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Preparing for weather extremes
It is difficult to predict what the weather will hold from one week to the next; however, extreme weather events are becoming more common. Whether it is scorching, dry summers or intense, wet winters, our changing climate creates difficulties for rural communities and businesses. We only need to look at last winter and spring, characterised by a succession of storms and extreme rainfall, to see that a one-in-20-year flood event is occurring more frequently.
While the solutions to deal with these weather extremes require the support of good government policy, there are measures you can implement to increase your resilience and better protect your home and business from flooding. Check out our guide to preparing for a wet winter on page 20, which includes a checklist
and grants to fund land use changes that can add resilience to your land. We also find out how Gloucestershire County Council uses natural flood management techniques to slow water flow and protect rural communities – read more on page 54.
Elsewhere, we examine the farmland sales market in 2024. While the general election and the weather meant the market took time to gather momentum, supply to the market has increased and values have held. And for members who are looking to sell land, check out the article on page 24 looking at the tax implications. I hope you enjoy the read.
Jasmin McDermott, Editor, Land & Business
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President’s Briefing
with Victoria Vyvyan
advocate for its members and the rural economy and remind government ministers of its importance.
On the agricultural budget, I believe the secretary of state and the farming minister when they say they want Environmental Land Management schemes to be a priority, but these policies cannot be delivered without an inflation-plus budget. Our cost of delivery certainly hasn’t gone down.
AA budget to support agriculture
Members are, of course, concerned that the visible assets we hold, while crucial to the maintenance of our businesses, the growing of food and achieving the government’s environmental targets, may look like a quick win.
Grim warnings and contradictions bring lobbying challenges. We know that the agriculture budget needs to rise substantially if we are to succeed in growing the right food, protecting the environment and reversing biodiversity decline. We also know the chancellor is looking for substantial savings. She is on the horns of a dilemma and might think of other ways to spend her mite. However, the CLA continues to
e chancellor dget. As you , Rachel Reeves ve n’s tic,’ le’ is rs.’ hat al to he may e antially if t food, rsing e chancellor is on the of other ways continues to
t the end of October, the chancellor will deliver her first budget. As you may have read or heard, Rachel Reeves and Sir Keir Starmer have been preparing us for ‘tough decisions’ about the state of the nation’s finances. The financial legacy is ‘chaotic,’ and the burden of filling the ‘black hole’ is going to fall on the ‘broadest shoulders.’
Sustainable Farming Incen
After successful lobbying by the CLA, the Sustainable Farming Incentive (SFI) 2024 and England Woodland Creation Offer now have attractive payment rates and a variety of options to suit most landowners and farmers. Could it be better? Of course. Would you be mad to pass it up? Absolutely. If we sit dithering about a better offer around the corner, we pass up the opportunity to use all our budget. And an underspend of £130m in 2023/2024, and £358m over the last three years, might give the Treasury an opportunity to say that the industry doesn’t need the money. Let’s remember that the chancellor has many people banging on her door. It is on that basis, and because it is the right thing to do, that I strongly encourage English members to complete their expression of interest for SFI 2024. The government needs to see that there is both need and opportunity in the land sector.
The government needs to see that there is both need and opportunity in the land sector
needs
Woodland Offer n payment rates and a variet farmers C course. Would be m If we sit dithering abou corner, we pass up the budget. And an under 2023/2024, and £358 might the Trea that the industr remembe many It is on tha th encourage for SFI 20 to see th opportu Rumo taxation for spare she tax reliefs. W our m such a policy migh in every w that the Govern the rur multi-generational b
Rumours abound about capital taxation, too. When a chancellor is looking down the back of the sofa for spare change, there is a fear that she might think about inheritance tax reliefs. We have heard loud and clear from our members about the chaos such a policy might engender, and we are working in every way we can to make sure that the UK Government understands the dependency the rural economy has on multi-generational businesses.
s u nit y tor
So, I hear you ask: where’s the good news story, Victoria? Well, with 11m acres in membership, we will keep reminding the government – in person and in detail – that CLA members are not the problem. We are the answer.
So, I hear you ask: story, Victoria? Well, k government – in perso members are not the pr
News round-up
The stories that matter to you
CLA sets out rationale for £3.8bn agriculture budget
The CLA is calling for a significant funding boost for farming in the next budget to ignite long-term growth and deliver on the government’s environmental targets.
Its powerful rationale calls for an increase to the agriculture budget to £3.8bn a year by 2027/2028, offering the industry the certainty it needs during the post-Brexit transition process.
The current £2.4bn budget has remained static since 2014, despite spikes in inflation, major shifts in the importance of domestic food security in a changing world and recognition of the scale of the environmental challenges.
It comes as a report from the Farming and Countryside Programme reveals four years of budget under-spend by Defra: £130m in 2023/2024, £103m in 2022/2023 and £125m in 2021/2022.
The CLA says the budget needs to be increased to £3.8bn a year in England, and Wales needs a budget of £1bn.
CLA President Victoria Vyvyan says: “Landowners can feed the nation and
improve the environment – but they can’t do it on a shoestring budget. Now is the time for a budget reset. Without the right economic, regulatory and political conditions, farmers will be unable to deliver on the multitude of societal demands that ultimately fall on them.
“The CLA applauds the government’s ambition to reverse the decline in nature, pave the way to a net zero society, create homes and jobs in the rural economy, clean up rivers and stimulate health and wellbeing by encouraging community engagement on our farms – with the right budget.
“Many of our members are already well along this journey – but we need to know the government’s ambition is real and not just a good soundbite. Achieving their aims costs money, and the Treasury must put its money where its mouth is.”
The CLA’s paper sets out an assessment of the ringfenced agriculture budget needed in England to meet
the government’s commitments from 2025/2026. The analysis is built on enhancing current schemes and programmes to meet the objectives, rather than on radical re-invention.
The budget covers three main areas – Environmental Land Management (ELM) schemes, the Nature for Climate programme and the rural productivity, resilience and food security programme.
Victoria adds: “The CLA believes that ELM schemes have the potential to lead the world in creating a sustainable agriculture and environment policy, and we support the direction of travel.
“But with Basic Payment Scheme payments disappearing, farming businesses must not face a financial cliff-edge. Now is the time for the government to put their money where their mouth is and back them to grow food and improve our environment.”
Check out December’s magazine for CLA analysis on the government’s budget, taking place on 30 October.
GO ONLINE
Stay up to date with the latest news cla.org.uk
Generate additional revenue from your land at the Farm Business Innovation Show
The CLA is a headline partner for the Farm Business Innovation Show on 6-7 November at the NEC in Birmingham. The UK’s only exhibition dedicated to diversification, it gives farmers, landowners and agricultural professionals the inspiration and support needed to diversify and optimise their land.
At the two-day show, you will meet a range of exhibitors ready to discuss income-generating opportunities beyond traditional farming, such as agritourism, renewable energy and direct sales. There will be hands-on workshops designed to equip you with practical solutions, and you will hear from a variety of speakers at seminars and panel discussions on topics including carbon capture, nature tourism and effective social media promotion.
Visit the CLA stand, FM230, for invaluable advice and support from our advisers. We will be running a programme of seminars to give you an understanding of the opportunities that will help your business’s future development. Subjects include planning reform and farm diversification, resilience in farm water supplies, generating value out of woodland, and funding for agriculture and the environment.
The show will be co-located with the Land, Leisure and Tourism Show, the UK’s largest event for rural businesses, holiday parks, leisure and attractions. Whether you are looking for inspiration to grow or evolve your rural business, or are thinking of diversifying into the leisure industry, you will find a wide selection of ideas on how to create new revenue streams.
For more information and to book free tickets, visit agrc.im/uhfav
Badger culling must remain to help control bovine TB
The CLA has argued that the option to cull badgers must remain on the table, as the government launched its new bovine TB (bTB) eradication strategy.
TB has had a devastating impact on livestock and farmers over the past decade.
Around 280,000 cattle have been slaughtered, costing taxpayers more than £100m every year.
Working with farmers, vets, scientists and conservationists, the government has launched a new eradication strategy –the first in more than a decade. It aims to use a data-led and scientific approach to end the badger cull by the end of this parliament.
CLA President Victoria Vyvyan says: “Scientific evidence
shows that badger culling is an effective means of controlling bTB. Livestock farmers have to protect the health of their cattle and any alternative to culling has to be proven before the government begins phasing out the existing means of control.
“The disease poses a significant threat to the livestock industry, with more than 20,000 cattle slaughtered in 2023. With the help of the culls, the statistics show an improving picture, but this hardfought progress cannot be put in jeopardy.
“Effective control of bTB and realisation of the government’s ambition to eradicate it requires every effective tool, including culling, to be on the table.”
Book your space in the 2025 CLA Business Directory
If you run a rural business, or are a professional working in the countryside, don’t miss the opportunity to promote your products and services in the 2025 CLA Business Directory. This annual publication is distributed to CLA’s entire membership – a unique network of land, property and business owners across England and Wales, and is also available online all year round. Prices start at £7.08 + VAT per month for a classified listing. This includes your company name, postal address, telephone and fax numbers, company email and web address. Your name will be included as a point of contact.
Advertising options
These opportunities are only available to CLA landowning, business and professional members.
● Classified listing –promote your business
SPECIAL OFFER
under a relevant business classification (repeated free of charge on the Directory website)
● Company description –explain your products and services
● Additional business classifications – increase your exposure by repeating your listing
● Online logo – reinforce your corporate identity by adding a logo online
● Display advertising –highlight your firm with a display advert (repeated free of charge on the Directory website)
● Company profile – publicise your business with a fullpage profile
Advertising closes on 13 December. To request a media pack, contact the CLA Business Directory sales team today on 020 7324 2754 or email cla.businessdirectory@ redactive.co.uk.
Book a sixth-page (or larger) advert by Monday 4 November and receive a free online logo worth £80 + VAT.
CLA BUSINESS DIRECTORY ONLINE
We welcome the following new members:
East
Bio Diversity Net Gain Partership
Environmental consultants
Orron Energy Development Ltd
Energy consultants
South East
Restored Land Ltd
Environmental consultants
South West
Slad Valley Mushrooms
Retail
WBW Solicitors LLP
Solicitors
Buy CLA Christmas cards
Looking for a special Christmas card this year to give to family and friends? Send season’s greetings with a CLA Christmas card and know that with every purchase you will be supporting your own charity. For each pack of cards sold, the CLA Charitable Trust will receive £1 to fund its work.
Find the perfect Christmas card with our range of seasonal designs. To order, call 020 7235 0511. To view the available designs, visit cla.org.uk/news/christmas-cards-2024
RENEWABLE ENERGY: welcome income for landowners, but not without risks
Farming is evolving, as agritech combines with a return to farming methods that many would refer to as “farming as your grandparents did!”
While this is a real positive for the land, the environment and the sustainability credentials of the landowning business, this approach will not (yet) generate the levels of income needed. Therefore, landowners are looking for diversification opportunities.
Clean energy generation presents a number of such opportunities. These often come in the shape of an energy developer wanting to put solar panels and/or battery storage units on a landowner’s fields. Rents are currently around £800 to £1,100 per acre for solar and around £1,500 to £2,000 for battery storage – attractive income if you can secure it.
The term of a lease is typically 30 to 40 years, with the rent, most likely index-linked, increasing during the term. Fixed income at attractive rates per acre, index linked over a 30-year term, looks very appealing for landowners who are writing their business plans and settling on their business strategies. However, there are risks.
Break clauses and rent
The developer or the tenant under the lease will often want to be able to break
the lease using a break clause. This could be after 15, 20 or 25 years and, if exercised, the lease terminates and the rent stops.
When considering income from a lease, a landowner’s bank will likely apply a discount to any income that is forecast to become due after the right to break. Sometimes a tenant can break at any time after an initial period by serving 12 months’ notice. Consider how a bank will look at this when considering this income as a source of loan repayment.
Tenant’s
financial
covenant depends on the project
In a mainstream commercial lease, much emphasis is rightly placed on the tenant’s financial covenant strength. This rests on the long-term reliability on that rent as a source of income to the landowner and its bank. With a
renewable project, the tenant is usually a special-purpose company set up expressly for the project. Its ability to pay rent comes from the installation of the panels, batteries or wind turbines on the land, the generation and sale of electricity from that equipment. The initial source of income should be pretty solid, but the electricity market is evolving rapidly and is subject to regulatory changes, and the pricing of the megawatts generated is open to fluctuation. Should the market crash or the site become unviable, the tenant will stop paying the rent – and there would be little point in pursuing a claim for non-payment of rent against a shell company. A landowner’s funder will be aware of this risk.
Yes, in the current context these opportunities can generate welcome income, but tread carefully and seek specialist legal advice.
Jeremy Stanton and Chris Coupland are Partners in Birketts’ Agriculture & Estates Team. They will be at the CLA Rural Business Conference on 21November and will be happy to talk about diversification opportunities with delegates.
HENRY WELCH CLA PUBLIC AFFAIRS ADVISER henry.welch@cla.org.uk
020 7460 7947
Preparing for a budget
As the Labour government prepares to deliver its first budget in power in 14 years, Henry Welch looks at what we could expect
For many, October is the month of Halloween treats and horror films – butthis year it may end with another fright, with a budget due to take place on 30 October that could be more trick than treat.
Labour has been in government for three months, but its policy announcements and legislative agenda have been split up by the summer recess and party conferences. It has been a mixed start, as it has combined moves designed to grow the economy, such as planning reform and the establishment of GB Energy, with warnings of a poor economic
inheritance and hard choices.
The new government has started enacting many manifesto promises, including a New Town Commission to prepare for the building of a series of “new towns” and a repeal of the ban on new onshore wind farms in the UK. Defra has prioritised action on reducing water pollution by introducing the Water (Special Measures) Bill, which will aim to strengthen the water regulator and give it powers to put failing water companies into special measures. Labour has also moved to introduce the Renters’ Rights Bill, which will stop landlords using section 21 ‘no fault’ evictions. The CLA is assessing this bill and will be working to
mitigate its impact.
It is likely that the budget will be difficult for many. The government is looking to blame its predecessors for the poor economic outlook, with the economy flatlining in June and July. In addition, an alleged £22bn black hole in public finances has emerged following the election, leading both the chancellor and prime minister to warn that Labour will be implementing tough and potentially unpopular choices. The chancellor has already cut back some government spending, cancelling infrastructure projects in July and removing pensioners’ winter fuel payment. This is expected to be followed by further cost-cutting measures and tax rises.
The government refuses to increase VAT, income tax and national insurance. This leads to a risk that it will instead look to increase capital gains tax or make changes around inheritance tax to improve the Treasury’s coffers.
The CLA is working hard to prepare for the budget. One priority is lobbying Defra to maintain and enhance the agricultural budget to support farmers’ productivity and achieve environmental goals. We are also working to ensure the government maintains agricultural relief and business relief. This follows a recent poll of more than 500 members in which 86% of respondents said it was ‘likely’ that some or all of their land would have to be sold upon their death if these inheritance tax reliefs are scrapped. In the build-up to the budget, we encourage members to write to their MP to highlight the importance of these reliefs for the sustainability of their business – find a template online at cla.org.uk/news/defendiht-reliefs-write-to-your-mp Party conferences are still in full swing, so keep an eye on the CLA website for further updates.
HOW PROPERTY MANAGEMENT SOFTWARE IS REVOLUTIONISING FARM AND ESTATE MANAGEMENT
In the evolving landscape of property management, technology is proving to be a game-changer for farm and estate managers. KEYPrime Property, a renowned solution from Landmark Systems, exemplifies how advanced software can transform property management into a more efficient, compliant and profitable endeavour.
Efficiency and Automation
KEYPrime Property streamlines administrative tasks by sending reminders for essential property checks, such as boiler inspections, electrical safety tests and EPC ratings. This ensures no critical task is overlooked, saving time and reducing stress for estate and property managers. By keeping all records in one place, the software eliminates the need for duplicate records, making it easier to access and share information within the team.
