Howkins & Harrison - The View - Rural Edition 2023

The View

Welcome

Welcome to our latest publication of The View. We hope that you find the articles within its pages interesting and thought provoking, alongside some entertaining anecdotes.

2022 was a whirlwind of a year, but one that started with the end of Covid restrictions and the return to the office for all of our teams. Although we now embrace a hybrid working week and find this to be effective, it is heart-warming to see our offices as hives of activity once more and the days of lockdowns, a distant memory.

This past year has seen significant change across our landscape with the property market busier than any of us have previously known it. We have seen war in western Europe causing not only great pain across the world, but closer to home, a cost-of-living crisis, soaring energy prices and political unrest. We have lost our great Queen, a true leader who dedicated her entire lifetime to the service of our nation and have welcomed our first British Asian & Hindu Prime Minister to office. We hope for a less tempestuous 2023.

In October 2022, the International Monetary Fund released its annual economic outlook projecting weak growth across the world in 2023. It placed particular emphasis on three issues: high inflation and central bank tightening, Russia's invasion of Ukraine, and the continued effects of Covid - especially in China.

With a lack of certainty in the wider world, what we can offer each of you reading the pages of this publication is transparent, honest advice, the very best support for your land or property needs and knowledge of the highest level from all of our departments.

We remain steadfast in our mission to provide exceptional service and complete peace of mind as the market leading experts in land and property services.

Rob Eyton-Jones Managing Partner

Scan here to watch a video summary of the wide spectrum of land and property services that H&H offer.

Successful removal of an Ag Tie

Successful removal of the Agricultural Occupancy Condition at Ashby Grange Farm, The Ashby St Ledgers Estate.

Our team of rural surveyors and planning advisors are delighted to have campaigned for the successful removal of the Agricultural Occupancy Condition (AOC), otherwise known as an Ag Tie from the property Ashby Grange Farm. The wording of an ag tie states that ‘the occupation of the dwelling should be limited to a person solely or mainly working or last working in the locality of agriculture or in forestry or a widow or widower of such person and to any resident dependent,’ thus reducing the options for those looking to occupy the premises.

Historically an agricultural tie was put in place as a planning condition to ensure that a property could only be occupied by someone who was ‘wholly or primarily occupied in agriculture or forestry’, the aim being to ensure rural housing was affordable

for agricultural workers, or those retired from the profession –perhaps having had a home provided to them for the length of their employment. The tie will usually have been made as a condition when planning permission was given to build a home on existing agricultural land.

Anyone can own a property with an occupancy condition but only people who comply with the condition can lawfully live in it. Gaining finance on a tied property can often prove problematic and this can lead to sales of tied dwellings falling through. Properties with such a tie can therefore be difficult to sell, especially to those unsure as to what the tie entails and whether they comply with its requirements.

Properties with a tie usually sell at a discount of up to 30% when sold with smaller acreages – the smaller the amount of land, the larger the discount. Of course, this makes the removal of a tie before the property and land are brought to market, an extremely attractive proposition to maximise value.

It is possible to get the tie lifted, if you can prove that no one who has occupied the property has been working in agriculture for the past 10 years, or if you are able to prove that no one locally has a requirement for the property. If the council agrees, the property will be issued with a 'certificate of lawfulness', and the tie can be removed, which both mean those wishing to live there, not working in the required industries, are no longer in breach of the condition.

house that had been erected by the Crown Estate during their period of ownership. The balance of the estate was purchased by other parties, but our client purchased the largest area of land which included four houses.

Situated on the landowner’s holding are a total of four separate dwellings including the property at Ashby Grange Farm. Howkins & Harrison agreed a sale of the property several times, each time the sale fell through close to the point of exchange, when the solicitors did not believe that the buyers fully complied with the tie. With a total land area owned of 800 acres the number of dwellings is disproportionate to the land worked, along with the house being larger than that usually required by agricultural workers. We therefore presented a case to the local authority that the dwelling at Ashby Grange was not required as an agricultural workers’ dwelling in the landowner’s farming business, or indeed any other local farming enterprise due to its inappropriate size and affordability.

In addition, the circumstances of the estate have changed significantly since the property was erected and as the landowner’s holding already has four dwellings, plus another under construction, the farmhouse is no longer required on the holding. The continued marketing of the property has proved that there is no demand from anyone who satisfies the AOC in the locality, it was argued that the AOC had outlived its effectiveness and so should be removed to allow the landowner to sell the property.

The Ashby St Ledgers Estate was originally owned by the Wimborne family and Lord Wimborne sold the majority of the agricultural estate to the British Airways Pension Fund in the 1970’s. The Baker family purchased the estate from the British Airways Pension Fund in 1980’s and farmed the estate as a whole during this period.

In 2004 the Baker family instructed Howkins & Harrison along with another agent to jointly offer for sale the Ashby St Ledgers Estate and it was sold to the Crown Estate in 2004. The estate comprised approximately of 2,200 acres with several farms. In 2016 the Crown Estate offered for sale 1,800 acres of the Ashby St Ledgers Estate and Howkins & Harrison formed a consortium of farmers and landowners who reacquired the estate.

The property was acquired in a number of blocks of land with farmstead, including Ashby Grange Farm and Chapel Farm that was purchased by the present owner. This comprised approximately 800 acres with a number of houses, cottages and agricultural land and buildings including Ashby Grange Farm

After lengthy deliberations, the council has agreed that the ag tie no longer serves a purpose and that it can be removed. Howkins & Harrison are therefore delighted to have brought to the market Ashby Grange Farm. The property is a simply fabulous farmhouse with land and buildings close to arguably the Midlands’ most idyllic rural location.

If you would like to discuss the removal of an Ag Tie from a property, please contact our team on 01788 564680 or by email

rugrural@howkinsandharrison.co.uk

Why I run

Being involved in sport can make you feel fitter, healthier, and mentally strong. We all know that. But really, that’s just the start of it. There are benefits that stretch far further than how I feel that mean I run almost every day – taking time out to keep moving, even when I’m at my busiest.

