord will not be able to serve a Section 21 notice. It also worth noting that the maximum deposit that a landlord can hold is the equivalent of five weeks rent.
• Copy of the Government’s “How To Rent Guide”. This is a document to ensure that both landlord and tenants know and understand their responsibilities.
• Although there is no legal requirement to do so, it is recommended to obtain an inventory / record of condition. This helps to prevent issues when the tenant moves out of the property and with deposit return.

If PFK can help in any way with setting up an AST, or providing advice with regard to an existing rental agreement, please do not hesitate to get in touch.

T: 01768 866611
E: landagency@pfk.co.uk

 

Changing Times

August 2021 BPS Grants Local News Subsidies News

David Stout writes on how those in the rural sector can take advantage of the changing times. I’m sure I’m far from alone when saying that for most…

Changing Times
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Changing Times

August 2021 News

David Stout writes on how those in the rural sector can take advantage of the changing times.

I’m sure I’m far from alone when saying that for most of us involved in agriculture and the rural sector generally this feels like a highly significant time for us all.

Much continues to be written and said about how the changes to the support system will be delivered primarily through the new ELM’s system, but at the moment this remains opinion rather than factually based.

That said it’s too easy to focus entirely on that when coming to terms with what is known namely that the subsidy income across the board will drop over the next three years.

Replacing that shouldn’t however be restricted to the potential monies available through ELM’s.

New opportunities are out there especially in our part of the country whether they be increased “staycation” demand, the huge increase in demand for storage and other logistic facilities driven by the continued growth in online purchases, carbon capture. Planning policies are also beginning to reflect this which is also very encouraging.

In many ways I would liken the current situation to be like driving around a roundabout wondering which turning to take. Some will be interested, but as yet not committed to taking up the early retirement incentives (especially tenant farmers), others will feel comfortable incorporating more bio diversity and environmental elements into their land use whilst many will simply want to stay on the roundabout until the “Sat Nav” starts working providing the guidance to know which turning to take.

I also see all of the above greatly effecting the demand for land along with a widening of the range of purchasers coming into the market.

High quality land will still attract commercial farmers as it should, but the range of buyers for more marginal land, which we have plenty of in our region, will definitely widen.

Changing times indeed making the need for good advice from the right people all the more important.

David Stout
Head of Professional Services, PFK
T: 01768 866611
E: davidstout@pfk.co.uk

Farmer Network Farming Ambition Programme

August 2021 News

🐄 Are you aged 18-30 and looking to start or develop a farming related business in Cumbria or the Yorkshire Dales? 🐄 The Scheme includes: • An introduction to basic…

Farmer Network Farming Ambition Programme
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Farmer Network Farming Ambition Programme

August 2021 News

🐄 Are you aged 18-30 and looking to start or develop a farming related business in Cumbria or the Yorkshire Dales? 🐄

The Scheme includes:
• An introduction to basic business planning and One-to-one support and business guidance
• The opportunity to apply for a small business or training grant
• On-going support from a business mentor

Details of the scheme and how past applicants have benefitted can be found at https://www.thefarmernetwork.co.uk/…/farming-ambition…/

To find out more, contact Kate Gascoyne:

Email: kate@thefarmernetwork.co.uk
Tel: 01768 881462  Mobile: 07548 934282.

RICS Rural Conference 2021

July 2021 RICS News

On Wednesday 7th July 2021, our Land Agency team virtually attended the annual RICS Rural Conference. The agenda focused heavily on the future of the UKs agricultural policy, with key…

RICS Rural Conference 2021
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RICS Rural Conference 2021

July 2021 News

On Wednesday 7th July 2021, our Land Agency team virtually attended the annual RICS Rural Conference.

The agenda focused heavily on the future of the UKs agricultural policy, with key speakers including Victoria Prentis MP, Farming Minister, Parliamentary Under Secretary of State for Farming, Fisheries and Food, DEFRA and Lord Callanan Parliamentary Under Secretary of State to Department for Business, Energy and Industrial Strategy.

Other areas of discussion included an update on planning policy, a tax update, and current agri-tech trends. The journey towards net zero, decarbonization, sustainable farming, and natural capital also dominated discussions.

Our team regularly attend events such as this, which have been online during the pandemic, in order to keep up to date with the latest policy changes and discussions within the sector.

Views from the Rural Boundary

June 2021 News News

With the success of the Covid-19 vaccine programme now very evident, stock prices buoyant and the rather bizarre spring now behind us, a sense of a return to normality…

Views from the Rural Boundary
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Views from the Rural Boundary

June 2021 News

With the success of the Covid-19 vaccine programme now very evident, stock prices buoyant and the rather bizarre spring now behind us, a sense of a return to normality prevails. For the rural sector however, is there ever such a thing as ‘normality’, especially at a time of such anticipated change.