Enhancing Compliance
Staying compliant with ever-changing regulations can be daunting. KEYPrime Property simplifies this by providing timely alerts and organising documentation, ensuring that every property meets current standards. This not only safeguards against
legal issues but also enhances the overall management of your properties.
Profitability Insights
A unique feature of KEYPrime Property is its ability to drill down on the costs associated with each property, offering clear insights into profitability. This allows underperforming assets to be quickly identified and informed decisions made to maximise returns. This financial clarity is essential for maintaining a profitable portfolio.
Support and Reliability
Trusted by farms, estates and professionals across the UK, KEYPrime Property is backed by Landmark’s awardwinning UK support team, ensuring users receive top-notch assistance whenever needed. This reliable support, coupled with features to ensure it works for your business, positions KEYPrime Property as an indispensable tool for modern property management.
Contact Landmark Systems on 01798 877100 or email info@landmarksystems.co.uk to arrange a demo to discover how KEYPrime can benefit your business.
MIKE SIMS CLA SENIOR COMMUNICATIONS MANAGER mike.sims@cla.org.uk
01264 358195
Removingtaxreliefswill destroyfamilyfarms
A recent CLA survey found that many members would need to sell land upon their death if inheritance tax reliefs were removed
Scrapping inheritance tax reliefs would tear apart family farms and damage the UK’s food security, according to a CLA survey.More than 500 farmers and landowners responded to the poll amid concerns that the government is looking to change agricultural property relief (APR) and business property relief (BPR) in the budget later this month.
The results show that 86% said it was ‘likely’ that some or all of their land would have to be sold on their death if inheritance tax reliefs were scrapped, while more than 90% said scrapping reliefs will damage the UK’s food security in the long run.
CLA President Victoria Vyvyan says: “This government has promised economic growth but at the moment, in the rural sector, we’re not feeling the love. There is a chill wind blowing through the tax environment and CLA members are very nervous that careful plans to sustain multigenerational businesses are about to be thrown to the wolves.
“The government has said it won’t increase taxes on working people. Farmers are working hard to feed the nation and look after the environment, and uncertainty over tax is one of the most pressing challenges facing the rural sector.
“Removing or even capping inheritance tax reliefs would have a major impact on the viability of family
farms, jeopardising the future of rural businesses up and down the country.
“Many farmers could be forced to sell land to pay inheritance taxes, putting livelihoods and the nation’s food security at risk, especially if theland is bought by corporates withdeep pockets and no inheritance tax concerns.”
APR helps ensure the continuation of farming after the farmer’s death, while BPR fulfils the same objective for other types of family businesses.
Defra statistics show 17% of UK farms did not make a profit in 2022/23, and 59% made a profit of less than £50,000. This leaves little scope to pay inheritance tax out of income.
While it is not possible to establish the exact impact on businesses of removing inheritance tax reliefs, if it led to a reduction of 5% in the number of businesses registered in rural areas, it would equate to more than
27,500 businesses and the potential unemployment of 190,000 people.
Death of the family farm
CLA member James Grindal, who farms in South Leicestershire, says:
“Scrapping APR relief would mean the death of my family farm. Like many small farms, we survive on slim margins and wouldn’t have the funds to cover this hefty tax.
“I’ve spent years building a farm I can pass down through generations. It’s not just a business, but a way of life, a culture and a legacy. To see that wiped out with one single tax bill would be devastating.
“As farmers, we want to feed the nation but cannot do that if we’re forced to sell our land. Labour campaigned as the party of the countryside. This will be the first major test of whether they truly have our backs.”
“Scrapping APR relief would mean the death of my family farm”
Sustainability and futureproofi ng your land
Wates Developments is looking ahead, helping to build great places that will thrive in the future
In an era where environmental and social stewardship is essential, sustainability has emerged as a cornerstone in the land development sector. As urbanisation accelerates and populations rise, the need to balance economic growth with ecological responsibility has never been more pressing. One company with its finger firmly on the pulse of this need is Wates Developments.
Part of the Wates Group (now in its fourth generation of family ownership), Wates Developments is one of the largest and most experienced land promotion businesses in the sector – and with a planning consent rate of 98%, it is a compelling partner for landowners and developers. But it also offers the promise that everything it does – from creating new residential and commercial developments, to working in joint venture partnership with leading UK housebuilders – is underpinned by the desire and necessity to create sustainable places today for a better tomorrow.
Olivia Dear is Sustainability & Engagement Director at Wates Developments. She knows how attitudes and priorities have shifted: “In the past it was a question of doing what was needed to get schemes approved and built. Today
Wates Developments focus areas for sustainable developments
you can’t think like that: the imperatives are everywhere. The challenges, and the need for better solutions to those challenges, are obvious.”
The challenges are numerous, and cover areas that might not first spring to mind when sustainability is mentioned. Climate change, the impact of construction on nature, and water stress all top the list. But so do issues such as wellbeing, social mobility, inclusivity and accessibility. This is why sustainability and placemaking are integral threads throughout Wates Developments’ entire process.
Olivia explains: “The more you think
about sustainability in the development process, the more you create a better place for people to live and this is the right thing to do. But there’s always a business benefit too. By creating a better place for people to live, you’re likely to have a smoother planning process, you’re delivering land that has a higher value, and you’re also creating homes that perform better in the sales market.”
Landowners recognise the need for a land promoter that will help them navigate the planning process effectively and efficiently. Biodiversity Net Gain is a new and complex planning requirement that must be managed carefully. Wates Developments is investing heavily in nature-based solutions by developing its own habitat sites. For landowners, this means working with a land promoter that really understands how to ensure a win-win outcome for both them and nature.
Wates Developments’ focus on creating sustainable developments for people, places and the planet is putting landowners on the winning side of planning.
For a copy of our sustainability strategy, or to discuss land for sale, please email: land@wates.co.uk
The Welsh Government’s proposal for a new national park in North East Wales is moving forward, with the consultation period officially opening on 7 October. This could mark Wales’s fourth national park, covering areas of Denbighshire and Flintshire. CLA Cymru is committed to ensuring that the voices of rural businesses, landowners and communities are fully represented throughout this process.
Key details
Consultation opens: 7 October
Consultation closes: 16 December Consultation document access: This will be available on Natural Resources Wales’ (NRW) North East National Park website.
National Park area: Denbighshire and Flintshire (precise boundaries pending).
Visitor impact: Expected to attract more than 12m annual visitors, similar to existing parks in Wales. The consultation follows feedback from an earlier round, with areas of focus including sustainable tourism,
conservation and the impact on rural land use. The current consultation will gather input from stakeholders, including local businesses and landowners, to determine whether the park should be formally designated. The final decision will be shaped by these discussions, and we encourage members to participate.
CLA Cymru’s work
Since our first meeting in Ruthin in April, the team has been working closely with NRW and the Welsh Government to ensure members’ concerns are heard. We are focusing particularly on governance, funding, planning and the impact on rural livelihoods. One key factor yet to be revealed is the park’s boundaries, which will clarify which landowners are directly affected.
Member engagement
CLA Cymru will host a member event in North Wales once the consultation opens, offering an opportunity to discuss the proposal, clarify uncertainties and guide members on how to engage with the consultation. More information on that will be
available online at cla.org.uk/ in-your-area/wales. We have also been gathering feedback through member questionnaires, which will shape our official response.
CLA Cymru Director Victoria Bond says: “While we see the potential benefits in tourism and conservation, it is crucial that the voices of those living and working in rural communities are heard. Farmers and landowners are the stewards of these landscapes, and any changes must support both sustainability and economic viability.”
The proposal must balance conservation with the economic realities of rural Wales, ensuring no undue pressure is placed on strained resources like the planning system.
How to get involved
Attend our dedicated North Wales member event: Further details will be available shortly. It will provide a forum for discussion and advice on how to engage with the consultation. Respond to the Welsh Government consultation: The consultation is open until 16 December.
CLA Cymru will ensure your views are heard, and will advocate for policies that protect the landscape and the livelihoods of those managing it.
Small Residential Countryside.
Planning. Design. Property
Planning permission for residential development of land in rural areas has traditionally been
Opportunities for sites that fall outside of the also other opportunities for small residential of options and planning tools for doing so
SPEAKERS ANNOUNCED
2024 CLA RURAL BUSINESS CONFERENCE
Thursday 21 November, QEII Conference Centre, London
Making money from food production is increasingly difficult. With complex supply chains managing the journey from farm to fork, farmers’ margins are often squeezed the most.
The 2024 CLA Rural Business Conference will explore how our members are overcoming this profound challenge, forging new relationships to improve their own productivity and profitability. We question whether the relationship between producer and retailer is broken, and what more can be done from a practical perspective to ensure a fair deal at the farm gate.
You will hear from some of the most forward-thinking CLA members, who will share their experiences, as well as insights from senior figures across business and politics. Don’t miss this important opportunity to learn from those who can help you succeed.
KEY SPEAKERSINCLUDE
HEAR FROM EXPERTS
Sessions for the day include how to build relationships with big brands, discussions on improving the relationship between farmer and supplier, and ways in which existing businesses can further shorten their supply chains. Tickets are selling fast, and CLA members can benefit from special prices – book yours now at cla.org.uk/events.
Will Beckett, Founder, Hawksmoor
Abby Allen, Director of Farming, Piper’s Farm
David Hughes, Emeritus Professor of Food Marketing, Imperial College London
Mark White, Groceries Code Adjudicator
Jo Hilditch, Managing Director, Whittern Farms
A guide to preparing for a wet winter
Matthew Doran outlines the CLA policy work to help tackle flooding and provides advice on how you can build your resilience ahead of a wet winter
Last winter, low-lying grade 1 and 2 farmland in England saw the highest number of flood warnings since records began. Very wet winters are becoming more common and severe, and climate change made last winter’s rainfall about 20% heavier. What was a one-in-20year flood event in 1970 is now expected at least every eight years.
While there is little you can do to prevent flooding causing serious damage to your home or business, floods can impact you differently
depending on your resilience. Good government policy is needed to reduce the severity of flooding and provide greater support for resilience.
The CLA has been working on both these areas to help members by updating our policy recommendations to the government on flooding, and collaborating as a founding partner of the Rural Flood Resilience Partnership, launched in September.
Policies to tackle ooding
Working with committee members, the CLA has developed 10 recommendations
on tackling flooding. If implemented, they would provide a fairer deal for landowners who store floodwaters, expand natural flood management, and make maintaining river channels and flood defences simpler, cheaper and more frequent.
Many landowners and managers store floodwater on their land. While it is a valuable service that protects downstream businesses and communities, it comes at high cost to rural businesses. The CLA would like to the see government design a new, long-term contract that
would provide a secure income for those who manage their land to store floodwaters. This annual payment contract should factor in declining soil health and land value from repeated flooding, and include an upfront capital payment to cover initial river-floodplain restoration work.
Maintaining flood defence assets is more than twice as cost effective as building new ones, according to the Environment Agency (EA). To accelerate maintenance and reduce its costs, we are calling for a greater proportion of the total flood budget to be allocated to maintenance, to give the EA more flexibility to reorganise its budget and to de-classify more main rivers (‘de-maining’), which removes the requirement for permits before maintenance. We want to see better collaboration within and between arms’-length bodies and a more proportionate response to ecological assessments.
Internal Drainage Boards are crucial to balancing flows in lowland rivers; they should be given additional funding to build their resilience and capacity, and given responsibility for EA-managed assets where they request this and it makes practical sense. Defra needs to find a more cost-effective, risk-based approach to managing badger setts and beaver burrows in flood and reservoir embankments.
Natural flood management (NFM)natural processes that slow water flow into rivers - is essential to reduce the size of peak river discharges, and works best in specific locations. To incentivise its use, the CLA is calling for spatially targeted payment rates for NFM-related actions within Environmental Land Management schemes. These schemes should also prioritise support for improving soil and peatland health, so soils can store more water.
As urban areas expand, impermeable surfaces mean more water is rapidly channelled into rivers. Sustainable drainage schemes reduce this, and
MATTHEW DORAN CLA LAND USE POLICY ADVISER
matthew.doran@cla.org.uk 020 7460 7941
should be mandatory in all new developments in England, as in Wales.
Losses from flooding on agricultural land are treated conservatively in economic analysis, and indirect but substantial losses to agrifood supply chains are ignored. The government needs to review how cost-benefit analysis for flood defences is conducted for rural areas.
These recommendations, which we are discussing with the government, could transform rural flood protection.
Rural Flood Resilience Partnership
A joint approach to tackling flood resilience in rural areas is essential, as no single organisation focuses wholly on it. Since 2022, the CLA has collaborated with the Association of Drainage Authorities, Action with Communities in Rural England, the NFU, the EA and Natural England to create the Rural Flood Resilience Partnership. It will concentrate on three areas:
● Improving the evidence base on ruralspecific vulnerabilities from flooding and what would build resilience
● Increasing awareness about resilience within rural communities, enabling them to influence decision-making and promote their needs
● Making it easier for farmers, land managers and communities to access information, support and funding on flood resilience.
For more information and to find out about its list of actions, visit gov.uk and search for the partnership.
Advice: building resilience
Increasing your resilience to flooding does not have to be complicated, and there are quick actions you can take:
● Check you have the correct insurance cover. Does your flood cover include groundwater flooding if this is a risk? It is worth shopping around, particularly if you have previously considered flood cover unaffordable. Flood Re, launched in 2016, means home insurance in highrisk flood areas is now more affordable.
● Monitor your local flood risk. The EA and Natural Resources Wales provide flood warnings and alerts by text, email or call. For longer-range forecasts, you can sign up to Flood Forecasting Centre updates. Forecasts from the National Tidal and Sea Level Facility and realtime and historic data on river-flow rate and water levels from Gauge Map may also be useful.
● Prepare an emergency flood response plan. Creating a checklist of actions
can remind you of actions to take immediately before a flood to reduce your losses – for example:
Turning off water, gas and electricity supplies
Shutting windows and doors
Taking pictures to help with insurance claims
Moving important documents and sentimental belongings upstairs or to high cupboards
Moving livestock, vehicles, equipment, fuels and chemicals to previously identified higher ground The plan could include details you may struggle to access quickly after a flood, such as your insurance policy, contacts for utilities, and helplines for charities such as Forage Aid.
● Assemble an emergency flood kit. A grab bag of essentials will help with evacuation and make temporary accommodation more bearable.
If you face a high flood risk (check gov.uk/check-long-term-flood-
risk), a worthwhile exercise is to change aspects of your property so it can withstand flooding better. A survey can help to identify potential mitigation options that match your budget. Dry-proofing measures, such as demountable flood barriers or flood doors with a watertight seal, air brick covers, non-return valves on wastewater pipes and sump pumps in basements can help prevent water from entering your property. Wetproofing measures, such as tiling rather than carpets, elevated plug
sockets and plastic skirting boards, can limit damage once water enters.
If you face frequent flooding, changing land management or land use on some parts of your holding may add greater resilience elsewhere. You could create wetlands, floodplain meadows or wide riparian buffer strips to reduce losses on the land when it floods and protect adjacent fields. Countryside Stewardship grants can fund this change, with new options and increased payment rates forthcoming – see the table below.