Exercise – for me that’s a weekly rugby training session, daily run, or Saturday morning parkrun (target is to gain my 250 runs T-shirt this year…), triggers chemicals in the brain that make you feel happier and relaxed. In playing rugby, I have a chance to unwind, get some fresh air, mix with people who work in entirely different arenas to me and enjoy the odd sociable half hour at the end. Climbing into bed with a clear head having stepped away from the laptop even for a short period of time means I sleep more deeply and with less disturbance, I wake up rested in the morning and am ready to go again.

Heart Strength & Lung Function

A strong heart, improved with running, keeps fresh blood pumped around the body. This helps my system cope with extended periods sat at the desk or in meetings, helps with circulation and reduces the fatigue felt by many in the office environment – especially in the afternoon. Regular sport aids oxygen to be drawn into the body with waste gases expelled. Daily exercise gives the system a good flush. For me, I find that when I am hit by a cold, it’s less likely to linger if I have been keeping fit ahead of being infected!

Stress & Confidence

When I make the time in the day to be physically active, I can unplug my mind from daily stresses and give issues some clear thought. Sometimes I listen to music or podcasts, but often, run with silence to work through an issue or a problem I am facing. Often the solution is right there, but muddied by the constant interruption of email, calls, important questions, and the needs of the team. The physical activity of running and raising the heart rate reduces stress hormones and stimulates the release of endorphins so there is some science that backs this up! When I am able to clearly consider an issue, and give it some defined time and headspace, I am more confident in delivering the outcome –even if it isn’t what someone wants to hear.

Leadership

Although I enjoy being a team member not a leader on the rugby pitch, there are significant correlations between playing sport and strong leadership qualities. I always think it is really clear who hasn’t or has (or still does) engage in team sport in the working environment. There is much to learn about leadership, decision making, resilience, problem solving, vision and goal setting in the board room that can be transferred from the sports pitch. A podcast called The High Performance Podcast by Jake Humphrey and Professor Damian Hughes is always a good listen, providing insights and lived experiences of the planet’s high performing sports people and turning them into learnings for all.

Resilience

Although we all know being knocked down is the best way to get stronger and go again, there is more to the resilience that sport gives me than this lesson. When I really, really can not be bothered to get up off the desk and pull on my runners, when it’s dark and cold and wet and miserable by 4pm, but I do it anyway, that’s when I get the very most out of the effort. I know I can overcome the little voice on my shoulder that says I can’t, that says, ’oh, it doesn’t matter if you miss training just this week…’ Well, it does matter. It will matter and if I ever let that voice win, I regret it for much longer than the amount of time that I would have been cold and wet.

One of the team in the office mentions a speaker, Pete Cohen, she once heard, the co-author of the book ‘Shut the Duck Up!’ who’s talk was about learning to tell that little voice to shut up –by visualising it as a duck, with a name… based on a conversation with Eric Cantona as a part of his rehabilitation following the famous kicking-the-fan moment. It’s worth a read.

This is the resilience that sport gives me. That’s the reason I run. The reason I play rugby. And why staying fit in the body is vital for the mental strength that allows me to perform in my job.

Go dust off those trainers. It doesn’t matter what you do, just get up and go for it.

parkruns are free, weekly, community events all around the world.

Saturday morning events are 5k and take place in parks and open spaces.

On Sunday mornings, there are 2k junior parkruns for children aged four to 14.

parkrun is a positive, welcoming and inclusive experience where there is no time limit and no one finishes last. Everyone is welcome to come along, whether you walk, jog, run, volunteer or spectate.

EPCs - Changing legislation

Since 1st April 2018, landlords have been prohibited from granting any new leases, to include extensions and renewals, on properties with an EPC rating below an E. There have, however, been some exemptions to this within the regulations.

The next deadline of the regulations, 1st April 2023 sees landlords legally stopped from continuing to let a property with an EPC rating below E unless for a valid exception, which must be registered. There is a risk of a fine up to £150,000 along with other penalties for non-compliance.

The Minimum Energy Efficiency Standards (MEES) regulations do not have any impact on the validity of the letting or the tenant’s rights as a lease which is granted in breech of the regulations remains valid, but the landlord risks prosecution directly.

The aim of the MEES regulations is to achieve a minimum EPC rating of B on all let buildings by 2030. The deadlines for the coming years are summarised as follows:

J 1st April 2025 all privately owned non-domestic buildings must have a valid EPC unless registered as exempt

J 1st April 2027 all privately owned non-domestic buildings must meet a minimum EPC standard of C unless registered as exempt

J 1st April 2028 all landlords of privately rented non-domestic buildings must review their EPC and identify properties that require improvements and by 1st April 2030 have conducted improvements to ensure that all privately owned non-domestic buildings meet a minimum EPC standard of B unless registered as exempt.

At the start of each compliance window, a valid EPC will be required for presentation. It is expected under current guidance that this will be via an online PRS Compliance and Exemptions Database, allowing enforcement officials to be aware of sub-standard properties.

Each stage is followed by a two-year compliance window to allow for modifications ahead of the next deadline. Prior to each deadline, landlords must review their portfolio to identify any risk and create a plan of maintenance to ensure the deadline is achieved, minimising the chance of any enforcement action.

BUILDINGS THAT ARE EXEMPT

Buildings which do not have an EPC are exempt from the regulations. Such buildings include:

• Buildings which have no heating, mechanical ventilation, or air conditioning

• Buildings which are to be demolished

• Listed buildings and buildings in a conservation area where compliance to an EPC rating would unacceptably alter the character or appearance

• Buildings used as places of worship and for religious activities

• A temporary building with a time use for two-years maximum

• Industrial sites, workshops, non-residential agricultural buildings with low energy demand

• Stand alone buildings with less than 50m2 of total useful floor area

There are also a number of other exemptions, including the following examples.

• Where all energy efficiency improvements have been made and the rating remains below an E

• The landlord requires tenant consent to complete the work and the consent cannot be obtained. Or there’s a third party consent required that cannot be obtained. In both cases, the landlord must show that they have used reasonable endeavours to achieve the consent

• An independent surveyor’s review shows more than 5% of the value of the property would be required to achieve the required level

If you are a landlord with either residential or non-residential property and would like to discuss your requirements under the MEES regulations, please contact our teams.

