AUTUMN NEWSLETTER
AUTUMN NEWSLETTER Its been a very busy first half of the year for NWA Professional. We have seen an increased interest in Countryside Stewardship Grants with more than double the amount of applications submitted. These have now all been sent off and we are waiting to hear about successful applications. The application window for Stewardship is now closed, but if you are interested in applying next year, please contact the office for your name to be added to the list.
SALE RESULTS BROADFOLD, STAVELEY LAND AT NEWTON HEADS, LOW NEWTON 11.54 acres / 4.67 hectares of pasture land. SOLD STC
Changes to banking systems has meant an important change to cheques. Please see below for more information. BPS 2019 Payment Exchange Rate
MINIMUM ENERGY EFFICIENCY STANDARDS
The euro exchange rate for calculating 2019 BPS payments will be €1 = £0.89092. This is similar to the euro exchange rate for 2018 which was €1 = 0.89281.
Under the regulations, any let domestic property needs to have a minimum EPC rating of E. You therefore cannot let a property with an EPC rating of an F or G unless improvements cannot be carried out or an exemption has been applied for. The regulations have been in place since 1st April 2018 for all new lettings. However, from 1st April 2020, all existing lettings need to comply with the standards. This includes any let property on Assured Shorthold Tenancies or Tenancies under the Agricultural Holdings Act 1986 or Agricultural Tenancies Act 1995 (FBTs).
PERMITED DEVELOPMENT RIGHTS—CLASS Q
……………………………………………………………………………. LAND AT OUTGATE, AMBLESIDE 9.19 acres/ 3.72 hectares or thereabouts of pasture land
Class Q is a permitted development right that is subject to a prior notification application which is similar to a Notice of Intent for a farm building.
SOLD STC
On Tuesday, 24th September, auctioneer, Michael Mashiter offered, for sale by public auction, the property known as Broadfold, Staveley. Lots 1 and 3 had been sold privately prior to the auction with Lots 2, 4, 5, 6 and 7 being offered on the night and a packed saleroom saw the following prices being achieved: Lot 2 – 1.90acres sold for £26,000, an average of £13,684 per acre
………………………………………………………………………………………….... 4 ST MARY’S GREEN, CROSTHWAITE
Lot 5 – 32.64acres sold for £145,000, an average of £4,442 per acre
3 bedroomed mid terrace property. Let unfurnished on an Assured Shorthold Tenancy.
Lot 6 – 2.37acres sold for £29,000, an average of £12,236 per acre
NOW LET
Lot 4 – 35.67acres sold for £170,000, an average of £4,766 per acre
Class Q barn conversions have been with us for some time now. However, many farmers are unaware that they can apply for planning under Class Q. Unfortunately, if you are situated within a National Park or AONB, Class Q does not apply.
The permitted development right enables an agricultural building to be converted into residential dwellings of up to 8 units. The part that many people are unaware of is that the agricultural building does not need to be a traditional building and in fact modern farm buildings are also eligible, subject to approval by your planning authority. We are aware some authorities are reluctant to approve these but there are plenty of appeal decisions that would support a conversion of a modern building. Let Greg Gilding from NWA Architectural have a look round your buildings for potential for a modern class Q conversion.
Lot 7 – 19.42acres sold for £130,000, an average of £6,694 per acre ……………………………………………………………………………………………………..
CONTACT DETAILS
LITTLE LINDETH WOOD AND THE OLD SMITHY
Michael Mashiter: 015395 66214 or 07713 787511
9 acres or thereabouts with stable and store
Greg Gilding: 015395 66248 or 07969 994945
Lot 1 sold for £100,000
Emily Warin: 015395 66227 or 07973 852813
Lot 2 sold for £47,000 …………………………………………………………………………………………….………..
Kathryn Sayce: 015395 66215 or 07976 646035
Charlotte Brown: 015395 66223 or 07528 026403
LAND AT LITTLE FELL LANE,
General Office Enquiries to Gillian Ellis: 015395 66222
LANCASTER
We are just one phone call away or a knock on the office door at either of our sites. Our staff are always on hand to help with any query.
20.51 acres / 8.30 hectares or thereabouts of meadow and pasture land. SOLD STC
NWA Professional is now on Facebook! Please like and share our page: @NWAProfessional
If you would like assistance with ensuring you are complying with the standards please contact Kathryn on 01539 66215.
STEWARDSHIP PAYMENT DATES Since the RPA took on the management of Stewardship Agreements in October 2018, they have been focused on improving payment performance and therefore, with effect from this scheme year, your Stewardship payments will be paid in one sum between December and June, in line with BPS. It has historically been made in a 75% advanced payment, followed by a final payment. It is hoped by doing this, administration will be quicker, as claims do not need to be looked at twice.
KEY DATES 1st October 2019 •
You can burn heather, rough grass, bracken, gorse or vaccinium on land in upland areas
1st November 2019 •
You can burn heather, rough grass, bracken, gorse or vaccinium on land other than in upland areas
1st December 2019 •
You need to carry out your annual inventory of sheep and goats.
CHEQUES—IMPORTANT INFORMATION With immediate effect, all cheques for the professional department need to be made payable to ‘NWA Professional’. The reasoning for this is due to the bank using a digital system and they will only accept cheques that are made out to the name of the bank account. We have also recently had an unusual number of cheques returned as they have either not been signed in accordance with mandates or signatures do not match the mandate.