New
SW15 (updated)
SW16 (updated)
New
New
SW12 (updated)
New
New
SW4 (updated
GS9 and G11 (updated)
GS10 and GS12 (updated)
SP2 (updated)
Manage species-rich oodplain meadows
Flood mitigation on arable reversion to grassland
Flood mitigation on permanent grassland
Supplement: enhanced oodplain storage (for example managing features such as swales, temporary ponds or depressions)
Connect river and oodplain habitats
Make room for a river to move
Manage riparian and water-edge habitats (a 12–24m wide area of water-dependent habitat between the land and the water’s edge)
12–24m watercourse buffer strip on cultivated land
Manage wet grassland for breeding waders
Manage wet grassland for wintering waders and wildfowl
Supplement: rewetting (land is rewetted or existing land kept wet)
Resilience is an ongoing project. Those who have lived through floods will have strategies and lessons that give them greater resilience, although the importance of good mental health
support in processing these events should not be forgotten. Resilience must complement rather than replace stronger, more effective government policy to tackle flooding at its source. Option
£181
For more advice on ood resilience, visit cla.org.uk/advice for CLA Guidance Note 32-22
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Your tax questions when selling land answered
To help members understand the tax implications of selling land for development, Jimmy Tse answers some of the most commonly asked questions
Selling land can be a significant decision for landowners, often involving personal, financial and legal considerations. Whether you are selling development land or entering in an option agreement, it is important to understand the tax implications and seek early advice to avoid unexpected liabilities. Here, we answer some of the most common tax questions landowners have when selling land.
A developer has approached me to enter an option agreement over some of my land. They have o ered to
pay me £50,000 to enter into the agreement. Do I need to pay tax on this £50,000?
For capital gains tax (CGT) purposes, you will be deemed to have sold the option as a separate asset for £50,000. The date of the disposal is the date of the grant of the option. As the option has no base cost, the proceeds will be taxed as a chargeable gain in the tax year the option is granted. You can deduct from this the cost of professional fees. It is important to keep records of any tax paid on an option fee. This is because if the option is exercised by the developer within the option period, then the granting of the option and sale of the land would be regarded as one transaction for CGT
purposes under section 144(2) of the Taxation of Chargeable Gains Act 1992 (TCGA 1992). As the option fee has already been taxed, the CGT paid on that can be credited against any tax payable on the sale of the land.
A developer is purchasing 20 acres of my land for housing and they want to pay in instalments with some linked to the sale of the completed houses. My accountant has warned me that I may need to pay income tax instead of CGT. Why is that?
Your accountant’s concern relates to the “transactions in land” rules, which are designed to tax certain
land disposals as trading income rather than capital gains. These rules can be triggered if HMRC determines that the transaction involves an element of trading, especially if you are receiving a “slice of the action” from the development, for example, getting a percentage of the profits from the future sale of developed houses. In these circumstances, HMRC may treat these gains as income even if the sale was one-off in nature.
It is important to be mindful of these rules when negotiating with developers. We would suggest agreeing to a fixed sum, even if this is paid in instalments. You should ensure the first payment is large enough to meet any CGT payable. Taking early advice is crucial.
A
land agent has approached me for a land promotion agreement. How is the tax treatment di erent from an option agreement?
Land promotion agreements and option agreements are distinct in how they operate. Essentially, in a promotion agreement, the landowner engages a promoter who is responsible for securing planning permission and marketing the land to achieve the best price. The promoter receives a share of sale proceeds. Unlike an option agreement, where there could be a conflict of interest as the landowner is obliged to sell once planning permission is obtained, a land promotion agreement allows the landowner and promoter to share the uplift in value without conflicting interests.
JIMMY TSE CLA SENIOR TAX ADVISER jimmy.tse@cla.org.uk
020 7235 0511
the transactions in land legislation. The fees paid to the promoter would be an allowable expense when calculating the chargeable gains.
I have sold some of my land for development. Can I reinvest the proceeds in my business and claim roll-over relief?
If the land had been used in your farming or other trading business, then you can claim roll-over relief under section 152 of TCGA if you invest the proceeds of the sale into an asset used within a trading business that you operate. For example, you can reinvest the proceeds into new farm buildings, or an addition to existing buildings occupied and used for trade. This re-investment does
not have to be in the same trading business. So, you could sell the land and use the funds to diversify by building a new farm shop which, if you run this yourself, would be a different trading business. You cannot invest in a property that you will let out as letting property is not a trading business.
The ability to claim roll-over relief is subject to the condition that the reinvestment is made within one year prior to the sale of the land or three years after it. However, HMRC has confirmed to the CLA that the time limit may be extended under exceptional circumstances. A copy of this letter is available from the tax department.
I
have a VAT-registered farming business and I am selling some land for development. Do I have to charge VAT?
The usual position is that sale of land is exempt from VAT, so you would not charge VAT on the sale price. Occasionally, a developer may ask you to opt to tax. You do not need to opt to tax all of your land. An option to tax can be made on a specific field or even a building. There is a formal process for opting to tax and more information can be found in VAT Notice 742A: Opting to tax land and buildings
The sale of the land will be treated as a capital gain unless there is an interest in the future development, in which case it will likely fall into
If you have opted to tax the land then you will need to charge the standard rate of VAT (20%). It does, however, mean that you can recover input tax on your related expenses. Disclaimer: This article is based on the current tax laws as of September 2024. The tax rules may be subject to changes in the near future. You are strongly advised to obtain tax advice before making any decisions or taking action based on this information.
Many members will operate businesses within a protected site. Bethany Turner explains the background to the designation, how they affect land managers and how the CLA can help
Protected sites are areas of land with legal protections for nature or geology. They are designated by Natural England (NE) and Natural Resources Wales (NRW) when they believe the land contains important species, habitats or geology.
There are more than 5,000 protected sites in England and Wales, covering more than 7% of England and 12% of Wales – so many land managers farm and run businesses within a protected site.
What are protected sites?
The four types of site protection for nature that impact land managers are:
● Site of Special Scientific Interest (SSSI) is the most common designation. Introduced in the 1980s, this gives legal protection to land containing species, habitats or geology that are of significant interest. Around 7% of England is designated as a SSSI, and at least 12% of Wales.
● Special Protected Areas (SPAs) and Special Areas of Conservation (SACs), introduced under EU law. SPAs protect important areas for vulnerable bird species, while SACs protect a range of species and habitats.
● Many SACs are also Ramsar sites –wetlands of international importance. There is substantial overlap between
different designations, with almost all protected sites designated as a SSSI in addition to the other designation.
What does being in a protected site mean for land managers?
Designation is decided by NE or NRW when they believe the land supports important species and habitats. While land managers can raise objections during the consultation stage of the process, they usually cannot prevent the designation taking place or withdraw it from a protected site.
Managing land in an SSSI requires the owner or occupier to seek consent from NE or NRW for activities that could damage the site, including grazing or cultivating. This can require a lot of administration, and the land
manager must build a relationship with their protected site adviser. However, being in a protected site can provide access to extra funding to improve the site’s condition. It can also be an opportunity to diversify in new ways, using the designation to attract ecotourism or creating a unique venue for events.
How can the CLA help?
Members that are entitled to free advice can contact their regional or national CLA team for advice on anything from responding to a consultation on a new SSSI, to getting funding or seeking consent.
This autumn, the CLA will be publishing a handbook, A guide to protected sites in England, covering everything you need to know about protected sites, including legal background, Natural England’s obligations and land managers’ responsibilities. You can buy it online from the CLA shop. It will be accompanied by two guidance notes: Managing protected sites in Wales and Getting consent for activities in a SSSI in England
Visit cla.org.uk/advice to access the CLA shop and read the guidance notes. You need to log in to your MyCLA account to get the guidance notes.
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The CLA’s Veterans Initiative has been running for just over a year. While substantial progress has been made, there is more to do.
Armed Forces Covenant
The CLA signed the Armed Forces Covenant last July, which provides the platform for our Veterans Initiative work. Our three pledges are to:
● Encourage CLA members, as employers, to consider employing veterans of the Armed Forces
● Share information with members that increases knowledge and leads to a more inclusive relationship with the military community
● Link up with national and regional networks that support veterans to improve their mental and physical wellbeing after they leave the military.
A dedicated online hub has been created, and the team has been adding information for members on the importance of the veterans community and how their skillsets can benefit rural businesses.
CLA SENIOR ECONOMICS AND RURAL BUSINESS ADVISER
charles.trotman@cla.org.uk 020 7460 7939
However, there is a wider role for us, namely in lobbying the government to ensure that the Careers Transition Partnership, which assists veterans who are leaving the military, offers a wider range of rural courses.
A Veterans Rural Skills Partnership
We have also published a series of articles in this magazine on how best to employ the skills of veterans for rural businesses and case studies on CLA members who are veterans
Veterans Champions
We recognised early on the importance of connecting with members who are military veterans to learn about this community’s needs. We created the CLA Veterans Champions network, covering England and Wales, and these 25 champions are the eyes and ears of the Veterans Initiative, enabling us to target resources effectively, increase employment opportunities for veterans and meet members’ needs.
New relationships and coalitions
A key pledge under the Armed Forces Covenant is to build new relationships to promote a better understanding of the rural economy. These relationships are starting to bear fruit; we better understand veterans’ needs and where veterans groups provide liaison with rural communities.
Closer working relationships open up opportunities. A Veterans Rural Skills Partnership will allow us to make the necessary connections between veterans and rural businesses, and will also mean that we can bring together disparate groups to meet common goals that underpin our pledges.
Future developments
Ongoing communication between members and the veteran community is crucial. The CLA will continue to update the website and provide guidance through webinars and blogs. We also want to add more CLA members to the Veterans Champions network to allow us to directly liaise with more members. Please get in touch if you are interested. Finally, new relationship building will allow us to explain the importance of the rural economy and highlight veterans’ unique skills.
Visit cla.org.uk/campaigns/ veterans-initiative
Initiative:anupdate
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JONATHAN THOMPSON CLA SENIOR HERITAGE ADVISER
jonathan.thompson@cla.org.uk 020 7235 0511
premium increases of 2023 do not seem to have been sufficient, but the higher increases of 2024 may finally begin to achieve that.
Reducing your premiums
In the meantime, there are several things you can do to reduce premiums. These include:
Insuring heritage property
Jonathan Thompson outlines ways you can control the cost of insurance premiums for heritage property
Members will be aware that most property insurance premiums –especially for heritage property – have risen exponentially in the last two or three years.
This current ‘hard market’ for insurance is the result of a combination of malign factors. Before 2020, there was strong market competition and premiums were static or falling. However, Covid and its after-effects and geopolitical events led to material and labour shortages. The resulting rapid increases in rebuilding costs were not initially matched by premium rises. There were also several claims (like the £66m paid out in 2021 for the Clandon House fire in Surrey) that were
large compared to the overall value of the heritage insurance market. The market began to be seen as ‘unprofitable’, and insurers increasingly pulled out. There are now few insurers offering cover, and competition is much reduced.
In 2024, premiums have risen by 40% or more in many cases. The lack of competition has also largely eliminated many of the traditional ways in which you could reduce premiums in the past – for example by carefully reducing the rebuilding cost you needed to cover using ‘first loss’ policies, or opting for very high excesses.
The most effective solution to a hard market is to persuade insurers back into the market, as has happened in the past. The CLA and others have been working on that, but success requires market opportunity to exceed fear; the
● If possible, carefully use massmarket insurance, obtainable from online insurance comparison sites – it could be a fraction of the cost of specialist insurance bought through brokers. However, this will only work for simpler heritage buildings with rebuild costs of less than £1m.
● If you have farmland (even a few acres of grazing), use a land-based policy, which can potentially cover significant amounts of heritage buildings and is much cheaper than listed buildings insurance - a branch of high net worth individual insurance (HNWI) that is expensive. It is crucial to go to a broker, such as CLA Insurance, which offers land-based insurance, and to ask specifically for that (most brokers do not or will automatically offer HNWI insurance when you mention heritage buildings).
● Think carefully about what needs to be covered, and for which risks.
● Higher optional excesses can cut premiums significantly.
● Pay premiums annually, not monthly.
More detail on these and other ways to cut costs are set out in the CLA Guidance Note 18-24 Insuring heritage property, which you can find at cla.org.uk/advice.
Speak to the CLA Insurance team about your heritage property insurance needs by calling 03301 652 726
SUCCESSION PLANNING SUPPLEMENT
A guide to help you plan the best path forward for you, your family and your business
A PLAN FOR THE FUTURE
CHow the CLA can help members develop their plan, including a report that sets out options and tax implications
45 CLA RESOURCES
Members can benefit from a range of CLA resources, including handbooks, guidance notes and technical articles
LA members have a deep connection to the land, their community and the countryside that has been built and nurtured across many generations. The act of passing down a family business is incredibly personal and significant, entrusting the next generation to continue this legacy while adapting to the future. However, it can also present difficulties and challenges, each unique to the individual or family concerned.
Succession planning is one of the most important tasks facing any rural business owner, and the process aims to make the transition of the business or family assets as positive and effective as possible. It is not only crucial for the ongoing viability of a business, but also for future family harmony.
There is much to consider when embarking on your succession planning journey, which can make it seem an overwhelming task. Fortunately, the CLA is here to help. In this special supplement, we outline the practical considerations you need to think about for a smooth and effective succession journey, how the CLA team can help you develop a plan through a detailed report that sets out options and tax implications, plus the resources available for you to refer to throughout the process. You can also read examples of how we have helped members with their succession plans.
I hope you find this supplement useful; please share any feedback for next year’s edition.
Jasmin McDermott, Editor, Land & Business
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Why communication is the keystone to successful succession
In an ideal world, the transition of the family estate from one generation to another would be straightforward, with everyone happily embracing new chapters in their lives. In reality, says Sarah Jackson, the future longevity of an estate doesn’t just happen – it needs careful planning, and communication is the keystone.
There is a desire among many of the next generation to become a different type of custodian. They are aware of their estate’s brand value but may have also seen past struggles with landlord–tenant relationships, so are much more drawn to a collaborative approach.
Successors
The next generation of successors are more inclined to look at estates as businesses rather than simply investment portfolios. They are creative, entrepreneurial and egalitarian, with a desire to engage with new markets such as natural capital and explore diversification opportunities. Some also have a different attitude towards risk, which makes them more open-minded,
Communication
is key
Inevitably, successors’ aspirations to evolve mean that both generations need to find ways of working with each other
to ease the transition and ensure future success – and effective conversations are key to achieving this.
Transparent two-way communication ensures that successors have realistic expectations, clarify each generation’s intentions and avoid misunderstandings. It may be difficult for older generations to forget that their offspring are now adults, with responsibilities to their own partners and children, and there is always a temptation to cross boundaries with families that you might not cross with work colleagues.
Clear and concise communication can also help the next generation to prepare for future responsibilities, and allows parents to impart their values and explain their hopes for how the property will be managed in the future, preserving its legacy while offering the excitement and scope for change in the future.
What should you avoid?
Beware of “sacred cows” because, straight away, you’ve fettered the range of discussions. Sarah Butler, who specialises in change management on rural estates, suggests that trying to find an answer is not always the right starting point, and the thought process is as important as the outcome. Poor language such as sarcasm hinders communication,
To discuss your succession plans with one of our experts, please use the QR code to visit our website; alternatively you can contact Sarah Jackson, Director MRICS TEP, at sajackson@savills.com / 07807 999699, or Sarah Butler, Director, at sbutler@savills.com / 07917 423588 as does bringing up things from the past, unless there’s a genuine impact on the present or future. And while technology offers potential time and cost savings, consider the benefit of face-to-face meetings to build trust and collaboration. Be prepared to adapt and be flexible through this process, which should be built on a foundation of clear communication in order to pave the way for unity and lasting success.
SJACK BURROUGHS CLA PRIVATE CLIENT AND TAX ADVISER
jack.burroughs@cla.org.uk 020 7235 0511
SUCCESSION: PLANNING FOR SUCCESS
Here, we summarise what you should consider for a smooth and effective succession journey
uccession planning is the process of passing a family’s business and assets from generation to generation in a positive and effective way. It deals with ownership and control, which need not necessarily pass at the same time.
There is no single solution for succession, and the best way forward will depend on your family and your business. However, our experience is that failing to plan for succession leads to limited and less tax-efficient options, and can cause serious problems for both the family and business.
One issue concerns when to hand over management control and ownership of business assets, and several factors will influence this decision. Tax will be a relevant consideration for many, given the interaction between inheritance tax (IHT) and capital gains tax (CGT), but it should not be the driving force behind your decisions.