J For commercial premises, please email commercial@howkinsandharrison.co.uk

J For residential property, please email lettings@howkinsandharrison.co.uk

The Land App brings technology and nature together so everyone – landowners, farmers, farm advisors, land agents, ecologists and surveyors – can protect the legacy of our landscape and secure its future. The system is available on licence through the Internet, thus at the fingertips of our professional team.

The mission of Land App is to create a sustainable financial future. As we are all too aware, finding alternative means of funding and income for land is a global issue. In England alone, 42% of farms may become loss-making when the Basic Payment Scheme is removed.

Land App want to help a thriving natural environment to preserve the 1 million species that face extinction this decade, finding ways to be a part of the solution and opportunities for collaborating together to reverse this trend. In addition, they look to support an enhanced society and to remove 17 billion tonnes of carbon dioxide from the atmosphere, by helping land owners to find sustainable solutions for our landscape by highlighting opportunities and measuring the predicted outcome.

Land App is based off OS Mapping and has many layers that we as Rural Surveyors make use of. The interactive map uses fully formatted spatial data and enables users to quickly draw any map required. With live, instantly accessible information from OS, RPA and other official data providers, we are able to baseline or design future projects with confidence.

The Land App brings together the key data needed to support land owners, including designations, priority habitats and Ordnance Survey MasterMap with a high degree of accuracy and reliability.

The layers we use include:

• Land Registry Freehold Titles and Leasehold

• Flood Map

• Public Rights of Way

• Designations like SSSI, Greenbelt, AONB, SAMS

• Listed buildings

• Agricultural land classification

• Utilities – NG towers, substations, gas pipelines & overhead lines

TAYLA HARDING BSc

This data provides us with the information we require for valuations, planning applications and Countryside Stewardship applications. In terms of Basic Payment Scheme, we are able to visit clients and pull through their fields from the Rural Payments Agency (RPA) account using single business identifier (SBI) numbers, enabling us to go through each field and mark on the correct crop code to complete their BPS submissions.

For the completion of Countryside Stewardship Scheme submissions, we are able to visit the clients and again pull through their fields from the RPA account using SBI number and also the hedges that are registered. Whilst on a visit, we can then select different options which provide an immediate report detailing the payment rate they will receive for that item.

When working on a large scheme and advising clients on likely returns, the technology provides clear and accurate financial information and means we can work through options with data at our fingertips to support decision making with a high level of accuracy and trust.

The maps produced then form a part of the application – saving time in the colour coding of maps that was previously required. If a client requires access, we can then share for review online and provide editing options too for continued scenario research.

Engaging in high level technology like this supports us as agents to provide a superior service in a shorter time frame, with more accurate results than has previously been possible. Of course this is a significant win for all – clear, precise knowledge about payments and options for our clients whist providing a saving on time for our team, alongside the removal of human error on any mapping.

(Hons) MSc

The residential sales market

Of course, with interest rate uncertainly, those with 12-18 months left on a fixed rate mortgage period are unlikely to consider a move leading to an overall lower transaction level in the second-hand property market. However, those on a variable rate or a fixed rate coming to its end provide potential for stock to be listed for sale, supporting a needs-based market where cash is king. It goes without saying that outright owner occupiers and cash buyers will be less affected by the changing climate. Of all the homes in the UK, 28% are owned with a mortgage or loan (source: Department for Communities and Local Government (UK)). Of that number 75% are on fixed-rate deals, likely to ride out the next couple of years of higher rates. Bloomberg economists are predicting that lenders may lower

Top tips for selling

> CHOOSE THE RIGHT ESTATE AGENT

Not necessarily the one that offers you the highest valuation or a fee that is too good to be true. We are always realistic and honest with our valuations. We do not inflate your expectations and then suggest that the only option is a price drop after a couple of weeks of inactivity.

> BE REALISTIC ABOUT YOUR TIMELINES

Provide as much information as you can to your solicitor and agent as quickly as you can to remove any chance of hold ups.

> LISTEN TO YOUR AGENT’S ADVICE WHEN IT COMES TO OFFERS

Highest bids are not always the ones that come to fruition. Your agent is an expert in sniffing out those buyers who are proceedable and those who have pie-in-the-sky ideas of what’s achievable or realistic.

> KEEP UP THE STANDARDS

Once an offer is accepted, keep going with the maintenance you had when bringing your home to the market: garden neat and tidy, gutters cleared, dripping taps fixed. You don’t want to give your buyers any reason to have second thoughts.

> BE PATIENT AND KIND

Shouting at your solicitor or agent will not get the surveys back or mortgage cleared any quicker and, believe me, they have had 18 months of frustrated vendors, but are doing their very best for you.

rates if the base rate peaks at around 4.5% in early 2023, but that rates are ‘likely to remain sticky’.

For those looking to move, an increased mortgage or reduced budget may mean proceeding at a slightly lower ceiling price. But price remains relative in this market as the majority will be moving from a house they have sold to a house they are buying in the same market conditions meaning the effect is reduced. There may be some downward pressure on price and more first time buyers seeking longer sanctuary in the rental market, but for the majority in the middle, there will still be an appetite to buy and a deal to be done. Just at more realistic levels than the manic marketplace of 2022.

Top tips for buying

> MAKE FRIENDS WITH YOUR ESTATE AGENT

Tell them exactly what your ideal property looks like and that you want to know of any new properties coming to the market – you may even get an early deal that way.

> BE PATIENT

Don’t just offer on something because it’s the only thing available and you don’t want to lose your sale. There are alternatives such as renting or long term AirBnB, coupled with storage, if you really do have to move out quickly.

> BE REALISTIC

It’s a seller’s market so when you accept an offer higher than you expected, don’t expect a low offer to be accepted by someone else, but be willing to negotiate.

> BE COMMITTED AND HONEST

Please don’t claim to be a cash buyer to get your offer accepted if you are reliant on a sale to exchange, instead, be ready to go when you are actually ready.