Whilst farmers and land owners are renowned for being a resilient bunch, now more than probably anytime in my 30+ years working in the profession is a time where resilience will not be seen as a solution on it’s own.

As we seem to be reverting back to the days when land use was geared towards the quality of the land and the consequent  most appropriate use of it, it is fair to say that subsidies are going, however that does not mean that they are disappearing, rather that they are being redirected, so it is up to all of us in the sector to work with that, both from a proactive view point and from an acceptance of the need to change the way we think if we are to ensure that our sector remains strong and effective, both as producers of food but also as the managers and custodians of this green and pleasant land that we all are rightly proud of.

There will be a lot to learn and to take in over the coming months. Those who listen, ask and absorb will be in the best place to flourish. Communication will be key throughout.

David Stout
Head of PFK Land Agency

01768 866611

davidstout@pfk.co.uk

Agricultural Support Changes - What Does It Mean For You?

May 2021 BPS Grants News Subsidies News

As featured in the Farmers Guardian, Jo Edwards warns of the end to direct payments Where has the time gone – no sooner did the New Year start, we find ourselves…

Agricultural Support Changes - What Does It Mean For You?
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Agricultural Support Changes - What Does It Mean For You?

May 2021 News

As featured in the Farmers Guardian, Jo Edwards warns of the end to direct payments

Where has the time gone – no sooner did the New Year start, we find ourselves mid-way through May. As you read this the last few Basic Payment / Environmental Stewardship / Countryside Stewardship claim forms will be being completed and submitted prior to the deadline on Monday (17th May) and we will be slipping in to early summer (though you could be forgiven for thinking it is still January given that as I write this there is snow on the fells outside my window!)

We have seen a limited amount of agricultural property come to market so far this year, but what has been brought forward has met with great demand and commanded competitive bidding and made prices above expectation. Supply does seem to be limited, with people having difficulty in knowing what is best to do in the current uncertain times. Details of the impending changes to agricultural support is still slow in coming to the sector, which is making planning for the future extremely difficult.

We are all awaiting some firm details of what will be available and when with great anticipation in order that we can help our clients plan for the changing face of agriculture and ensure their businesses are in the best possible position to meet these changes head on and go forwards with a robust and profitable enterprise.

Whilst we are all waiting, this time can be put to good use, by looking at your business closely, and evaluating the areas where opportunities could be exploited, but also areas which are maybe not so efficient or cost effective and working on those areas to look at alternatives which will make your business more efficient and streamlined. The one thing that is clear that is coming, is that direct payments coming in to your business will be reducing significantly in the future. Now is the time to take an objective look at your business as a whole and to involve all those who have knowledge of your business to help you plan for the future to ensure your business is as ready as it can be for the future and to be in a position to take advantage and embrace the new agricultural policy which is coming to the industry.

Here at PFK we are keeping up to date with all the developments which are being announced and helping our clients take full advantage of them as and when they arrive.
This is not the time to bury your head in the sand (or snow as it is here at present!), but use this time to take an objective look at your business as a whole.

Here’s hoping that spring, and then summer arrives with us all very soon.

Eviction Ban Extended

January 2021 Property News

The ban on bailiff-enforced evictions for private renters has been extended in England and Wales. This will be until February 21 “at least” according to Housing Secretary Robert Jenrick;…

Eviction Ban Extended
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Eviction Ban Extended

January 2021 News

The ban on bailiff-enforced evictions for private renters has been extended in England and Wales.

This will be until February 21 “at least” according to Housing Secretary Robert Jenrick; the ban will be reviewed at that date.

Landlords or agents acting on their behalf will still be able to enforce possession orders if tenants are more than six months in arrears irrespective of when the arrears accrued and therefore no longer have to pre-date Covid; however, these will go to court but cannot be enforced by bailiffs.

For further information, please don’t hesitate to get in touch with one of our Land Agents on 01768 866611 or email landagency@pfk.co.uk.

 

Source: lettingagenttoday.co.uk  

Agricultural Transition Plan 2021-2024

December 2020 BPS Grants News News

The government have published their agricultural transition plan outlining changes which will take place between now and 2024. The plan sets out the following: • How the basic payment is to…

Agricultural Transition Plan 2021-2024
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Agricultural Transition Plan 2021-2024

December 2020 News

The government have published their agricultural transition plan outlining changes which will take place between now and 2024.

The plan sets out the following:

• How the basic payment is to be reduced between 2021 and 2024 and how money will be reallocated for environmental productivity and animal welfare schemes.
• How environmental land management schemes will develop with the sustainable farming incentive scheme becoming available in 2022.
• Changes there will be in regard to regulation and inspection with them being more practical and proportionate than is currently allowed under the EU cap regulations.
• Details with regard to animal health and welfare matters.
• Financial assistance which will be available to help productivity as a way of helping to tackle substantial productivity challenges faced by UK agriculture.