Understanding your family’s aspirations
Your succession plan should be informed by a clear understanding of what you and your family want for the future. It can be easy to make assumptions about what your children or other family members would like to do with their lives, and these may not be correct. The
best approach is to start with open discussions where everyone is free to share their true feelings.
This includes being clear about your hopes for the future. Do you want to remain in control of the business, or be involved in some other capacity, for as long as possible? Or do you want to retire and hand over management responsibility?
Both possibilities present difficulties. If you are going to remain in control, consider what will happen if you become incapacitated and make sure you have suitable contingency plans in place. Think about what this will mean for your successor, who may have to wait until past their own retirement age before they can take over the running of the business.
If you want to retire, how will you fund your retirement? Perhaps you have been funding, or will be able to fund, a private pension; maybe you’ve set aside cash savings for retirement.
Alternatively, you might look to retain certain parts of a diversified business (such as let properties) to maintain an income, as long as the rest of the business is sustainable on its own.
It can be dangerous to assume that your successor will be able to provide for your needs out of business income. First, factors beyond your control, such as
Do you want to remain in control of the business, or be involved in some other capacity, for as long as possible?
your successor’s bankruptcy or divorce, or a breakdown in your relationship, may leave you penniless (and even homeless). Sadly, we have seen this happen. Second, it can risk triggering the reservation of benefit tax rules, referred to later in this article.
You may decide that the best solution is to reduce your involvement in the business, giving your successor more
daily control over it. For example, when operating as a partnership, you can continue to be a partner with a right to income, which can be more efficient for IHT purposes than full retirement.
Identifying a successor
The successor is the person(s) who will take over the land or business. In many cases, it will be one or more members of your family. You could look to the next generation, and in some cases it may be appropriate to look beyond that to grandchildren or great-nieces/nephews.
The first question is: who is willing to take on the business? Some family members may have made a career elsewhere and may not want to give it up to take over the business, while others would like nothing more than to take it forward into the future.
Second, does your potential successor have the necessary skills, which will vary depending on the nature of your business? These may include business skills such as bookkeeping and marketing, or agricultural and environmental skills. Potential
successors will often have learnt such skills while growing up within the family business, and any skill gaps can be addressed before succession takes place – either within the business, through external training, or by working for another business for a time.
If you do not have a successor, it may be the right choice to sell the business to provide you and your family with cash or other assets. Alternatively, you might choose to let land out to a tenant, so your family can retain ownership and receive some income.
Providing for other members of the family
You may want to make provision for those family members who will not be taking on a share of the business.
If you have a diversified business, it might be possible to split off certain elements to pass on to other beneficiaries. For example, one child might take on the farmland, another the holiday rental properties or residential/ commercial lets. However, consider whether the main business will be sustainable without the income from other elements.
If planning far enough in advance, you can also take steps to build up a separate inheritance for other beneficiaries. Some families do this by investing in
residential properties or life insurance to provide for non-farming children.
Business structures and transfer of control
You will need to think about your business structure and what it means for succession, and ensure that related documents reflect your plans.
If you are currently operating as a sole trader, forming a partnership with your successor can support the continuation of your business on your death. If you already have a partnership, you can bring in your successor as a partner. In either case, the partnership can continue after you have died, as long as there is a written partnership agreement and at least two partners remain.
This is an opportunity to ensure you have an up-to-date partnership agreement that reflects your respective roles in the business, as well as your succession plans. You can also think about transferring partnership capital to the next generation of partner, although you should not do this without taking tax advice.
If you have a company, you have a clear mechanism through which to separate ownership from control, using the issue or transfer of shares and the appointment of directors. Where there are multiple shareholders, you must
have a shareholders’ agreement governing the relationship between shareholders and how they will exercise their voting rights.
The transfer of assets and tax issues
There is a choice to be made between transferring assets in your lifetime or on your death, and this involves considering both IHT and CGT. While most outright gifts to other individuals in your lifetime will be exempt from IHT on your death if you survive at least seven years from the date of the gift, CGT may be chargeable, depending on the nature of the asset and if it qualifies for relief.
IHT can sometimes be saved by making lifetime gifts, whereas CGT can typically be saved by passing assets on death, because no CGT is payable and there is an uplift in value. This means the beneficiary acquires the asset at the date-of-death value.
Note that if you gift an asset but still benefit from it, this is a ‘gift with reservation of benefit’, and on your death you will be treated as the owner of it for IHT purposes.
Understanding what tax exemptions and reliefs apply to lifetime transfers and transfers on death can help you to decide on the best course of action for
you, your family and the business.
The IHT nil rate bands mean that, depending on your circumstances and assets, you may be able to leave £325,000 to £1m free of IHT, as well as any reliefs that may apply.
You may also be able to benefit from one of two important IHT reliefs on your assets and business. Agricultural property relief (APR) applies to agricultural land and buildings that are occupied for agriculture, including let farms, while business property relief (BPR) applies to a business that is mainly trading. Activities that actively generate a profit will be classed as trading (such as farming land in-hand); if you receive rent or other passive income from an asset, this will be classed as an investment. If your business carries out more than one type of activity, the question will be whether it is mainly trading or mainly investment.
Broadly, where assets are not likely to be subject to IHT on death (either because they benefit from APR or BPR, or because they are covered by nil rate bands), it can be more tax efficient to hold on to them until death. However, where assets are likely to be subject to IHT, you could save tax by making a lifetime gift, if CGT is lower than the rate of IHT. However, there is the risk that if you die within seven years, both IHT and CGT will be paid, and you will be worse off than if you had retained the asset and just paid IHT on death.
There are various CGT reliefs, but the most relevant one from a succession planning perspective is holdover relief. This applies to a gift of assets that are used in a trading business, or that qualify for APR. It also applies to a transfer of assets to a trust. Where holdover relief is claimed, the person making the gift does not need to pay CGT. Instead, the recipient of the gift takes on the donor’s base cost for the asset, increasing the CGT that would be paid if they sell it in the future.
Of course, things can be a lot more complicated, so it is always worth taking advice on your specific circumstances.
You should make sure that the lawyer preparing your will has experience dealing with family businesses
Making a will
A will is an important part of succession planning, particularly if the intention is to pass on assets upon death rather than during your lifetime. A will’s primary purposes are to identify what you want to happen to your assets, and to appoint executors to carry out those wishes.
You should make sure that the lawyer preparing your will has experience dealing with family businesses (and farming clients, if relevant). They should ensure your will is compatible with any business documents, such as a partnership agreement.
Use of trusts
In many cases, you can pass assets outright to a beneficiary. However, you may wish to retain some level of control by using a trust. This can apply to both a gift in your will and a lifetime gift.
There are many different types of trust, each of which can be customised to your circumstances; always take advice on which would be most suitable for you. For example, you might use a life interest trust to provide for a surviving spouse but ensure that assets pass according to your wishes when they die, or you might use a discretionary trust to provide flexibility in the way your assets can benefit various family members.
Lasting power of attorney
In addition to a will, you should ensure you have lasting power of attorney (LPA). A will only takes effect on your death, whereas LPA allows you to appoint someone to make decisions on your behalf and manage your affairs during your lifetime if, for example, you are incapacitated by accident or illness. There are two types of LPA, one dealing with property and financial matters, the other with health and welfare decisions; you can make one or both. You can also make more than one of each type: for example, you could appoint one person to handle your business affairs and another to deal with your personal finances.
The CLA has a wealth of resources to help. Visit cla.org.uk/campaigns/ succession-planning for an outline of IHT and CGT reliefs and other guidance and advice.
Using trusts for succession planning in agricultural businesses
Trusts are often seen as an inheritance tax (IHT) planning tool, but should be seen as a key element of succession planning for agricultural business owners, too. Trusts are legal arrangements where one party (trustee) holds assets on behalf of another (beneficiary/ies). They can reduce an estate’s taxable value, manage asset distribution, and provide continuity in business or agricultural asset management.
How can trusts protect agricultural businesses?
Business and agricultural holdings often represent a large portion of a farming family’s wealth and livelihood. Trusts can help protect these assets in several ways:
● IHT relief: Some assets qualify for reliefs such as Business Relief (BR – formerly known as Business Property Relief) or Agricultural Relief (AR – formerly known as Agricultural Property Relief), reducing their value for IHT purposes during lifetime or on death via a will. Trusts can be used to crystalise or secure BR or AR, reducing or eliminating the IHT liability on business and agricultural assets.
● Asset protection: Trusts can protect assets - for example on divorce - and
ensure they are used according to the settlor’s wishes. This can be crucial in maintaining family businesses and farms.
● Succession planning: Trusts can facilitate the smooth transition of assets to the next generation, preserving business continuity and family legacy. They can also put management in the hands of selected trustees rather than splitting it between a number of people, particularly as assets pass down generations.
● Flexibility: Trusts offer flexibility in managing and distributing assets, which can help in adapting to changing circumstances.
What trusts are best for agricultural businesses?
Selecting the appropriate trust depends on various factors, including asset type, family dynamics and long-term objectives. Whether to create a trust during your lifetime or in your will (or both) will depend on your circumstances, so will vary from person to person. Some of the most common types include:
● Discretionary trusts: Offer flexibility in distributing income and capital to beneficiaries. Trustees have the discretion to decide how and when to distribute the assets, which can be advantageous if
beneficiaries’ needs change over time
● Life interest trusts: Provide the beneficiary/ies with the right to receive income from trust assets during their lifetime/s, with the capital passing to another beneficiary/ies on their death
● Bare trusts: The trustees hold the assets on behalf of the beneficiary, who is the actual owner
● Will trust: A trust created in a will; can be discretionary, life interest or bare.
Trusts are a powerful tool in succession planning, but can be complex to navigate. It is important to take expert advice, tailored to your circumstances and objectives. Our lawyers have helped generations of farming families to protect and pass on their wealth. Get in touch at info@ts-p.co.uk to see how we can help.
Fiona Higgott, Partner, Wills, Estate and Tax Planning
Leading lawyers for landed estates and rural businesses
We have been acting for estates and landowners across the country for generations, building long lasting relationships that enable us to manage their estates, explore new opportunities and plan for their future.
Our clients benefit from bespoke advice and high level of service; from comprehensive legal support to ad hoc assistance and second opinions when required. Our clients choose us to be their trusted adviser when it matters most.
Together, we will help to ensure that your estate, and wealth, is protected for future generations. kingsleynapley.co.uk
HELPING YOU WITH SUCCESSION PLANNING
CLA Chief Tax Adviser Louise Speke explains how the CLA can help members develop their succession plan, including a detailed report that sets out options and tax implications
As highlighted in this supplement, it’s crucial that you understand the options available when succession planning. You may need professional advice to understand some of the practical and legal steps required, as well as the tax consequences; this is where the CLA can help.
A good starting point is to look at our online succession planning hub: cla.org. uk/campaigns/succession-planning It contains our succession planning
webinars, which are a helpful introduction to the tax and legal considerations applied to different family scenarios. You can also find relevant written advice resources such as handbooks, guidance notes and other articles. Our experts have created these to help ensure the process goes as smoothly as possible, to keep costs down and find a solution that works for you, your business and your family. Other CLA resources include the succession planning handbook, which has relevant and practical guidance for farming and landowning families that are making
or reviewing their succession plans. It covers how to approach the process and what options are available, as well as advice on different business structures, tax considerations and the various legal documents required.
If you are entitled to one-on-one advice as part of your membership package, the CLA tax team can provide bespoke succession planning advice that is tailored to your individual circumstances. To do this, we need a lot of information so that we can understand fully what assets you have, what their values are (both now and
when you acquired them), how they are used and what you want to achieve. To help you collate all this, we send a form to complete. It may look daunting, but it is a helpful tool, with questions that act as prompts so you can set out the information we need to consider.
Filling in this form and returning it to us with your recent business accounts and any partnership or tenancy agreements is an important part of the process. Providing this detailed information and the documents means that we can assess:
● What the tax risks are
● Whether your assets are eligible for tax reliefs (considering both capital gains tax and inheritance tax)
● What you can do to mitigate tax and other risks as part of your succession planning.
We can also identify any problems with accounts and agreements; we regularly see issues with these, which need correcting to facilitate the effective running of the business, potential changes such as retirement and future claims for tax reliefs.
We will then be able to talk you through the options available, identify the tax implications and address any queries you have. We provide our advice in writing after our discussion so you can refer to it at a future date, if necessary. The goal is to provide you with the
information and advice needed so you can consider what you want to do and understand the likely tax implications.
Once you have decided how to proceed, you can speak to the other professionals who will need to be involved, such as a solicitor, accountant and land agent. They will be able to ensure your succession plan meets your needs and prepare the documentation necessary to implement it. Our regional teams can also help you find the local professionals you need to put your plans in place.
How the CLA has helped its members
“Many thanks for such comprehensive advice regarding succession planning. We are working through the various options with our accountant and the information you have provided is indeed most useful.”
CLA member, Nottinghamshire
“We have made all the necessary arrangements with the solicitor and accountant to arrange our affairs, pretty much as discussed with you. I just wanted to thank you for your help and the detailed consideration you gave to our individual case. Also to acknowledge how useful it is for members of the CLA to have such advice on offer as well as the seminars we have been to.”
CLA member, North Yorkshire
“Tax and succession planning is not new to us, but CLA specialist advice enhanced our position with immediate periodic trust charge saving and future inheritance tax (IHT) improvements. The one-to-one advice from Jack Burroughs helped us make an immediate saving of £26,400. Additionally, his succession planning publication provided an IHT benefit of £105,000 in the medium term, potentially rising to £295,000 in the long term.”
CLA member, South Wales
“We are most grateful for the excellent, thorough, comprehensible and swift advice. Well worth the annual subscription! Congratulations.”
CLA member, Lancashire
“Thank you for all the help you and the CLA team have given us as a family and farm business over these last months. Based on your letter and the conversations we have been having with you, and as a family, we have now drawn our ideas together and are looking to instruct a solicitor to make necessary changes to the partnership agreement and our parents’ wills.”
CLA member, Suffolk
“I am so grateful for your continued support and will feed all this guidance into our decision-making process.”
CLA member, Suffolk
“I would like to thank you for all the care you took to advise me on how to best sort out my inheritance tax concerns to the most sensible conclusion. Your recommendations are very much appreciated and are being put into place.”
CLA member, Lincolnshire
“Thank you so much for your advice. We are very grateful for your comprehensive response and shall now follow it through with our accountant and a solicitor”
CLA member, Staffordshire
“The CLA was brilliant at making a complex subject simple and explaining it in layman’s terms. I am going to take all the advice given and put in place all the necessary documents recommended in stages.”
CLA member, North Yorkshire
Land & Business offers a unique opportunity for your brand to position itself as one of the market leaders in succession planning, tax advice and long-term estate planning and management. We can help your company stand out in front of over 26,000 CLA members and their families.
Contact the team today to be part of the annual supplement on succession planning for landowners and rural businesses
Check out our dedicated succession planning hub online at cla.org.uk/campaigns/ successionplanning
CLA RESOURCES TO HELP WITH YOUR SUCCESSION PLANNING
Members can benefit from a range of guidance, advice and support to start their succession planning journey, including:
● Writing a will
● Guidance on business structures and transfer of control
● Inheritance tax and capital gains tax advice
● Support on the use of trusts
● Making a lasting power of attorney
Our handbooks cover succession planning, partnerships, business structures and taxation of furnished holiday lets. Members can purchase these at special prices.
Visit cla.org.uk/advice to purchase our handbooks and access our guidance notes
National Park is Baystone Bank Farm, a 180-acre hill farm that boasts a diversified portfolio of enterprises, including the niche Heavy Horse Riding Centre.
Annie Rose owns and manages the farm, situated in the Whicham Valley, alongside sons Jamie and Jack. Since buying it in 2015, she has built up a diversified portfolio of microbusinesses, including the Heavy Horse Riding Centre, sheep, cattle and a staycation destination.