> ASK FOR ADVICE

Your estate agent knows the conveyancing process inside out and will tell you exactly what needs doing when. In fact, if you are buying or selling through H&H, we will provide you with a helpful checklist of what is happening and what you need to do.

Amid the media furore of doom and gloom, you’d be forgiven for thinking that the next couple of years are likely to be littered with mortgages being withdrawn, interest rates soaring and house prices falling. Reviewing facts rather than media hype, however, provides a far more realistic picture.

Is it time to change your view?

Our residential sales teams provide the best service for those looking to sell and move. property@howkinsandharrison.co.uk

Guide price £1,350,000

A stunning five bedroom detached residence occupying an elevated position enjoying open views over its own established gardens which extend to 1.25 acres or thereabouts. Plus a large two storey detached outbuilding/barn and 4 stable complex offering a variety of different uses including equestrian, garaging/ storage or home office.

• Traditional detached residence

• Four reception rooms

• Kitchen/breakfast room & utility room

• Five bedrooms, three with en-suite facilities

An exceptional, four reception, four double bedroom and four bathroom detached period family home. Occupying a semi-rural location set in approximately an acre of gardens and grounds.

• Substantial 3000 sq ft accommodation

• Four en-suite double bedrooms

• Open plan living kitchen

• Triple garage block

The Green, Freasley

J Atherstone 01827 718021 / atherstone@howkinsandharrison.co.uk

Moira Road, Shellbrook

J Ashby de la Zouch 01530 410930 / ashbyproperty@howkinsandharrison.co.uk

Guide price £1,000,000

A rare opportunity to acquire this substantial six bedroom detached country property with adjoining land totalling 5.44 acres. The property is approached via double gated entrance leading to a circular driveway providing extensive parking and a double garage.

• Detached country property

• 5.44 acres of gardens and grounds

Outdoor heated swimming pool

• Stables/outbuildings and adjoining paddock

J Atherstone 01827 718021 atherstone@howkinsandharrison.co.uk

Bath Lane, Moira

A fine example of a six bedroom Edwardian Town house situated in sought after Elsee Road, one of Rugby’s most prestigious locations. Formerly the Old School this extensive property has high quality fixtures and fittings and is situated within walking distance of Rugby School, Rugby Town Centre and Rugby Rail Station.

• Spacious, well-proportioned rooms

• Kitchen with glass side extension and glass roof lantern

• Wine cellar

Attractive walled garden with summer house

J Rugby 01788 564666 property@howkinsandharrison.co.uk

An immaculately presented, family home situated within the popular National Forest village of Moira. This property really must be viewed to be appreciated. Boasting over 2,750 sq ft of internal floor space this detached property is accessed via a gated entry, detached double garage & beautifully presented, landscaped rear garden.

• Executive family home

• Spacious open plan living/dining/kitchen

• Two additional reception rooms

Principal bedroom with dressing room & en-suite

J Ashby de la Zouch 01530 410930 ashbyproperty@howkinsandharrison.co.uk

A spacious five bedroom detached property located toward the end of a cul de sac, within a popular residential location. The property benefits from a ground floor bedroom, double garage and parking for several vehicles.

• Conservatory & garden room

• Enclosed rear garden

• Double electric garage

• Parking for at least three vehicles

J Rugby 01788 564666 property@howkinsandharrison.co.uk

An outstanding brick and stone Grade II listed detached house, dating from the 17th century and situated in the heart of the village in delightful walled gardens. This superbly presented property has many features sympathetic to its period of origin, including beautiful Elm staircase, original bread oven, inglenook range recess, exposed beams and lead mullion windows.

• Superb orangery with lantern roof

Two roomed barrel vaulted cellar

• Off road parking and garage/workshop

• Beautiful south facing walled garden

J Daventry 01327 316880

davproperty@howkinsandharrison.co.uk

Norton Road, Daventry

Spacious and versatile, five bedroom detached family home over two floors, with an impressive, open plan kitchen/breakfast/dining area, which leads through to a large conservatory. The property is situated on a generous size plot, with the main garden located to the rear, and benefits from a detached double garage.

• Private close with only three other properties

• Five bedrooms, two with en-suites

• Conservatory Study

• Wood burning stove

J Lutterworth 01455 559203

lutterworthproperty@howkinsandharrison.co.uk

An outstanding, much improved and beautifully presented white rendered semi detached cottage situated on the edge of Daventry adjacent to the golf club. The improvements have been carried out to exacting standards including a stunning kitchen dining room with high quality cabinetry, bifold doors to the gardens, Aga range cooker and ample space for seating.

• Stunning large kitchen/dining room - doors out to the garden Four bedrooms, master with high quality en-suite

• Three further reception rooms, ground floor WC.

• Stunning and secluded landscaped gardens

J Daventry 01327 316880

davproperty@howkinsandharrison.co.uk

A fabulous, five bedroom, spacious and versatile detached family home which sits within lovely formal gardens with adjoining paddocks and additional equestrian facilities. Situated within 3 acres (or thereabouts), the property boasts 5 stables and a manège.

• Five double bedrooms

• Three reception rooms

• Master bedroom with Juliet balcony and an en-suite

Beautifully maintained landscaped gardens

J Lutterworth 01455 559203

lutterworthproperty@howkinsandharrison.co.uk

Offered with no upward chain, an immaculately and tastefully presented detached family home which has undergone a number of improvements as well as recently extending the original accommodation to now offer just under 2000 square feet of living accommodation in a highly sought after and rarely available cul-de-sac of Pine Copse Close.

• Superbly presented detached family home

Extended and vastly improved by current owners

• Offered with no upward chain

• Four double bedrooms & large family bathroom

J Northampton 01604 823456

northproperty@howkinsandharrison.co.uk

Billing Road, Northampton

A delightful cottage set in the heart of the sought-after village of Hethe, home to the famous Muddy Duck public house, and within easy striking distance of Bicester North train station for easy access to London. The cottage enjoys a secluded garden, pony paddock with two stables, in all totalling approximately one acre.