Although there is still a lot of detail missing from the information which has been published, the information which we have at present details the following:

• BPS payments will be reduced by at least 50% by the end of 2024.
• There is will be a full role out of the environmental land management schemes in late 2024.
• Countryside Stewardship Schemes will be open for applications until 2023.
• Hedgerow and Boundary Grant and Water Capital Grant funding is to be increased to £20,000 per application.
• There will be consultations in early 2021 in relation to the potential to take remaining BPS income in a lump sum in 2022 and the de-linking of remaining BPS payments from occupying farm land or farming from 2024, which therefore will make the current cross-compliance mechanism obsolete.

Basic payment reductions are set out to be as follows:

Payment Band 2021 Scheme Year 2022 Scheme Year 2023 Scheme Year 2024 Scheme Year
Payment up to £30,000 5% reduction 20% reduction 35% reduction 50% reduction
Payment from £30,000 to £50,000 10% reduction 25% reduction 40% reduction 55% reduction
Payment from £50,000 to £150,000 20% reduction 35% reduction 50% reduction 65% reduction
Payment over £150,000 25% reduction 40% reduction 55% reduction 70% reduction

 

These reductions will be applied in a similar way to income tax payments whereby for example, in 2021 for an annual claim of £60,000 there will be a 5% reduction applied to the first £30,000, a 10% reduction applied to the next £20,000 and a 20% reduction applied to the final £10,000.

If you wish to discuss any of the matters which have been published by the Government, then please do get in touch with any of the team at PFK Land Agency.

A66 Northern Trans-Pennine Project Update from Highways England (Winter 2020)

November 2020 Compulsory Purchase News News

Highways England have released their Winter 2020 update for the A66 Northern Trans-Pennine Project, a summary of which is below. The A66 plays an essential role in our area…

A66 Northern Trans-Pennine Project Update from Highways England (Winter 2020)
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A66 Northern Trans-Pennine Project Update from Highways England (Winter 2020)

November 2020 News

Highways England have released their Winter 2020 update for the A66 Northern Trans-Pennine Project, a summary of which is below.

The A66 plays an essential role in our area for journeys across the north of England. It is not just used by local people, but also by tourists, lorries and freight.

The Government plans to invest around £1 billion in the A66, altering sections of the route between junction 40 of the M6 at Penrith and the A1(M) at Scotch Corner to make this entire section dual carriageway.

The preferred route was announced in May 2020, and plans have continued to develop with a further consultation due in Spring 2021.

Emerging designs are still subject to change, but the preferred route details can be found at https://highwaysengland.co.uk/our-work/north-west/a66-northern-trans-pennine/

Specialist surveys are currently taking place (including habitat & species surveys and ground investigations). If you have been contacted by Highways England regarding access to your land, and require assistance please do get in touch.

Below is a summary of the main works planned for our area.

M6 junction 40 to Kemplay Bank
Kemplay Bank roundabout: – provide an underpass through the existing Kemplay Bank roundabout, allowing free flowing traffic east / west and improve access to Penrith and the A6. New slip roads for the A66.

Penrith to Temple Sowerby
One major junction at Centre Parks. A number of left-on, left-off junctions with associated acceleration and deceleration lanes.

Temple Sowerby to Appleby – Kirkby Thore
Two new junctions proposed.
Temple Sowerby Bypass junction: – a short road to connect from the Temple Sowerby bypass junction to the old A66 allowing access for local traffic.
Main Street junction: – a new junction at Main Street to the north east of Kirkby Thore. Main Street will pass over the proposed A66 alignment on a bridge structure.
New merge and diverge lanes for the A66.

Temple Sowerby to Appleby – Crackenthorpe
One new junction and a new left-on, left-off access.
Long Marton junction: – new junction to the south east of Kirkby Thore to provide access to eastbound and westbound carriageways of the new A66 alignment.
Crackenthorpe junction: – new junction on the westbound carriageway on the new A66 alignment.
Appleby bypass junction: – improvements made to the existing eastbound junction with the A66 at the start of the Apppleby bypass.

Appleby to Brough
Sandford (B6259) junction: – new all movement junction on the A66 approximately 1km west from its junction with the B6259 at Sandford.
Warcop junction – junctions on the westbound and eastbound carriageways at Warcop. A66 eastbound and new junction to join the existing A66 and providing access to Warcop.
Langrigg junction – maintain access through a left only junction.

Other proposals slightly out of area include; A67 junction on Bowes bypass, Cross Lanes and Rokeby junctions, West Layton / Collier Lane junctions, Moor Lane junction and Warrener Lane junction.

Project timeline:
2020 design development, project update, environmental and ground investigations surveys.
2021 public consultation, further design, Development Consent Order application, DCO decision. 2024/25 construction start.

Further details can be found on the Highways England Website.
www.highwaysengland.co.uk/A66-NTP
A66NTP@highwaysengland.co.uk
0333 090 1192

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