Before buying the farm, Annie travelled the world as a qualified nurse. While studying for an environmental science degree in the late 1990s, she split her time between Edinburgh University and the Isle of Raasay, near Skye, where she set up West Highland Heavy Horses – renamed Cumbrian Heavy Horses when she relocated to Cumbria in 2006.
Annie rode her horses from Scotland to Cumbria in the ‘great Clydesdale migration’. Many people joined the expedition, which helped save money for their first winter in Cumbria.
The farm is home to Cumbrian Heavy Horses, the only British Horse Society Approved 5* licensed Heavy Horse Riding Centre. As well as hosting riding experiences, Annie is also passionate about her breeding programme, which has produced six Suffolk punches, seven Clydesdales and a shire.
The farm also offers accommodation facilities, including a campsite with 65 pitches, parking areas for seven motorhomes, three luxury lodges with hot tubs, and an Airbnb cottage called ‘The Roundhouse’. There is also a farm shop and café on the site.
HIGH FLYING HORSES
Henk Geertsema finds out more about Annie Rose’s diversification activities on her hill farm in the Lake District
Jack and his friend Isaac look after 130 Swaledale sheep and 180 mules, and the farm, which employs 14 staff, is also home to 30 Belted Galloway cattle. Turnover is healthy at around £300,000 per year – all reinvested into the farm.
“I firmly believe that if you own land, you must use every opportunity to improve it,” says Annie. “We are developing alternate sources of income via our existing activities. With the Cumbrian Heavy Horses website going live shortly, there will be an ‘Adopt a Rare Breed’ sponsorship scheme, easier bookings, courses, more information and other ways to support our work for our social media and other followers.”
Annie and her team are planning a range of courses and programmes,
including community interest courses following the delivery of holiday activities and a food scheme, a CEVAS Schools programme, and outreach work to cater for different audiences, including mindfulness and bushcraft.
“2026 will mark our 20-year anniversary in Cumbria, and we are planning a celebration, echoes of the migration of 2006, where we will be riding in various areas of the UK – more information will be on the website,” says Annie. “The heavies are going on tour!”
FARMLAND SALES: A RETURN TO NORMAL
Supply has increased and values have held firm, but experts agree the land market took a while to get going in 2024
While there was a significant increase in the supply of farmland to the market in 2024, the overall feeling is that it has taken time for sales to gather momentum because of factors such as the general election and inclement weather preventing photographs of farms and estates.
According to global property consultancy Knight Frank, the average value of bare agricultural land in England and Wales reached a record high of £9,335/acre in the second quarter of 2024 – a 0.9% increase on the previous quarter and a 5.5% rise over the past 12 months.
The long-term statistics are even more impressive, with averages increasing by 32.8% over the past five years and 24.2% over the past decade.
Price variation
However, values can vary greatly, even in small geographic areas, which makes predicting prices difficult.
“It is becoming increasingly hard to say how much farmland will sell for because the prices we are achieving vary so widely,” says Will Matthews, Head of Farms & Estates at Knight Frank. “There are so many factors influencing
the market, from tax planning to environmental aspirations, that every parcel of land or farm that comes up for sale exists in a microclimate that will determine its value to the eventual purchaser.
“For example, we recently sold a very large block of land for over £20,000/acre and a smaller, but still sizeable, holding for around £45,000/ acre. Conversely, some blocks have sold for closer to £10,000.”
Price variability is something also noted
by Strutt & Parker, whose latest research reveals that arable land values ranged from £6,500/acre to of £17,000/acre during the first six months of the year.
The latest analysis of its farmland database, which records the sale of all farms, estates and blocks of publicly marketed land in England over 100 acres in size, shows the average sale price of arable land was £11,000/acre in the first half of 2024 – close to record levels.
However, values can fluctuate significantly even with a small area.
The average value of bare agricultural land has increased by 32.8% over the past five years and 24.2% over the past decade
Experts believe this may be down to a combination of increased supply and a levelling off in demand.
Sam Holt, Head of Estates & Farm Agency for Strutt & Parker, says: “The overall picture is positive, with farmland prices proving highly resilient, despite challenges like higher interest rates and lower farm profitability.
“You can see the resilience in both arable and pasture prices. For example, over 70% of sales of arable land have been at £10,000/acre or more in the past three
years. Before then, 70% of sales were below £10,000/acre. For pasture, a third of sales are over £10,000/acre, compared with less than 10% of sales before 2022.”
Supply and demand
Sam believes the signs of levelling demand are becoming more evident.
“The proportion of farms sold or under offer is falling and the proportion selling at, or for more than, their asking price has also fallen back from their peak levels in 2021 and 2022,” he explains.
“The market is more location-driven than it has been recently, which means that although we continue to see many properties flying out of the door for premium prices, others are taking longer to sell.”
The farmland database reveals that the first 2024 was record-breaking for the amount of land marketed. A total of 59,800 acres have been launched in 2024 – 35% higher than the five-year average and 23% higher than during the equivalent period in 2023.
“This sounds like a dramatic increase, but this is a year where lots of launches have been concertinaed into a relatively short window –a number were delayed because of the bad weather in the spring, while others were brought forward in anticipation of a general election in the second half of the year,” Sam says.
“Overall, our view is that while the volume of land for sale has risen and buyers have more choice, there is a risk that this becomes overstated because supply has been so low over the past five years.
“Rather than indicating a significant exit from the sector, it feels more like a return to more ‘normal’ volumes of land coming forward. Our expectation is also that supply may well ease back slightly over the next few months.”
Land in demand
Farmland is a sensible investment option in economically pressured times. However, this doesn’t mean it is immune from wider economic pressures – high interest rates, for example, can influence both sellers and buyers. The Bank of England cut interest rates for the first time in more than four years on 1 August this year, bringing the base rate to 5%.
“The size of the recent rate cut is limiting its impact in financial terms; however it does influence market sentiment, especially if it is interpreted as a signal of further interest rate changes to come,” says Alex Lawson, Savills Director and Head of Rural Agency.
“It is perhaps more significant at this point to the residential sector, which of course does influence our amenity and lifestyle farms market.”
Research by Savills reveals that larger blocks of land are currently in demand, with more marketed in every area except the West Midlands this year than in 2023.
“While there has been a significant increase in the supply of farmland to the
market in 2024, the sentiment is that it has been a ‘late year’ to get going, largely due to the inclement weather preventing photographs of farms and estates,” says Charlie Paton, Savills Director of National Farms and Estate Sales and Purchasing.
“In May and June, a number of estates and farms came to the market, ranging from prime residential estates to substantial commercial farming estates. The appetite for best-in-class properties across all sectors remains strong. However, buyers are more selective than ever, and presentation of the property and pragmatic pricing are paramount.
“Buyer demand varies hugely by region, and, in the case of rural investment estates and commercial farms, they are particularly focused on the income returns that can be achieved and the opportunity for capital growth through investment and alternative uses.”
The landscape in Wales is different; the market for larger commercial farms has been slower than demand for smaller, lifestyle farms. Farm buyers are still out there, but economic pressures are at the fore of decision-making.
“Lifestyle (hobby) farmers and equestrian buyers are active, with some
buyers relocating from Ireland and Scotland to Wales,” Savills’ Daniel Rees says. “Reasons have varied from seeking more land or outbuildings and also moving due to the opportunity to be more strategically located for the equestrian competition circuit.
“The stock of farms and land is strong and continues to build up. There is an excellent selection for sale for buyers in the market to look at and compare before making that final purchasing decision.”
Buyer motivations
Buyers’ motivations vary; some are driven by rollover relief, but fewer than before. Those looking for environmental opportunities are active, but other factors such as grant funding for forestry or longevity of carbon markets have stabilised the market in some areas.
“Commercial farming businesses, especially those who are largely cash-rich with less need for finance, remain a driving force in the market,” says Sophie Davidson, Senior Research Analyst at Carter Jonas. “This is complemented by a growing presence of natural capital buyers and the continued presence of rollover buyers who have used business asset rollover relief and are yet to reinvest in another asset.”
The election was a key talking point in the second quarter but did not disrupt market dynamics. The industry is hoping for a period of stability after the election speculation and political instability.
“The Labour Party, despite its relative lack of specific policy initiatives for farming, has pledged its commitment to making the Environment Land Management scheme work and has not stated immediate intentions to change the tax regime, although key tax reliefs affecting those with rural businesses and property are anticipated to come under scrutiny in time,” says Tim Jones, Carter Jonas’ Head of Rural Division.
Jasmin McDermott speaks to Englefield Estate about how the events side of its business, which includes hosting the popular Heritage Live summer concerts, delivers a range of economic and social benefits
Heritage, history and headliners
Rural estates are more than just family homes and businesses; they represent the social, cultural and historical fabric of their communities and the country. However, they need to remain agile and flexible, adapting to evolving demands and challenges.
Diversification is a sound business strategy, and many diversifications extend beyond traditional rural enterprises. Concerts are some of the more unusual diversifications but, as demand grows for more unique social experiences, estates are capitalising on this niche opportunity.
For the last three years, CLA member Englefield Estate in West Berkshire has hosted the Heritage Live summer concerts, with performances from Boy George, Richard Ashcroft, Pete Tong, Madness and Elbow. Spearheaded by Giles Cooper OBE, it blends world-class performers and acts with England’s unique landmarks and heritage.
Combining heritage and events
Englefield Estate has a rich history dating back to 871 AD. It comprises 14,000 acres of rural land and property, including a 2,000-acre mixed livestock and arable farm managed in-hand, 23 let farms, various residential and commercial properties and 3,500 acres of woodland supplying sustainable timber. At its heart is Englefield House, a large Grade II listed building and home to the Benyon family.
The estate is a popular filming location and is used for numerous corporate and charity events, ranging from large national events to those focused on the local community. In 2022, it hosted its first Heritage Live series of concerts.
Peter Carson, Events Manager, says working with a partner who understands the sensitivities of working in and with a heritage estate has been key to the success of the concerts.
“It is important to have continuity when you become a concert venue as you
need to develop strong relationships with partners and local residents, who are key in making the events successful.
“Heritage Live is very well-established and is aligned with our brand values by providing something that people enjoy. The family are extremely enthusiastic about the concerts; they have confidence in the promoter, who respects the landscape and ensures that the event is handled in the best possible way.”
Edward Crookes, Estates Director, adds: “The filming and events operation forms an important part of the estate’s enterprises in diversifying our sources of
Edward Crookes, Estates Director (left) and Peter Carson, Events Manager (right) IMAGES: HERITAGE LIVE, KOR
income; they make a vital contribution to the costs of maintaining the historic fabric of Englefield House, the park and gardens.
“They are hard work for the team, but also great fun and a busy events calendar enriches estate life for those who live and work here.”
Developing the concert concept
With a background in entertainment, including marketing for Glastonbury and Reading festivals, tours for U2 and the Rolling Stones, and producing and staging West End productions and the Royal Variety Performance, Giles was approached by English Heritage in 2015 to stage concerts in some of its properties.
Heritage Live launched at Kenwood House in Hampstead Heath, London and Audley End, Essex. Since then, it has evolved and grown, and it hosts concerts at Englefield Estate and Audley End. It has also secured an exclusive fiveyear contract with His Majesty The King to host concerts at the Sandringham Estate in Norfolk.
Giles says: “Heritage Live was the obvious name for the concert series, but it works for non-heritage properties as ‘heritage artists’ is a term used for artists who have reached such a level of success and longevity that they have become part of the cultural fabric of the nation.”
A diverse range of artists have taken part over the last nine years, from Robbie Williams and The Who to Sir Tom Jones and Sir Van Morrison.
“The UK is a busy landscape in terms of music festivals, so it’s important to have something unique and different where people can go that’s safe, civilised and enjoyable,” Giles explains. “There’s nothing better than having a cold drink in the most beautiful locations, while watching an afternoon and evening of your favourite music. If the weather is not so kind, then a true British spirit comes out and we still have a great time.”
Benefits for all
Aside from the direct economic advantages, these concerts also provide wider benefits to the estate and the local and national community.
“It’s a way of sharing with the public the beautiful land and settings, so the
estates are viewed as much more inclusive with their local population,” says Giles. “Additionally, it brings national, positive PR to the estates with the huge coverage that well-known artists naturally attract. This publicity can be steered to whatever the objectives might be. For example, at Sandringham, we got Robbie Williams and Roger Daltrey to plant trees in The King’s private garden, which gained huge international coverage and promoted ecofriendly sustainability messaging.”
Edward says the estate enjoys numerous benefits from the events it hosts. “There are many positives that come from sharing the estate with thousands of people each year, whether they are attending large public events, private hospitality gatherings or our annual school days, which bring more than 1,500 children.
“As demonstrated by CLA research into the benefits of land ownership, these include employment of staff to cover events and the indirect benefit to the local economy from local visitors,
overnight stays and spending on local goods and services.”
The future
Englefield Estate hopes to develop the concert series and grow attendance to up to 10,000 attendees. Giles wants to develop a network of seven or eight stately homes allowing artists to tour around the country with similar capacities to arenas but offering a superior experience.
“We are asked almost every week by a stately home to bring Heritage Live to them, so the demand is certainly there,” he says. “It is such a buzz when you are standing at the back of a large crowd and feel the accomplishment and satisfaction of seeing people having the time of their lives and making lifelong memories.”
Elbow performing for Heritage Live at Englefield Estate in 2024 Englefield House, at the heart of the estate (Facing page) DJ Pete Tong performing at the estate in 2024
Building flood RESILIENCE
With ooding on the rise, Sarah Wells-Gaston finds out how Gloucestershire County Council uses natural ood management techniques to slow the ow of water and protect rural communities
The UK is experiencing wetter winters, with 2023/2024 being the wettest 12-month period for more than 150 years.
As a result, much of the UK has experienced increased flooding and organisations are realising that hard engineering alone is not the answer.
Nature-based solutions such as natural flood management (NFM) are increasingly used to reduce flood impacts and help communities to become more resilient. The NFM approach mimics nature’s methods of managing water.
Natural ood management
NFM projects are designed to complement existing flood projects that are being delivered by other organisations working in the area. They aim to reduce the downstream maximum water height of a flood (the flood peak) or delay the arrival of the flood peak downstream, increasing the time available to prepare for floods. They work by restricting the progress of water through a catchment
via a range of land and watercourse management techniques, including tree planting, pond creation, leaky woody dams, renaturalised river channels, soil infiltration and land drainage adaptation, which is designed to slow and hold back water.
NFM has been particularly successful in Gloucestershire. Pete Belk, Natural Flood Management Partnership Officer at Gloucestershire County Council, says: “Natural flood management schemes are a sustainable and low-cost solution to building long-term flood resilience. NFM is designed to create river catchments that are more resilient to extreme weather. There is no ‘one size fits all’ approach - it’s about using a range of measures that work together in the landscape to reduce flood risk.”
Several schemes have been implemented across the county, with the council also launching a Natural Flood Management
Partnership to help landowners and managers expand the scope and impact of NFM schemes. The partnership involves a range of participants, including the CLA, the Environment Agency, Natural England, Forestry England, district councils and a wide range of naturefocused organisations, as well as water companies and academic institutions.
“The interventions in place vary widely and include making changes to farming or forestry management, changing the shape or form of land, adding structures or changing the form and shape of watercourses,” explains Pete. “In addition to the flood risk benefits, many schemes simultaneously achieve other agricultural objectives such as improving soil health and water quality, carbon sequestration and enhancing biodiversity.”
The council has been keen to work with landowners, who are seen as crucial in the fight to building better resilience.
“Landowners are the key to the success of our work,” says Pete. “They hold intimate knowledge of the landscape
and how water passes through it and how to balance productivity with nature recovery. How we build resilience into our farms and estates now goes beyond just doing the right thing and becomes a matter of basic financial sustainability. Flood and drought resilience are two risks facing farmers and local communities and are being made increasingly feasible through new developments in Environmental Land Management (ELM) schemes, green finance and regenerative agriculture approaches.”