• Character cottage in approx. 1 acre

• Four bedrooms

Two bathrooms

• Sitting room with study area

J Towcester 01327 353575

towcester@howkinsandharrison.co.uk

A handsome Victorian semi-detached house occupying four floors of stylish and spacious accommodation positioned on Billing Road, close to Abington Park, the town centre and Northampton School For Boys.

• Spacious period town house with no upward chain

• Versatile accommodation over four floors

• Family room, lounge/dining room, 4 bedrooms

Well-tended gardens and garage

J Northampton 01604 823456

northproperty@howkinsandharrison.co.uk

This imposing detached property is full of character and charm and retains many original features. Facing onto open fields, the property is presented in excellent condition throughout, and benefits from four bedrooms, three reception rooms, a study with a purpose-built wine cellar, a double garage with a room over, ample parking and enclosed gardens.

• Family room

• Conservatory

Double garage and ample parking

• Enclosed gardens

J Towcester 01327 353575

towcester@howkinsandharrison.co.uk

The rural and farm market

If you stick a pin in a map anywhere in the Midlands, wherever the tip lands, we will be able to assist with something via one of our teams. The services we offer span such a breadth that we believe there is always something that we can assist with across the firm.

This year, the volume and variety of work has seen us expand our teams throughout the offices and we are delighted to have recruited five new graduate surveyors who finished their formal studies last summer. It is with great pride that we welcome back Susannah Leedham who impressed us highly during her placement year, following her return to university to complete her degree.

Investing in young surveyors has always provided us with a lifeblood that keeps us learning and keeps an energy within our offices. It is highly rewarding to watch graduate surveyors grow and to put their theoretical knowledge into practice. We are immensely proud of Philippa Dewes who this year passed her incredibly hard RICS exams and is now a qualified surveyor. We look forward to supporting our newest cohort of graduates through their journey to qualification and beyond.

The farmland market over the past year has been as busy as ever. During the period since our last publication, we have sold some of the finest farming property of the region, supporting farmers and landowners to their next step – be that upscaling, retiring or moving to another part of the country.

Despite media speculation, good quality farmland, with decent property, priced appropriately, continues to drive high interest. As you have read elsewhere in this publication, we have had success in the removal of agricultural ties, but also at selling with such covenants. Development land sites have been a little slower to take to completion as home builders remain cautious about investment. However, with demand far outstripping supply for buyers and renters, we expect the slower pace to soon be a thing of the past.

Some of the property that we currently have on the market is listed in the following pages. However, if you would like to see our most up to date property list, please visit the sales pages of our website.

If you are considering moving or require a property valuation for another purpose, please do get in touch. Our teams will be delighted to assist you. If that discussion leads to you listing your property for sale with us, we look forward to working with you to achieve the move that you desire. Of course if that also means running a farm dispersal sale, the ice creams are on us.

If you would discuss agricultural ties, please contact one of our rural teams on:

Rural property, farms & development land

•

Willoughby, Rugby

Guide price £2,000,000

A large detached five-bedroom farmhouse situated within open countryside with stables and outbuildings, large gardens and paddocks. Extending in all to 3.25 acres.

J Rugby 01788 564680 / rugrural@howkinsandharrison.co.uk

Catworth, Huntingdon

A secluded rural farm with 4-bedroom farmhouse, a range of traditional and steel frame farm buildings in a ring fence extending to over 73 acres with far reaching views and close to the A14.

J Rugby 01788 564680 / rugrural@howkinsandharrison.co.uk

• Open views

• Outbuildings and stables

• 3.25 acres of pasture land

• Five bedroom house

• 4 bed farmhouse in large gardens extending to 1.842 sq ft

• Useful range of outbuildings extending to c.10,500 sq ft

• Extending to in all 73.97 acres in all. 73 acres of arable pasture land

• Attractive and secluded location

Staverton Lane, Badby

Land at The Woodlands, Bath Lane, Moira

An opportunity to acquire a development site with planning permission for three large detached dwellings in an attractive location. Plots 1 and 3 - 3,077 sq.ft. (286 sq.m.) each plot. Plot 2 - 3,010 sq.ft. (288 sq.m.).

• Planning permission for 3 large detached dwellings

• Attractive location surrounded by mature trees

• Well located to Midlands motorway networks

• Freehold

The land, situated just outside of Grangewood, a small rural hamlet on the outskirts of the village of Netherseal, extends to approximately 11.33 acres (4.59 hectares) and comprises a block of productive arable land.

• Approximately 11.33 acres (4.59 hectares)

• Productive arable land

• Bordered by mature hedgerows

• Freehold

J Ashby de la Zouch 01530 877977 option 2 / ashrural@howkinsandharrison.co.uk

Gorsey Lane, Netherseal

J Ashby de la Zouch 01530 877977 option 2 / ashrural@howkinsandharrison.co.uk

Guide price £175,000

Guide price £800,000

Grangewood Road, Netherseal

The land, situated just outside of Grangewood, a small rural hamlet on the outskirts of the village of Netherseal, extends to approximately 4.75 acres (1.92 hectares) and comprises a block of productive arable land.

• Approximately 4.75 acres (1.92 hectares)

• Productive arable land

• Bordered by mature hedgerows

• Freehold

Formerly part of the Thorpe Constantine Estate, the farm has been in the current owners’ occupation for 30 years, firstly as tenants of the Thorpe Estate and more recently as freehold owners. The farm has been home to a substantial herd of milking goats.

J

01827 721380 / athrural@howkinsandharrison.co.uk

• Grade II listed Georgian farmhouse

• Six well-proportioned bedrooms

• Two brick and tile 2 storey ranges

• In all 11.96 acres (4.84 hectares)

J Ashby de la Zouch 01530 877977 option 2 / ashrural@howkinsandharrison.co.uk

Atherstone

Guide price £95,000

Highfields Farm, Clifton Campville SOLD STC

An exciting opportunity to acquire an attractive block of pasture land with planning permission for equestrian use and the erection of a stable block, extending to approximately 2.48 acres (1 hectare) or thereabouts.