NWA Professional is now on Facebook! Please like and share our page: @NWAProfessional
AUTUMN NEWSLETTER WASTE EXEMPTIONS
NOTICE OF INTENT FOR FARM BUILDINGS AND ROOFS
Clients are starting to receive notifications that their Waste Exemptions are expiring as they only last for 3 years. If you would like NWA Professional to renew your Waste Exemptions, please contact Charlotte on 015395 66223.
When it comes to new farm buildings or roofing over clamps and middens, it is important to try to get the permission under a Notice of Intent.
SEPTIC TANKS - GENERAL BINDING RULES
A Notice of Intent is a quicker and cheaper route to achieving planning as it gives the Local Planning Authority just 4 weeks to determine the application. If the Local Planning Authority fail to determine the application within this time frame, then it is deemed consent.
The Environment Agency General Binding Rules came into force on 1st January 2015. If you have a septic tank that discharges directly to a surface water such as a ditch or stream, you are required to replace or upgrade your septic tank treatment system to a full sewage treatment plant by 1st January 2020. The new system needs to be the required size, installed correctly and must meet the latest British Standards. Septic tanks discharging into a drainage field or soakaway are not affected by the new rules. If you are selling your property, you are legally required to inform the purchaser in writing of the location of the septic tank and the maintenance history. CAN YOU SPLIT YOUR PLANNING APPLICATION INTO TWO? Where a large building is planned it is sometimes possible to split the building into two planning applications, saving money on planning fees. So when you have a quote from Greg and think it’s a bit expensive, remember we will work on your behalf to save money where we can on application fees or getting Notices of Intent registered instead of a full planning application. Some authorities are not keen on us achieving this and some have even used quite bizarre logic to prevent this happening. Where we deal with the bizarre we cannot guarantee a saving but where we deal with logical people we can do our best.
USED PLASTIC COLLECTION DATES Wednesday 9th October at Lancaster Auction Mart Wednesday 6th November at J36 Rural Auction Centre Collections take place between 9.00am – 12.30pm
A Notice of Intent can be applied for anything not involving livestock or slurry. For example a roof over an existing midden or silage clamp would qualify.
AUTUMN NEWSLETTER PROPERTY FOR SALE LAND ON HANGING GREEN LANE, HEST BANK, NEAR LANCASTER
GHYLL END, SOUTERGATE, KIRKBY IN FURNESS
The land is in the attractive and popular village of Hest Bank, within easy reach of Lancaster and the M6 and is bounded by open fields, in part.
Ghyll End is in an elevated position, commanding extensive and beautiful views and provides Entrance Hall, Sitting Room, Dining Kitchen, 3 Double Bedrooms, Bathroom and Separate W.C. Outside, Garden areas, shippon for 8 and other stores.
The plot of land extends to 2.4 acres with planning permission for two dwellings, each providing 3 receptions rooms, 5 bedrooms, double garage and large gardens.
Ghyll End Barn has approval for conversion to a house with Lounge, Dining Kitchen, 3 Bedrooms (1 en-suite), Bathroom etc.
For Sale by Private Treaty - Asking Price £500,000
All with 7.68 acres/3.11 hectares of productive meadow and pasture land adjoining. For Sale by Private Treaty - £699,500
Planning Authorities might try to get these turned into full applications, but we have recently successfully argued against this in a case of a roof over a midden, as manure is not classified as slurry. We will always challenge the system if we feel an application would qualify as a Notice of Intent instead of a full planning application as they are both quicker and cheaper for our clients and require no additional supporting reports. STAFF PROFILE Our Trainee Land Agent Charlotte has had a busy year to date having recently graduated Harper Adams University with a Professional Masters Degree in Rural Estate and Land Management. Charlotte has also been busy organising her wedding. Congratulations on tying the knot at the end of May and becoming Mrs Brown.
Megan Schofield left NWA Professional at the end of June after working with the team for her placement year from Harper Adams University. Megan was a great help to the team and met many clients whilst assisting with Stewardship Applications.
LOW CRAG YEAT, ACKENTHWAITE, MILNTHORPE WOODLANDS, COCKERHAM Lot 1— 3 bedroom detached house with a double garage, single garage, outbuildings, substantial gardens and orchard. The double garage has planning permission for conversion into ancillary accommodation to the main house.
4 bedroom detached farmhouse with the option to purchase 2.8 acres / 1.2 hectares of land situated opposite the property. For Sale by Private Treaty - Asking Price £450,000
Lot 2—Building plot with previously started foundations and a substantial garden. Available as a whole or in 2 lots. For Sale by Auction on Thursday 31st October at 7pm in The Café, NWA Lancaster Auction Market, Wyresdale Road, Lancaster, LA1 3JQ
PROPERTY TO LET Available from the beginning of October. An attractive 3 bedroom bungalow in a rural location less than 5 miles from Kendal. Large mature gardens, a garage and private parking. Viewing strictly by appointment only. Rent - £800 PCM
Since leaving, Megan has been making the most of her last summer of freedom having spent time in South Africa helping local Vets. We wish her the best as she returns to University for her final year of study.
If you would like any advise regarding selling or valuing your property please do not hesitate to contact either Michael Mashiter or Kathryn Sayce who would be happy to help.