The concept in action
Stroud’s Five Valleys have suffered extensive flooding. Hard-engineered solutions have been deemed unsuitable because of the catchment area’s physical nature, heritage and aesthetic value, so natural flood management is seen as the most viable option.
Stroud District Council has worked with more than 50 local landowners to install over 1,000 interventions throughout the wider Frome catchment. The NFM measures employed now drain 25% of the catchment, and in the Slad Brook, have achieved a 1m reduction in peak river levels across two comparable heavy rainfall events.
One of these interventions was implemented in the Painswick Valley at Wick Street Farm, owned by CLA member Philip Dangerfield. Located on the north east-facing slopes of the valley, several large spring-sourced streams
arise on the farm, acting as tributaries for the River Frome.
To mitigate the flooding risk further down the valley, 28 large woody debris leaky dams were installed to slow the rate at which flood water progresses down the valley to residential areas. The structures were also designed to reduce the speed of sediment and silt transportation into the main stream. The leaky dams were constructed from tree trunks and branches, mainly from trees that had already fallen within adjacent woodland or on the banks of the streams.
“There is no ‘one size fits all’ approach – it’s about using a range of measures that work together in the landscape to reduce flood risk”
Philip says: “The work had minimal impact on our farming, and I was happy to be involved as it enhanced the wetland habitat on the farm because the woody debris falling into the stream would happen naturally. We liked the fact that we are making a contribution to a wider project with potential benefits for flood risk and water quality.
“But the real benefits are for people living downstream. The leaky dams reduce the flow of water when they are at their highest, which protects properties downstream of us and ultimately the town of Stroud.”
Pete is keen for more landowners like Philip to become involved. “In Gloucestershire, NFM has been embedded in the county council and its partners’ approach to flood risk management. For landowners, this means that there are new incentives to explore NFM on their land. We’re offering capital funding and can connect landowners with experts to help design schemes that provide value for the estate as well as local communities and wildlife.
“Nationally, there are attractive ELM options aimed specifically at flood mitigation, such as SW12: Making space for water, while tree planting grants can also be used to help intercept water flows, and Biodiversity Net Gain credits could provide an opportunity for large scale projects. There has never been a better time to embark on a project to slow flows in local catchments.”
Wetland creation alongside a watercourse
Feeling CHIPPER
The Robson family has recently celebrated a century of growing potatoes on their Northumberland farm. Henk Geertsema speaks to Mark Robson about his farming and chipping operations
Potatoes have been part of the Robson family history for more than 100 years. The family, which grows the crop at Turvelaws near Wooler in Northumberland and Pressen Hill in the Scottish Borders, provides all the potatoes for Particularly Good Potatoes (PGP).
After completing his business degree and travelling around Russia and China, Mark Robson got involved in the family farming business with his father. He now farms 1,600 acres in-hand, with 270 acres managed in partnership and 350 acres of rented land.
Alongside arable farming, the business includes a chipping factory and a chicken enterprise focused on producing 12m bio-secure fertilised eggs per year.
Mark Robson (right) with his sons William and Alastair
Growing and chipping
The farm produces between 8,000 and 10,000 tonnes of potatoes annually, with three varieties grown for the chip factory: accord is ready in September and October, ramos from November to April and markies from May to August.
Mark says: “We had a trials day six years ago where we had 63 varieties and whittled it down to the top 10, and eventually our top three. We are continually trialing new varieties to ensure our own resilience.
“We also grow elland and king russet varieties for McCains, as well as charlotte salad potatoes for supermarkets distributed via Driffield-based Whole Crop Marketing.”
PGP chips around 40% of the farm’s potatoes, and half are distributed to the catering sector by DeliFresh.
Mark, who was on the Potato Board prior to its demise, laments the sharp decline of potato farms. Around 19,000 farms have been lost since the 1970s; less than 1,000 remain.
According to scientific research organisation the James Hutton Institute, the UK’s self-sufficiency in potatoes has declined from 100% in the 1970s to 65% today. Before setting up the on-farm chipping plant, Mark was horrified to discover that his local fish and chip shop imported its chips from Egypt. “It is insane to think the produce from Egypt was grown from seed potatoes that were originally exported there from Scotland. It is simply wrong on so many levels.”
Adapting to change
Recognising that the market was changing, Mark looked into various potato-related products, such as vodka and crisps, but settled on producing chips, mainly for the catering industry.
Production at the plant started in April 2019. A year later, Covid obliterated PGP’s orders to zero as hotels, restaurants and chip shops shut down.
Mark says: “Overnight, our order books dropped to zero. It had a severe impact on our cash flow but thanks to our understanding bank manager and government grants, we pulled through.
“Post-Covid, our cash flow remained unstable as the war in Ukraine and inflation resulted in high fertiliser and
The UK’s self-suffi ciency in potatoes has declined from 100 % in the 1970s to 65 % today
machinery costs. I would do anything for just a bit of stability.”
The farming operation has its challenges; for example, it is greatly impacted by the unpredictability of floods and droughts. But what frustrates Mark most are the bureaucracy, barriers and procrastination of government agencies on issues as diverse as addressing flooding or obtaining planning approval for something like a manure handling shed.
Carbon-neutral journey
Mark is keen to make the farming operation and chipping plant as sustainable as possible. Rebecca Maitland, PGP’s Marketing Manager, is taking the lead on making the operation carbon neutral over the next decade.
Rebecca says: “In December 2023, we undertook research to see what others are doing and to see what guidance and advice was available. In our quest, we are working with Agreena and Newcastle University to assess our inputs and outputs to measure progress. Environmental sustainability is also embedded within our workforce, as a crucial part of our work.
“Like many others in the land sector, we are still looking for the right calculators and methodologies to use.”
On the farming side, Mark stopped
ploughing 10 years ago, which helps maintain the soil structure so it can absorb more water and lock in carbon. In addition, 600 acres of cover crops are planted to enrich the soil with nitrogen while sequestering carbon. The farm has 33,150 metres of hedgerows and 143 acres of land designated as a Site of Special Scientific Interest, enhancing the area’s biodiversity.
In the chipping factory, energy use and efficiency are key priorities, as is waste reduction. At a basic level, PGP is reducing its energy footprint by improving insulation and using more efficient lightbulbs and natural lighting. There is also the potential for solar panels in the future. All PGP packaging is FCAapproved and made from recycled plastic.
The biggest waste challenges are starch effluent and solid potato waste. The latter is sent to the farm’s neighbour at Doddington Dairy for use as supplementary livestock feed, while PGP has Environment Agency authorisation to decant some of the starchy water onto its farmland. Mark is looking at alternative applications for starch, which is often used in the pharmaceutical industry.
Future
Mark’s aim is to further consolidate and sustain the business. His sons William and Alastair and daughter Kitty are already actively involved, and he wants to leave the farm, environment and business in a better state than he found them.
Rebecca adds: “We want to continue building our brand so everyone can see what PGP is about and showcase that we are strongly rooted in our values of traceability, transparency and sustainability. In short, building the link between people and food.
“As part of our educational outreach work, we use our branded trailer and on-site polytunnel to host children, chefs, and suppliers for farm and factory tours. We’re also toying with the idea to launch a ‘don’t bin the skin’ campaign because potato skins are highly nutritious.”
ESTHER KANE HEAD OF RURAL AT CLA INSURANCE
Couldyourlandhost holidayrentalsorcampers?
CLA Insurance sets out key considerations for members thinking about pursuing a business diversification
It’s important to make your assets work for you. Land and buildings remain among the most flexible and lucrative assets for developing alternative revenue streams. One of the most popular diversifications is to offer glamping, holiday lets and events venues.
Research planning, legal and costing
Before making any big decisions, we recommend that you do thorough research, planning and costings.
It’s important to understand what will be required for maintenance, and what work will be required to make it fit for purpose. Getting a full review from a surveyor is recommended before making any solid plans.
There is also the issue of budget. While there are reliable and competitively priced lending streams for rural businesses, there’s always a choice to make between a low-cost and possibly more marginal return business or making considerable investment that may increase the risk, but also potentially the return. All of this can be further impacted by legislation. If we have learnt anything from Clarkson’s Farm it’s the need to fully understand any rules and limitations.
Risk management and health and safety considerations
Risk management may be a phrase that makes everyone nervous, but it
isn’t something to be anxious about. There are many trained professionals who can help you, including excellent services available through the CLA – notably the new free-ofcharge risk management offering from CLA Insurance.
Ahead of any new venture, we’d strongly advise that you get a full health and safety audit, including the production of a relevant risk assessment undertaken by a certified professional. They will look at everything, from potential hazards, to protecting members of the public, to issues facing your staff.
Given you might be welcoming members of the public onto the farm for the first time, considerations will include creating adequate boundaries between the working farm and public areas, such as putting up appropriate signs and managing slips, trips and falls, which cause many of the most common claims.
Partner with the right people
The direction your diversification venture takes will impact many decisions and outcomes. This is why working with a specialist insurance broker early on should be a priority –they can walk you through any risks, from fire hazards to product liability, before you decide. Of equal value is ensuring that any external contractors, such as caterers or entertainers, have their own appropriate insurance and liability cover in place –and retain a copy of their insurances for your records.
Engage with a broker
To guarantee a smooth transition that covers all insurance eventualities, and before ploughing on, talk to the specialists at CLA Insurance. They can talk you through the primary considerations that will get you through all the laws and over the fences, as well as advising on what rural legal expenses cover you’ll need.
If you are thinking about retirement, but deciphering the many pension schemes you’ve accumulated has the same level of interest for you as learning ancient Greek, LIFT-Financial is here to help.
In 2006, the government’s pension simplification policy merged eight pension regimes into one – a noble idea, except that all previous regimes were protected. Since then, there have been more changes, including:
● Increases to the state pension age
● The triple lock
● Pension freedom
● Increases, reductions and then the abolition of the lifetime allowance (LTA)
● Multiple changes to annual allowances.
It is no wonder that most potential retirees are confused. There are different pension types, which makes DIY pension planning challenging.
Defined benefit pensions
These gold-plated pensions come with an array of complications, including early retirement penalties, late retirement enhancements, exchanging income for tax-free cash, and spouses’ and dependents’ pensions. Advice is rarely available from the provider, but you cannot mistakenly transfer without advice if the transfer value is above £30,000.
ROSS GLANFIELD PARTNER AT LIFT-FINANCIAL
Thepitfallsof pensionDIY
Ross
Glanfield highlights the many complexities when it comes to pension planning and the benefits of taking expert advice
Company pensions (pre-2006)
These schemes sometimes have protected retirement ages and enhanced tax-free lump sums. The downside is that retirement options can be restricted to an annuity or a lump sum payment, and enhancements will be lost on transfer. The schemes can also contain guarantees from the contracting out of state earnings-related pension schemes, known as a guaranteed minimum pension. This is effectively a final salary pension, and the benefits will be lost on transfer.
Group personal pensions (GPP)/auto-enrolment schemes
These schemes often have discounted charges, so can appear good value. However, many GPPs only permit accumulation, so it may be necessary to transfer to a different contract to facilitate drawdown, resulting in the loss of discounts.
Personal pensions
Some pensions still have historic charging structures, including funded initial commissions, which look like transfer penalties and huge bid:offer spreads for new contributions. Having assessed the suitability of each contract, there is the important decision of whether to buy an annuity
or elect for drawdown. The latter is likely to involve merging the schemes into an existing account or a new selfinvested personal pension.
For those with other assets, pensions can remain intact as estate planning vehicles. Pensions usually sit outside an estate on death and can be drawn down by beneficiaries in a taxefficient way. The correct elections in the expression of wishes for each contract will ensure the funds pass on as intended.
Finally, the most recent change was the abolition of the LTA and the introduction of the lump sum death benefit allowance. If you have taken a tax-free lump sum out of your pensions before the LTA change, and take another one now, you may affect the tax-free lump sum that your beneficiaries will receive on death.
If you are still staring blankly at a pile of undecipherable pensions, call LIFT-Financial - we are experts in deciphering pensions.
Carter Jonas
Carter Jonas has a track record of providing property advice to landowners, developers, infrastructure providers and corporate organisations.
Natural capital and the associated marketplaces around give Carter Jonas the opportunity to manage land, nature-based projects and habitat banks. The business’s professional expertise allows it to carry out appraisals of natural capital, while its history as an agent means it is well placed to broker nature-based solutions, including Biodiversity Net Gain (BNG) and environmental, social and governance (ESG) projects, and site search. Carter Jonas’s wider reach also provides access to green finance.
Current projects specifically include those relating to BNG, ESG and carbon and nutrient neutrality. carterjonas.co.uk
Biofarm
Biofarm is a provider of o ff -site Biodiversity Net Gain (BNG) Habitat Units. Let Biofarm help you diversify your income with its complete end-toend service.
● Diversify your income by generating income from marginal land
● Enjoy high returns and bene fi t from an attractive pro fi t share model
● Flexible approaches – align your BNG strategy with your vision for theland.
Biofarm’s in-house ecologists and planning experts will conduct an independent review of your needs andcraft a bespoke solution, ensuring a smooth process that eliminates operational and logistical challenges. biofarm.co.uk info@biofarm.co.uk
Capital rewards
These service providers will help you make the most of your land’s abundant natural capital potential
Natural Capital Solutions (NCS)
NCS advises on how managing natural capital assets and biodiversity to unlock income streams. Its team navigates tools and metrics to find the best ways to assess natural capital and biodiversity baselines, identifying opportunities to increase carbon and other benefits, and achieve Biodiversity Net Gain. NCS can pinpoint nature markets to access revenue streams and potential investment. Reports can be produced as a standalone product with interactive maps, or with the maps integrated into your existing digital mapping platform. naturalcapitalsolutions.co.uk 07981 278 686 / 07790 105 375 enquiries@naturalcapital solutions.co.uk
Zulu Ecosystems
Zulu is an end-to-end partner for landowners looking to understand and develop natural capital projects on their land. With a science-led, tech-enabled approach, Zulu can support landowners as a full lifecycle partner – from landholding opportunity analysis and project scoping to grant and planning applications, surveys, contractor vetting
and management, as well as project implementation and the measurement, reporting and veri fi cation of carbon units – including their eventual retiring or sale. Each project aims to regenerate its ecosystem by enhancing biodiversity, regulating water and sequestering carbon.
Get in touch today for a no-obligation consultation. zuluecosystems.com hello@zuluecosystems.com
Habitat Bank
Habitat creation is a way for landowners and farmers to secure additional income from natural capital while enhancing the environment. With the opportunity to earn more than £27,000/ha over 30 years with no capital costs, Environment Bank’s fully funded Habitat Bank model is attractive for landowners looking to lease upwards of 20ha of their least productive land. To learn about the landowners and farmers already partnered with Environment Bank, and find out how their model works, visit the website or give the team a call. environmentbank.com 01904 202 990 info@environmentbank.com
Cymru / Wales news
Renewable energy and the grid
Wales has committed to be a globally responsible citizen by hosting enough renewable energy to meet its own electricity needs by 2035. As Wales pushes forward, major projects such as those proposed by Bute Energy in the Towy Valley are becoming more prominent, and CLA Cymru is engaged in crucial discussions as part of the Government Energy Committee.
Conversations focus on the impact on the rural landscape, economy and communities, andthe choice of sustainable energy solutions. These developments, including wind farms and the transmission and distribution infrastructure to support them, present opportunities and challenges.
One of our priorities is giving members accurate, timely advice. We are gathering information and data on the proposed routes and associated transmission and distribution infrastructure, as well as how much of the grid they will use. This will allow us to offer clear guidance on the potential impacts as projects progress.
Towy Valley
Bute Energy, the company behind the Towy Valley grid project, has been granted statutory powers
and is beginning to serve notice to affected landowners. These notices, issued after 5 August, require access for surveys and land assessments for the grid infrastructure project. The grid development, operated by Green Gen, which has an Independent Distribution Network Operator licence, and is planned to be rolled out in two stages:
● Stage one: Licences to conductecological surveys on affected land
● Stage two: Access to construct the grid infrastructure.