• Attractive block of pasture land suitable for equestrian use

• Planning permission for equestrian use & a timber stable block

• Direct access from Dog Lane

• Freehold with vacant possession upon completion

A rare development opportunity for three detached dwellings. Extending to 3.30 acres (1.34 hectares) or thereabouts.

• Planning permission for 3 new dwellings

• Superb countryside location with excellent views

• Approximately 9,550 sq.ft. in total

• For sale as a whole or in 3 lots

J Atherstone 01827 721380 / athrural@howkinsandharrison.co.uk

J Atherstone 01827 721380 / athrural@howkinsandharrison.co.uk

Green End Road, Fillongley Guide price £1,850,000

Dog Lane, Nether Whitacre SOLD STC

An emerging market

The principle of ‘Biodiversity Net Gain’, set out in the Environment Bill 2020, requires developers to offset any biodiversity that is lost through the development of land, and to deliver a net gain in biodiversity of at least 10% (this has been said to vary depending on location of Local Planning Authority). The offset requirement, plus the additional 10% gain, is measured in biodiversity units, calculated using the Biodiversity Metric 2.0 created by DEFRA.

HENRY MARTIN BSc (Hons) MRICS

The Environment Act of 2021, which was granted Royal Assent on 9th November 2021, means that it will soon become law for all developments to achieve at least a 10% increase in biodiversity net gain in place of the land used within the development. Consideration must be given to net gain prior to applying for planning permission. Current plans to make the 10% increase in biodiversity mandatory in common law are set to come into force by November 2023.

WHAT IS BIODIVERSITY?

Biodiversity refers to the existing ecosystem of an area which may be damaged or affected by planned developments. Protecting the environment and preserving key habitats has finally become top importance, and is now a key consideration in any new development.

WHAT IS BIODIVERSITY NET GAIN?

Biodiversity net gain is the term used to describe the process of increasing the overall biodiversity value of a development site. The ‘net gain’ means that the development site enhances the value through its development, rather than decreasing it by turning natural habitats into housing. The ‘net gain’ can be achieved both onsite and offsite depending on land available and the plan of the development.

HOW CAN LANDOWNERS BENEFIT FROM BIODIVERSITY NET GAIN?

For a landowner, there are opportunities to present your land, near to, neighbouring or in the vicinity of a new development site, on a leasehold basis for a minimum of 30 years used by developers to create, improve, or re-establish an ecosystem or habitat. For example, this could be through planting trees, wildflowers, or hedgerows, creating plans for a wetland, pond or woodland.

Landowners can lease or sell land to a developer for immediate financial gain, or to become a ‘landlord’ for the habitat over a long period, where a developer, local authority or ecology ‘bank’ leases the land. A landowner with arable land or grassland, could, potentially, provide their land for offsetting. Alongside the profitable benefits sits an important role in helping to protect, restore and enhance biodiversity locally.

From this point onwards, it will be a legal obligation for developers to consider the environmental impact of their development and ensure the biodiversity is left in a better state than before. This requirement will include demonstration of the steps taken to preserve, protect, mitigate, or enhance any habitats found on the development site, possibly increasing the natural habitats over and above what has been lost, over an amount of time.

WHAT MAKES A SITE SUITABLE FOR BIODIVERSITY OFFSETTING?

Offsetting sites (or ‘receptor sites’) must have potential for habitat enhancement or creation, but not necessarily high biodiversity value when presented. The objective is to deliver a significant gain in biodiversity, so having a foundation to build upon rather than a high starting point may prove advantageous.

Sites close to urban areas could provide greater value as receptor sites, as the requirement of a developer to find land for offsetting near to their development is likely to be incentivised and added into the legal wording, meaning land in the Midlands will be in high demand.

CONSIDERATIONS OF A BIODIVERSITY NET GAIN PROJECT

If you are researching presenting your land for offsetting, considerations for the BNG project should include:

• Project timelines

• The feasibility of the project

• Maximising benefits for the wildlife and public

• Assessment of risks involved - ecological, logistical or financial, direct, indirect, temporary, permanent or cumulative outcomes

• Forecasted resources, budget, profit and loss

• Measurement of the quality and extent of the project

DO YOU HAVE LAND SUITABLE FOR OFFSETTING?

If you think you have land that you feel is suitable for offsetting, the will to create a habitat or just a desire to find out more, please contact our team in the first instance. We are working with developers on option and promotion agreements that will take us into the next decade and beyond with associated requirements for offsetting at every step. Not only is there a possibility of an additional income stream generated from your land, but also the chance to improve the ecology of your local area for future generations.

13,075 Lots 17 Farm Sales including 5 collective sales and 2 garage dispersal sales.

GRASS KEEP SALE

Selling approx. 422 acres of grass in Leicestershire, Northamptonshire and Warwickshire.

423 vendors (95 of which were at one single sale).

22 vehicles sold at the two garage dispersal sales.

4 PRODUCE

SALES

(2021 - 2022)

Selling approx. 16,000 tonnes hay, straw, haylage and silage on farms and estates in the central midlands counties.

STRAW IN THE SWATH

Selling 1941 acres of barley, wheat, oat and rye straw in the swath, baled and as standing crops.

In review: Farm sales 2022

SHEPHERD'S HUT

£14,000

TRACTORS

2003 Massey Ferguson 4355

4WD Tractor - £27,300

FORKLIFT TRUCKS

7 units £4,700

VEHICLES

1980 Land Rover Series III

- £16,000

2011 Land Rover Defender 110

- £12,400

1971 Rolls Royce Silver Shadow (Barn find, Reg: 356X RR)

- £3,600

1989 John Deere 4250

4WD tractor - £13,200

1975 County Super-4

4WD tractor - £15,000

2012 Deutz Agrifarm 420

4WD tractor – £18,500

TRACTOR UNIT

2013 DAF 105 460 Tractor unit c/w 2014 aluminium tri-axle plank sided tipping trailer for £24,200 to a transporter firm. The purchaser immediately put the trailer unit up for sale which sold for £16,500

TELEHANDLERS

2008 JCB 53170 Telehandler

- £15,900

1996 JCB 526S Telehandler

- £14,500

VINTAGE CRAWLERS

1950 Fowler Challenger 33 (ex-army)

- £5,800

c. 1950 Fowler Challenger 33 - £4,800

Collective sales

FARM MACHINERY

John Deere 1188 Series 2 combine - £12,200

McHale 998 Bale Wrapper - £11,200

Collective sales bring the weird and wonderful in amongst the usual array of vintage, classic and modern farm machinery. A stand out collection was the contents of a medical warehouse following a clear out. Lots consisted of medical posters and Resusci Annes, vintage stretchers, skeletons, wheelchairs, straight jackets and a rather graphic mannequin showing an injury.