This project has significant implications for landowners, andwith statutory powers now inforce, it is crucial for landowners to prepare and take appropriate action.
Steps for members
Landowners in affected areas should act quickly to protect theirinterests. We recommend the following:
● Contact CLA Cymru
● Appoint an experienced land agent
● Claim recompense for costs
● Flag Sites of Special Scientific Interest or antiquities
● Track business costs.
We are aware that the project is causing a great deal of concern among affected landowners, which has been exacerbated by the reticence of the lead company to negotiate alternative routes.
Victoria Bond has voiced concerns with the Government Energy Committee and has met affected members. The team is facilitating meeting with Welsh Government and providing ongoing support to members.
Sustainable Farming Scheme
The development of the Welsh Government’s Sustainable Farming Scheme (SFS) will have a lasting impact on the agricultural landscape in Wales. CLA Cymru remains fully engaged in the process, working to ensure that the revised scheme is economically viable for our members and aligned with key goals around sustainable food production and environmental stewardship.
Throughout the summer, CLA Cymru Director Victoria Bond, and Senior Policy Adviser Fraser McAuley regularly met with government o cials and ministers to discuss how the scheme meets the needs of the farming community and balances sustainability targets with the economic realities of farming. While many details of the scheme are still being finalised, our commitment to protecting the interests of rural landowners and businesses remains steadfast.
In addition to our discussions with the government, CLA Cymru has been working closely with farming unions and other key stakeholders. Together, we are advocating for a scheme that is exible and tailored to the diverse needs of our members.
By maintaining these relationships, CLA Cymru ensures that our members’ voices are heard at every stage of the process.
As the scheme’s details continue to evolve, our priority is to ensure it supports environmental sustainability and the economic viability of Welsh farms. As we approach the end of the year, we expect the Welsh Government to reveal more about the revised scheme. Until then, we are carefully monitoring developments to ensure we are prepared to respond swiftly and effectively once further details are known.
As the SFS progresses, CLA Cymru will continue to provide updates and guidance. We remain dedicated to advocating for policies that support a thriving agricultural sector while meeting the environmental needs of Wales.
Pembrokeshire Show Events
In their first week in office, First Minister Eluned Morgan and Deputy First Minister Huw IrrancaDavies (also the Secretary for Rural Affairs and Climate Change) met with the CLA Cymru team at the Pembrokeshire Show.
Hosted on the CLA Cymru stand, CLA Cymru Director Victoria Bond emphasised the importance of working together to strengthen the rural economy. Also present were Lloyd James, CEO of Owen and Owen (President of Dyfed branch), Bernard Llewelyn, owner of Carreg Cennen Castle (Chair of Dyfed branch) and Walter Simon (Dyfed branch member).
Discussions centred on how the Welsh Government and CLA Cymru could collaborate to achieve shared goals in the agricultural and rural sectors. Discussion topics included current rural challenges, the economy, planning, and opportunities for growth within Wales’s green industries. The meeting demonstrated the new administration’s willingness to engage directly with CLA Cymru and its members.
Huw Irranca-Davies also met with CLA Cymru more times during the week to explore specific strategies for supporting Welsh farmers and rural businesses. These meetings covered ongoing policy developments, including energy infrastructure projects and the Sustainable Farming Scheme.
Victoria says: “It is encouraging to see the first minister and deputy first minister taking a proactive stance on rural issues and their relationship with CLA Cymru so early in their administration. We look forward to continuing this productive dialogue as we work towards our shared vision for a thriving rural economy in Wales.”
The meetings were a positive start to relations between CLA Cymru and the Welsh Government, with both sides committed to aligning on critical issues affecting rural Wales.
Our AGMs will be taking place this month across the country, and we look forward to seeing many of our members at these worthwhile events.
● 3 October – Dyfed branch, Carreg Cennen Castle
● 9 October –South East Wales branch, Penpont House
● 23 October – North Wales branch, Bodnant Welsh Food Centre
Book your place online at cla.org.uk/events or call 01547 317085.If you would like to sponsor or host future events, please contact our events manager sarah.davies@cla.org.uk.
Left to right: Lloyd James, Bernard Llewellyn, Eluned Morgan, Huw Irranca-Davies, Victoria Bond
South East news
Berkshire, Buckinghamshire, Hampshire, Isle of Wight, Kent, Oxfordshire, Surrey, Sussex
Final 2024 AGM
Forestry minister to speak at national conference
Time is running out to book tickets for our annual Forestry Conference, where the new Forestry Minister Mary Creagh will give the keynote speech.
Our 2024 AGM season concludes this month with the joint Buckinghamshire and Berkshire event at the Culden Faw Estate on 15 October. The visit runs from 9.30am to 2.30pm and is supported by Freeths, Carter Jonas, Martin and Company and the Forestry Commission. Join us for lunch and a tour, and hear from CLA President Victoria Vyvyan.
Tickets cost £42 excluding VAT and can be booked online at cla.org.uk/events or by calling 01264 358195.
Latest MP meetings
The CLA South East team has been busy meeting with new MPs from across the political spectrum over recent weeks, raising farming and rural issues ahead of the budget this month. They include Alison Bennett, Lib Dem MP for Mid Sussex, who was kindly hosted by Annie Brown. Alison met CLA members and was given a tour by Annie, discussing everything from housing policy to farmers’ relationships with the big supermarkets. We thank everyone for their time. We are always looking for CLA members to hosta farm visit with their MP. Please email mike. sims@cla.org. uk to volunteer –visitsare informal and can really make a difference.
Organised by the CLA, Forestry Commission and Grown in Britain, the 2024 focus is ‘People, Products and Possibilities’, and will feature a packed programme of sessions and talks on Wednesday 9 October at Newbury Racecourse in Berkshire. Running from 8.30am to 4pm, the event provides a platform to hear from experts and case studies, share experiences, network and collaborate. The line-up includes:
● Forestry Minister Mary Creagh
● Guy Nevill, Birling Estate
● Dan Geerah, Director of Growth, Land App
● John Deakin, Head of Trees and Woodlands at the National Trust
● Neil Macdonald, woodland ambassador, apple farmer and woodland owner
● Rob Penn, journalist, broadcaster and trustee of Woodland Heritage
● Richard Stanford and Anna Brown, Forestry Commission CEO and Director.
Tickets include a full day’s programme, lunch, and tea and coffee. They are priced at £110 + VAT for CLA members and Grown in Britain certificate holders, £135 + VAT for nonmembers.
The headline partner is Pryor & Rickett Silviculture, with supporting partners Nicholsons and Michelmores.
Alison Bennett, the new Lib Dem MP for Mid Sussex (centre), on farm with the CLA and members
CLA SOUTH EAST
Fosse House, East Anton Court, Icknield Way, Andover, Hants SP10 5RG
Bucks show review
A CLA planning talk attracted a full tent and two new Labour MPs at the Bucks County Show.
The Briggs and Stone marquee hosted CLA Planning Adviser Shannon Fuller for a talk and Q&A followed by a drinks reception.
Emma Reynolds, Labour MP for Wycombe, and Laura Kyrke-Smith, Labour MP for Aylesbury, were among the CLA’s guests. We raised a number of issues with them, from the farming budget to the planning system, and have arranged for both to visit farms in their constituencies.
Emma Reynolds, Labour MP for Wycombe (second from left), and Laura Kyrke-Smith, Labour MP for Aylesbury (second from right), were among the CLA’s guests
Agricultural transition roadshow returns
The CLA is running a series of agricultural transition roadshow events across the south east next month, offering members invaluable advice and information. We will be at:
● Briar House Barns, Rotherfield, East Sussex, from 1–4pm on Tuesday 12 November
● Thame Barns, Thame, Oxfordshire, from 9.30am–12.30pm on Wednesday 13 November
● Chilbolton Village Hall, Chilbolton, Hampshire, from 2.30–5pm on Wednesday 13 November. The events cost £10 excluding VAT.
REGIONAL DIRECTOR
TIM BAMFORD
01264 358195 tim.bamford@cla.org.uk @CLASouthEast
News in brief
Have you changed postal address, phone number or email address recently? We would be grateful if you could let us know, so we can update your records to ensure you are receiving this magazine and our emails.
If you have an item you would like to see included on these pages, call Mike Sims on 01264 358 195 or email mike.sims@cla.org.uk
The South East team regularly tweets news, pictures and information about events, campaigns and topical issues. If you don’t already, please follow us by searching for @CLASouthEast on X.
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South West news
Cornwall, Devon, Dorset, Gloucestershire, Somerset and Wiltshire
Combatting hare coursing
Several incidents of hare coursing, which blights the lives of farmers and landowners, were reported across the south west over the summer.
Hare coursing has been illegal in England since 2004 under the Hunting Act. Last year, the government introduced legislation under the Police Crime Sentencing and Courts Act 2022 that includes two new criminal offences: making it illegal to trespass with the intention of using a dog to search for or pursue a hare, and being equipped to trespass with the intention of using a dog to search for or pursue a hare. Anyone convicted could face an unlimited fine and up to six months in prison.
Our team of advisers attend regular rural crime meetings with police forces across the region to stay up to date with situation. We are told that rural crimes must be reported to help build intelligence. If you know of any, please let our advisory team know so they can be highlighted.
Landowners and members of the public should report any incidents by calling 101 (or 999 if the crime is in progress). If possible and safe to do so, give the following information:
● The exact location (a map reference or local landmark can be useful). Use a what3words reference if you have it.
● Who is involved (number of people, clothing worn, tools being carried, or any dogs).
● The make, colour and registration number of any vehicle you suspect is involved.
If it is safe to do so, take photos –they may be used as evidence – and remember to ask the police for an incident reference number.
Nurture in Nature receives charitable trust funding
A Devon charity is the latest recipient in the south west to receive funding from the CLA Charitable Trust. Nurture in Nature, based in Bideford, has been awarded £5,000, which will be used to create an outdoor classroom and equipment to provide activities to support children with complex needs and their families. It will also be used to expand the organisation’s community allotment with food grown used for cookery classes to explain how food is produced and the importance of nutritious meals.
New CLA South West phone number
The phone number for the CLA South West o ce has changed. The new number is 01249 599059 and can be used to contact all members of the team, from advice to event bookings.
All other contact information, including mobile numbers, email addresses and postal address, remain the same.
CLA South West at new food and farming conference
A new conference in the south west, aiming to help farmers manage climate extremes, has been launched.
LandAlive will explore how regenerative or nature-friendly methods can improve farm profits while boosting local economies, opening up new markets and stimulating innovation and investment across the south west. The conference will take place at the Bath and West Showground from 22–23 November. It will feature a two-day programme of talks by top experts in regenerative farming and sustainable food, including: Martin Lines (Nature Friendly Farming Network), Helen Coates (Defra), Phillip Lymbery (Compassion in World Farming), Caroline Grindrod (Roots to Regeneration), Tim Martin (FarmWilder, Devon), Tim Coates (founder of Oxbury Bank) and Sue Pritchard (Food, Farming and Countryside Commission).
CLA Senior Land Use Policy Adviser Cameron Hughes will also be speaking.
Cost: £45pp inc. VAT for members, £20 inc. VAT for an additional member, £75pp inc. VAT for non-members.
Hosted at Chedington Equestrian, a world-class facility that is home to medal-winning Olympians, this event is aimed at those who run an equine business, plan to purchase or rent an equestrian property, or have horses at home. Topics will include planning and legal issues, rural crime challenges, tax planning and business structures, and insurance. After a sandwich lunch, we will be taken on a tour of the estate’s equestrian facilities. Tack marking will be available through Dorset Rural Crime Team. Event supported by Albert Goodman and The Rural Planning Practice.
Agricultural tenancies and their alternatives
Thursday 7 November | 9.30am-12.45pm
Ashcombe Village Hall, Devon, EX7 0QD
Cost: £35pp inc. VAT.
This technical seminar will cover the different arrangements allowing others to farm on your land, including agricultural tenancies, contract farming agreements, licences and shared farming. We will look at how they compare in terms of tax and will summarise the overarching policy situation, including the ongoing response to the 2022 Rock Review. This event will be excellent for members who let land or who are considering a step back from in-hand farming, as well as those looking to update their knowledge and receive the latest information about policy and other developments.
Making the big house pay
Thursday 28 November | 9.45am-4pm
North Cadbury Court, BA22 7DR
Cost: £45PP inc. VAT for members, £20pp inc. VAT for additional members, £75pp inc. VAT for non-members.
Aimed at those who have a substantial house and surrounding buildings, gardens or parkland, this seminar will help you successfully navigate the challenges and opportunities of managing new ventures. It will also examine the essential aspects of running events, understanding tax implications, competing in the leisure market, marketing, funding options, managing contractors, legal essentials and opportunities for the next generation.
REGIONAL DIRECTOR
ANN MAIDMENT
01249 599059
ann.maidment@cla.org.uk @CLASouthwest
CLA Agricultural Transition Roadshow 2024
Tuesday 3 December: Royal Agricultural University, Cirencester (10am-12pm) and Junction 24, Bridgwater (2.30-4.30pm).
Wednesday 4 December: Scorrier House, Redruth (10am-12pm) and Two Bridges Hotel, Yelverton (2.30-4.30pm).
Building on the success of the previous CLA Agricultural Transition Roadshows, a third series of events returns to the south west at the end of the year.
More information on all of these events is available at cla. org.uk/events. If you have any ideas for events you would like to see on the south west calendar or you are a business who would be interested in events sponsorship, email Ellie at eleanor. gemmill@cla.org.uk
Midlands news
Cheshire, Derbyshire, Herefordshire, Leicestershire, Rutland Shropshire, Sta ordshire, Warwickshire, Worcestershire
A look back at the
2024 show season
It’s been a busy summer for the Midlands team, attending some of the region’s premier county shows and highlighting the best the CLA has to offer.
The summer kicked off with the CLA Big Breakfast at the Royal Three Counties Show. It is a popular event among members, and this year was no exception, with nearly 200 guests. Everyone enjoyed a delicious locally produced breakfast while hearing the latest policy updates from CLA President Victoria
Vyvyan. This event was sponsored by mfg Solicitors and The Rural Planning Co.
The team then held a drinks reception on the first day of the Royal Cheshire Show, with thanks to the hosts and sponsors Fisher German and DTM Legal. Members enjoyed time networking, meeting friends and discussing queries with Rural Surveyor John Greenshields.
Next up was Groundswell, the regenerative agriculture festival. This event is growing in popularity year on year and is becoming a staple for CLA members, who enjoyed breakfast and met policy advisers from the CLA’s London office.
Most recently, along with an estimated 20,000 other attendees and glorious sunshine, the team shared a stand with Aaron & Partners at Burwarton Show.
Damage caused by water companies: what you need to know
While water companies periodically receive bad press for watercourse contamination, their treatment of landowners and tenants is frequently overlooked.
In the Midlands, Severn Trent and United Utilities have their own code of practice that they adhere to.
It is acceptable to refuse access to carry out unreasonable works or those without notice (that should specify the works). Minimum notice periods are:
● For laying a new pipe, a threemonth minimum period is needed (Section 159 Water Industry Act 1991)
● For altering an existing pipe, a 42day minimum period is required (s159)
● For emergency repairs, it is “a reasonable notice”
● For only site entry it’s seven days, for surveys it’s 14 days (s169).
Compensation for these works must cover all damages caused (schedule 12). We recommend you keep records, make diary entries and take pictures as evidence for any claims.
If you have any questions, please contact the CLA and instruct your own professional representation; the water company should cover the cost.
Members were joined by Stuart Anderson, Conservative MP for South Shropshire, for a hearty breakfast; Stuart took the time to meet constituents and discuss his dedication for his rural constituency.
Our final show of the season was The Glamping Show in September.