CAROLINE BAILEY FARM DISPERSAL SALE

Caroline has had an illustrious career in racing initially training point-to-pointers before obtaining her professional training licence in 2006. The yard at Holdenby North Lodge has been highly regarded in the industry for over 40 years to include two generations: Grand National winning jockey Dick Saunders and his daughter Caroline Bailey who herself rode in many races before taking on training from North Lodge.

SELECTION OF LOTS FROM THE SALE

2013 Leyland DAF 45.160 4-5 horse box with 5.5m box - £36,000

2014 George Smith Challenger II two horse box - £29,600

2003 MAN 8.150 4 horse box with 5.5m box - £13,200

100 rugs sold - £5 to £180

19 Racing and general purpose saddles - £10 - £400

Scan here to watch a video about our Farm Sales services

BALANCING WORK & NETBALL COACHING

JULIA TRAPP Marketing Manager

Sport has always been an important part of my life. As a child and throughout school I was a gymnast. Heading to university I found trampolining and competed at national level – those skills I had spent years trying to do on the floor or beam were a whole lot easier on a bouncy surface. Next came running (possibly my least favourite pastime and one I am truly awful at) followed quickly by half ironman distance triathlon, distance swimming (I highly recommend the Dart 10k as a fantastic race to compete in), and then SwimRun, a crazy multisport discipline where you are tied to a partner, swim with your trainers on and run in a shorty wetsuit, googles, hat and pull buoy tied to your leg; swim then run then swim then run, to a combined distance of 10km of swimming and a marathon of running usually somewhere like Glencoe, Snowdon or Loch Lomond.

I moved to Market Harborough in 2008 with a young family, not knowing a soul, so my obvious route to make friends was through sport. I saw an advert for Back2Netball and headed along. Since then, I have played constantly (except for a short rest with a broken ankle) and started coaching as my daughter joined the youth division at the age of 8 in 2012.

Since then, I coached an age group squad from the age of 8 through to them turning 15, which was in rotation rewarding, exciting, fun, and challenging through those tricky teenage years, both as Head Coach at league and regional level and support coach in their County cohort. The squad’s 1st team reached the club national u14 finals in 2018 and took the 4th place spot – to the surprise of the significantly larger and national level stalwarts around us. Having recently moved to another area of the country, I have taken up the role of County Head Coach for Performance Academies on the England Pathway for both the u13 and u15s squads.

Coaching certainly keeps me busy as alongside the numerous weekly sessions, I am 18 months into a three-year course to complete my ‘Level 3’ which is the highest qualification for coaching in netball. My course-mates are mostly fulltime netball coaches or teachers – one is even a professional super league player/coach, which provides a totally different paradigm through which to view coaching.

The sport has moved at pace even in the decade or so that I have been coaching and the skills involved in creating multiple weekly training sessions for two hours at a time in which there is constant ‘game based learning’ and ‘game sense practices’ is a challenge. The theory proffers that if you learn a skill – think kicking back and forth for football, or passing back and forth for netball, in isolation, then when put into a game scenario, the skill is alien and you as a player, lost and ineffective. We learn much better

What my netball coaching roles give me in the workplace is the headspace and need for efficiency that means I can work well at pace. The endorphins that sport provides mean that I sleep very well and come to work ready and focused.

from experiencing the skill within a playing environment than in a set position on a specific part of the court. There is also a school of thought that defines boredom as standing in line waiting for your turn to try a skill in a training session, so no standing still in lines either. Perhaps the biggest challenge to a more traditional coaching method of tell-show-practice is the athlete led development mindset. Give a brief introduction and then let the athletes play. Ask a carefully crafted question that drives discussion or change in behaviour and stand back once more. Let the players learn through action rather than direction.

In terms of the Level 3 course, I am 42% signed off on the coursework, with much of the hard work ahead. The next task is to benchmark the County Performance Academy squad against England Netball criteria, create a specific baseline testing and analysis and follow two players through a twelve-month programme to include pre-season, competition peaks, recovery phases and off season. Only 40% of those who undertake the course complete it successfully but as you can probably tell from the kind of racing I have undertaken in the past, I am quite a determined individual.

What my netball coaching roles give me in the workplace is the headspace and need for efficiency that means I can work well at pace. The endorphins that sport provides mean that I sleep very well and come to work ready and focused. I hope that some of the coaching skills I learn also help me to support my colleagues and that the communication skills required to work not only with athletes but their parents, league officials and organisers provide me with an increased level of patience and understanding of another person’s point of view than maybe I had previously.

If you have an interest in netball, there are back2netball and walking netball sessions running throughout the region. If you are interested in coaching, team management, umpiring or officiating, visit englandnetball.co.uk. It may be the most rewarding decision you make.

RANSOM STRIPS

It is fairly commonplace for a land buyer to cross paths with a ‘ransom strip’ when investigating the purchase of a site for development. A ransom strip is a strip of land as narrow as 150 millimeters that has been retained by an original owner when a larger section was initially sold - possibly accidentally, more often, in a deliberate play to increase profits. It is often a thin section around the boundary of the parcel of development land or between parcels of private land and an adjoining public highway.

Where a site has been granted planning permission, it may be that the existence of a ransom strip causes huge problems for the developer (and of course significant profits for the owner), as it may not be possible to develop the land without crossing the ransom strip or acquiring it. In a scenario where the ransom strip separates a development plot and the public highway, there is no option but for the strip to be purchased for the traffic to the development to be granted access.