2025 dates for your diary
● The CLA Big Breakfast at the Royal Three Counties Show | 13 June
● The Royal Cheshire Show | 17-18 June
● Groundswell | 2-3 July
● Burwarton Show | 7 August
CLA MIDLANDS
Knightley, Woodseaves, Staffordshire ST20 0JW
Join the Leicestershire and Rutland branch committee
We have spaces for new members to join our friendly and engaged Leicestershire and Rutland committee, and urge members to come along and observe our meeting on 23 October to find out more. Committees are a great way to get more involved in your organisation; they play a crucial role in steering and feeding into CLA lobbying, but also ensure your local concerns are addressed at the highest level. Please do get in touch with CLA Midlands Regional Director Sophie Dwerryhouse if you would like further information.
Dates for your diary
● LIFT-Financial drop in day | Wednesday 2 October | 10am–2.45pm | CLA Midlands office, Knightley, Woodseaves, ST20 0JW
● 2024 Forestry Conference: Products, people and possibilities Wednesday 9 October 8.30am–4pm Newbury Racecourse, The Racecourse, RG14 7PN
● Leicester Races harvest festival day | Tuesday 15 October | 2–5.30pm Leicester Racecourse Co., Leicester Road, Oadby, Leicester, LE2 4AL
● Get up to speed with the latest planning news | Thursday 17 October | 9.30am2.30pm | Shifnal Village Hall, Aston St, TF11 8DW
● Tourism workshop: Planning and predictions for growth
in Shropshire and the West Midlands
Tuesday 22 October 10am–2pm | Fox & Hare, 2 Castle Cottages, SY4 1AL
● CLA Rural Business Conference: Growing Profitable Partnerships
Thursday 21 November 9am–5.30pm QEII Centre, Broad Sanctuary, SW1P 3EE
● Floristry and swag making workshop, hosted by the CLA Women’s Network
Thursday 28 November 10am–2pm | Severn Valley Flowers, Oakfield, WV15 6HF
For more information, to book onto any upcoming events or for sponsorship opportunities, please visit cla.org.uk/events or contact Natalie Ryles at natalie.ryles@cla.org.uk or call 01785 337010
REGIONAL DIRECTOR
SOPHIE DWERRYHOUSE
01785 337010
sophie.dwerryhouse@cla.org.uk @CLAMidlands
Agricultural Transition Roadshow returns
With further progression of the agricultural transition in England, the CLA will once again be hosting its popular Agricultural Transition Roadshow, with Midlands events booked for November. With updates available from our experts in London, there will be the opportunity to ask questions and learn more about the available schemes.
Events will be held in the following locations:
● Warwickshire – 6 November | 10:30am–1.15pm | Wolston Community Centre, Old School Fields, Coventry CV8 3PD
● Shropshire – 19 November | 9.30am–12.30pm | Craven Arms Community Centre, Newington Way, SY7 9PS
● North Staffordshire/ South Cheshire – 19 November | 3–6pm Venue TBC
Recent Defra research shows that the North has the lowest engagement with agricultural schemes across the country –meaning you are potentially missing out on funding options for your farm business.
The CLA is hosting a third series of its Agricultural Transition Roadshow. During these sessions, members will hear directly from Defra officials, as well as CLA policy experts who will also provide practical advice. The events taking place in the North are:
Farming in Protected Landscape
The CLA North team has always encouraged members to apply for the Farming in Protected Landscape (FiPL) programme, which is financially supported by government.
The programme has been a great success across the country – especially in the North York Moors National Park thanks to the innovative ideas, detailed planning and hard work of our farmers and land managers. This could not have been done without the input of all our members of the panel, on which CLA Rural Adviser Jane Harrison sits, and the support of the FiPL project o cers.
Since its introduction in August 2021, farmers and landowners have planted 19,130 metres of hedgerows, created 30 new ponds and 68ha of wildlife-rich habitat, and made 2,180 metres of footpaths and bridleways more accessible. Projects have been established that have improved soil health, created a more diverse farming landscape and improved mental wellbeing by providing open green spaces.
Members interested in the CLA North team’s involvement can contact Jane Harrison by calling the o ce.
Tickets cost £12.50 inc. VAT. For further information, and to book, please visit cla.org.uk/events or call the office on 01748 907070
Lancashire Local Access Forum seeking members
The Lancashire Local Access Forum is seeking landowner and farmer representation on its forum, which offers an opportunity to inform and shape policies that will affect landowners.
The forum aims to provide advice to the authorities and Defra on how to make the countryside more accessible and enjoyable for open-air recreation, to address social, economic and environmental concerns.
For further information, please contact CLA North Rural Adviser Jane Harrison on 01748 907070
Member visit – Beaver Trail at Cropton Forest
In September, CLA North Director Harriet Ranson joined 14 members on an exclusive visit to see the impact of a pair of beavers released in Cropton Forest.
The beavers are kept within an enclosure to assess their impact on reducing ooding downstream and the river’s biodiversity. Cath Bashforth, Ecologist with Forestry England, talked about the beavers’ adaptation to existing ood defences, and creating their own.
Since the introduction of the beavers five years ago, 16 kits have been born, four of which have been re-homed outside the enclosure. The beavers have also constructed the longest dam in the UK, measuring 70m in length and 2.3m in height. Bat activity in the area has also increased four-fold over this period.
Questions focused on the challenges of ooding caused by beavers, the legalities of who is responsible for that, and if England is learning from Scotland’s experiences of beaver management.
The visit concluded with a hearty lunch at the New Inn.
CLA NORTH
Aske Stables, Aske, Richmond, North Yorkshire DL10 5HG
Dates for the diary
Northern Farming Conference 2024
Leading thinkers and farmers are encouraged to attend the Northern Farming Conference 2024 at Hexham Auction Mart on Wednesday 6 November, where they can explore the key elements of farming success in an ever-changing operating context.
What are the practical ways that farmers and land managers can use change to their advantage? How do we focus on what we can control, accept what we can’t and look ahead with our planning to avoid the riptides?
This year’s speakers include:
● Janet Hughes, Defra’s Director for the Future Farming and Countryside Programme
● The Lord Inglewood MRICS
● Rachael Brown, Chief Reporter at the Farmers Guardian
● Helen Browning OBE, CEO at the Soil Association
● Dr Awal Fuseini, Visiting Research Fellow, University of Huddersfield
● Stuart Johnson, Soil Farmer of the Year 2023, West Wharmley Farm
● Tania Coxon, Founder of the Country Girls UK, arable farmer
● Rich Oglesby, new entrant beef, sheep and red deer farmer
The event, now in its 15th year, is renowned for its mix of formal and informal debate and is the ‘go-to’ conference for the sector in the North.
The conference is a joint venture between the Agricultural and Horticultural Development Board, Armstrong Watson, the CLA, HSBC, Hexham and Northern Marts, the Soil Association, Womble Bond Dickinson and Youngs RPS.
For more information and to book, visit northern farmingconference.org.uk or call 01748 90 7070. For the latest conference news and updates, follow @NorthFarmConf on X.
REGIONAL DIRECTOR
HARRIET RANSON
01748 907070 north@cla.org.uk @CLANorth
Exclusive behind-the-scenes tour at Tennants Auctioneers
Cost: £40 inc. VAT (ticket includes a twocourse lunch)
Members are invited to join a behindthe-scenes visit to one of Europe’s largest privately-owned fine art and antiques auctioneers in Leyburn. More than 80 fast-moving live auctions are held every year, making Tennants Auctioneers one of the UK’s busiest salerooms. Tennants’ on-site events venue, The Garden Rooms, also hosts a lively programme of lectures, events, exhibitions, weddings and celebrations.
This is a unique opportunity to discover more about this dynamic and fascinating business, meet Tennants’ specialist valuation team and discover the secrets of the salerooms.
For more information and to book, visit cla.org.uk/events or call the CLA North office on 01748 907070.
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Tday with the Cambridgeshire Police rural crime action team (RCAT) to maintain strong working relationships with rural officers and to better understand the challenges they face on a day-to-day basis.
Sergeant Tom Nuttall, who heads up the RCAT, highlighted the importance of everyone reporting crimes when they occur, no matter how big or small.
he CLA’s ongoing relationship with police forces across England and Wales is crucial in ensuring members’ concerns are heard and criminal activity in the countryside is acted upon promptly.
CLA East Regional Adviser Andrew Marriott spent the
During the day, Andrew raised some of the issues CLA members face on a regular basis with the team – from hare coursing, which is likely to see incidents increase again post-harvest, through to GPS thefts, livestock worrying, fly-tipping, rural burglaries and more.
Wilder Connections
The National Lottery Heritage Fund has announced a £1.9m investment into Wilder Connections, an ambitious communityfocused nature recovery initiative based in Lincolnshire.
Taking place on the 770ha Doddington estate – Lincolnshire’s largest inland nature recovery scheme – Wilder Connections will offer wellbeing, educational and skills-based opportunities to local communities.
The programme aims to demonstrate how participants can play a rewarding and positive role in protecting and restoring nature, bringing both mental and physical health benefits as well as support for the local economy.
The investment from the Heritage Fund will provide four years of funding, and the project will also be supported by an additional £250,000 from Anglian Water.
This helps officers to understand trends and where criminality is most common, and also enables them to target resources in those areas. Also, importantly, it allows them to demonstrate why investment in both officers and equipment is necessary when it comes to setting future budgets.
Work experience request
HighGround, a charity that specialises in working with military service leavers and veterans to signpost them into careers within land-based industries, is seeking a work experience opportunity in the King’s Lynn area for a man who is due to leave the Army next year. If you think you can help, or for further information, contact Heather Crawford at operations manager@ highground-uk.org
CLA EAST
The Old Estate O ce, Hall Farm, Newmarket, Suffolk CB8 0TX
This CLA event will explore the opportunities and challenges in setting up and making a success of a new rural business venture.
Wickham Hall is a thriving luxury business park and includes a range of converted Grade II and curtilage listed buildings, as well as other converted agricultural buildings.
Tenants include a popular restaurant/café, a yoga and pilates studio, a luxury jewellers, a beauty salon, a orist, a gym and personal training studio, a coworking space and a high-end furniture retailer.
Owner David Harvey will share the story of his major farm diversification, and you will hear from a range of expert speakers, who will give insights into the planning, financial, legal and tax considerations when planning a diversification project.
This event is supported by Virgin Money, Sworders and Tees Law.
Visit to Dyson Farming Carrington Glasshouse and AD Plant
See how Dyson Farming is growing quality strawberries at scale, in a sustainable
way and out of season, during this unique visit to its 26-acre glasshouse in Carrington, Lincolnshire.
The glasshouse is 760 metres long, with 1,456 rows of strawberries and 1,225,000 strawberry plants. The site produces 1,250 tonnes of strawberries each year for British consumers.
You will see both the glasshouse where the strawberries are grown and the anaerobic digestor that produces gas to drive turbines, generating enough electricity to power the equivalent of 10,000 homes.
CLA Agricultural Transition Roadshow
Following the election, the CLA is running a series of events as part of its Agricultural Transition Roadshow. During these two-hour sessions you will hear directly from:
● CLA experts, who will provide an overview of the key funding opportunities available.
● Farming consultants, who will provide farm case studies and offer free support and advice.
● Representatives from Defra.
In the second hour of each event, there will be opportunities for attendees to raise specific questions with CLA experts, Defra and others.
In the CLA East region, events will take place on the following dates:
26 November
9.30am–12pm | Newark Showground, Lincoln Road, Winthorpe, Newark NG24
2NY
27 November
9.30am–12pm | Elveden Village Hall, Elveden, Thetford, IP24
3TJ
28 November
9.30am–12pm | Lamport Hall, Northampton, NN6 9HD
28 November
3–5.30pm | Manuden Village Community Centre, David Collins Drive, Manuden, Bishops Stortford CM23 1EH Events priced at £12.50pp, including refreshments.
REGIONAL DIRECTOR
CATH CROWTHER 01638 590429
cath.crowther@cla.org.uk @CLAEast
Behind the scenes stadium tour of Northampton Saints
Thursday 14 November
5–8pm | cinch Stadium at Franklin’s Gardens, Weedon Rd, Northampton | £24 members | £36 non-members CLA members and guests are invited to go behind the scenes of this Premiership rugby team. Enjoy drinks and canapés and hear about the Northampton Saints Foundation, which uses rugby to inspire, support and educate thousands of people every year. Sponsored by Indigro, independent agronomist crop consultants.
Key contacts at the CLA
CLA regional team
Your regional CLA office is your primary point of contact, and can help answer questions on:
● Your CLA membership, benefits and updating your information.
● Advice and guidance for all aspects of running your rural business.
● Event bookings.
● Branch committees.
● Latest news and updates affecting you.
Please use the contact details on this page to get in touch with your relevant team.
National advisory team
Our national team of surveyors, advisers and lawyers can help assist with queries on all aspects of landownership, including novel or complex matters. For any queries on tax matters, please contact the national tax team. To get in touch, call 0207 235 0511 or email advice@cla.org.uk
CLA CYMRU DIRECTOR VICTORIA BOND wales@cla.org.uk 01547 317085 @CLAWales
CLA SOUTH WEST REGIONAL DIRECTOR ANN MAIDMENT southwest@cla.org.uk 01249 599059 @CLASouthWest
CLA NORTH REGIONAL DIRECTOR HARRIET RANSON 01748 907070 north@cla.org.uk @CLANorth
CLA MIDLANDS REGIONAL DIRECTOR SOPHIE DWERRYHOUSE midlands@cla.org.uk 01785 337010 @CLAMidlands
CLA SOUTH EAST REGIONAL DIRECTOR TIM BAMFORD southeast@cla.org.uk 01264 358195 @CLASouthEast
CLA EAST REGIONAL DIRECTOR CATH CROWTHER east@cla.org.uk 01638 590429 @CLAEast
Buying & selling land
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Having spent much of my life living in small villages, I am fully aware of the importance of a close community and village life, which has changed significantly over the centuries.
While villages have existed for thousands of years, the terms ‘village’ and ‘hamlet’ are believed to have come into common use after the Norman Conquest. The Old French word village means a group of houses and other buildings, while a hamlet has no church or public buildings. The subsequent creation of more villages was driven by the need for defence, intensive farming, marketing and communications.
Recent government classification lists more than 6,000 villages in Britain, each with a population of less than 7,500. Before widespread urbanisation, there were many more. When the Domesday Book was completed in 1086, 90% of the population lived in the countryside. Now, 80% live in urban areas.
Facebook groups have been particularly successful, not only in promoting village events but also enabling the rapid reporting of everything from lost property and pets to burglaries, as well as the sharing of recommendations.
Covid-19 brought a re-evaluation of village and country life as thousands wanted to reconnect with the natural environment and escape cities. Fortunately, many had the opportunity to work from home and could work almost anywhere; however, the widespread purchase of second homes drove rural property prices up, putting them out of reach of many local first-time buyers.
That said, there has been a welcome re-energising of many communities, with younger incomers driving the revival and even establishment of local groups. Local
The ‘chocolate-box’ image of English village life generally features stalwarts such as the postmaster, village bobby, pub landlord and shopkeeper, but we have lost many as businesses and services have been forced to cut back and close. Fortunately, a lot of communities have rallied and now run their local pub or shop – but the process has seen the loss of many great characters, many of whom I have had the great pleasure to know.
The long-serving country police officer had ample opportunity to get to know villagers well, generally enabling them to apply the law fairly and efficiently. Sussex village bobby Frank Perchard, born in 1927, told me: “I knew some policemen who’d been in their country stations for 20 years, but top brass came to think five years was enough, saying that if they became too friendly with the locals it would lead to corruption. But in nearly all cases it didn’t. In the country, on your own, you were the chief constable, but if you were fair to people, a great deal of loyalty would return.”
Village postmasters and postmistresses are also caring members of close-knit communities. One such was Elizabeth Williams, born in 1923, at Hinstock, near Market Drayton. She was a great friend to the illiterate gypsies who occasionally called, not only reading their letters to them, but also writing their replies.
More than buildings
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OUT NOW
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