The owner of the land often charges disproportionately high costs for its purchase – hence the associated name. There is no formal valuation tool for a ransom strip, but case law states a principle of one third of the increase of the value of the adjacent land, forged from Stokes v Cambridge Corporation (1961). For example, if a parcel of development land is sold for £1.5 million and the value of the development site is £10.5 million, the valuation of the strip of land, irrespective of size over a width of 150mm would be £3 million – a third of the uplift in value. In recent years, the stress test of this principle has been stretched on numerous occasions and valuations are now often at 50% of the uplift. In reality, the owner of the strip has the developer over a barrel and can charge whatever they think they can get away with. When looking to purchase land, it is imperative to review the land around it. If the adjacent land is registered with the Land Registry, it may be clear from the title documentary if the strip is a ransom strip or not. If the land or the strip of adjoining land is not registered, a site visit and further investigation with a qualified and knowledgeable professional would be imperative.

If a parcel of development land is sold for £1.5 million and the value of the development site is £10.5 million, the valuation of the strip of land, irrespective of size over a width of 150mm would be £3 million – a third of the uplift in value.

If you discover a ransom strip in your investigations or within your planning process, before the purchase or early on in the process, you may be able to negotiate with the landowner on price. However, in the event of a strip being identified after acquisition of the development land, it may be necessary to involve arbitration if the owner is reluctant to agree on a sale price, to sell at all or to grant rights. In exceptional circumstances, local authorities may issue a compulsory purchase order and the owner must sell at a ‘fair and reasonable’ compensation level. All of which is costly both in time and money.

If you are a landowner looking to sell land for development or are considering an option or promotion agreement, please contact our rural professional team as early as possible in the process. If you are a developer facing the challenge of a ransom strip, we are also able to support you through negotiation. We have provided numerous land owners and developers with solutions that are win-win with everyone maximising their profit rather than just lining the pockets of the authorities or courts.

JAMES COLLIER BSc (Hons) MRICS FAAV

Assets include land, infrastructure, buildings, equipment and more, with vast opportunities for REALM professionals to play a vital role in managing the countryside whilst helping rural businesses to thrive.

RICS-accredited courses are ideal for aspiring rural practice chartered surveyors, and those with an interest in estate management, agriculture, diversification, sustainability and renewable energy, along with innovative new ways to use, develop and farm the land of our countryside yet to become common practice.

Some REALM graduates progress to Registered Valuer Status and secure employment in the provision of valuations, professional services and in some instances, auctioneering services. We are delighted to see Rural Surveyor Philippa Dewes who joined Howkins & Harrison as a Graduate Surveyor in 2020 following the successful completion of the REALM degree course at The Royal Agricultural University in Cirencester, pass the rigorous RICS exams and assessments at the end of 2022 to become a qualified Rural Surveyor.

Graduates

The Rural Enterprise and Land Management (REALM) degree courses offered at a variety of universities across the UK, is all about making the best – most effective and most economical – use of a wide range of rural assets to achieve business objectives.

Students of the REALM course undertake modules that cover a broad range of knowledge and skills, including Valuation and Estate Management; Animal Production (Land Management); Farming Systems and the Environment; Planning and Development and Farm Business Management.

Coupled with a year in industry, graduates leave the course inspired and equipped to take on any number of exciting roles across the rural sector, whether as an independent consultant or as part of a national/global company or Government department. This year, we welcome back Susannah Leedham (who spent a placement year with us in 2021) as a graduate following her final year back at university.

Other courses that lead to a role as a Graduate Surveyor include Environmental Land Management, Real Estate, Rural Property Management. There are also options to take other degree courses and complete a Masters course in one year to move into a land management role.

Getting to know three of this year’s Graduate Surveyors joining Howkins & Harrison

ANNA

ROBINSON

I picked Rural Property Management as a degree course as I’d always been interested in property, following my mum’s footsteps at H&H being a commercial surveyor many moons ago, but preferred the rural pathway, as it gave a wider variety work wise and having always wished I’d grown up on a farm! The course also gave me the opportunity to explore the agricultural sector more, by working on a local dairy farm alongside my studies.

I most enjoyed studying Conservation of the Historic Environment or my optional module of International Rural Property Markets. My time studying also taught me a lot about time management and prioritising, working 3 jobs alongside uni and having a social life!

Initially I struggled with the taxation or valuation modules, but with more practice, became more confident in producing accurate figures and applying the different methods.

What I most enjoy about my role is that not every day is the same and I can get out on site, particularly at Kelmarsh, where I’ve been able to build good relationships with the tenants. It’s also been great to have started at the same time as other graduates, so we can learn and help each other as we go along. I hope to become further involved in Estate Management further into my career, as well as potentially developing into a role in planning.

Outside of work, I’m very sporty, I play badminton for both Rugby and Coventry League, as well as horse riding regularly. Also love meeting up with friends all over the country for nights out or our annual Cheltenham races trip. My claim to fame is that I can run 100m in 12 seconds.

PETER OSBORNE

Having grown up on a farm I was always keen to work in the rural sector so after completing my undergraduate degree in History, the postgraduate REALM course at Harper Adams presented itself as the ideal pathway.

As part of the course, we got to visit some really interesting sites to see how various land management approaches could be implemented in practice. Particularly during the Planning Policy module, where we were able to question the land owners about the challenges they had faced during the planning process, which provided a great insight.

The condensed nature of the postgraduate course meant that the workload could be relentless at times, so it was often tricky to find a good study/social life balance.

I enjoy the variety the most as no two days are the same so the job never gets boring. The whole team at Howkins were really welcoming when I initially started, so it’s taken no time at all for me to settle in and feel like a valued member of the team.

At the moment I’m enjoying the variety of the role so I’m not looking to specialise any time soon but I’ve enjoyed assisting with carrying out valuations.

Outside of the working week, I’m a big rugby fan and enjoy spending my weekend afternoons at Franklin's Gardens. I also play the drums and find it a great way to unwind at the end of the week. As a claim to fame, I’ve performed twice at the Royal Albert Hall as part of the Northamptonshire Country Youth Orchestra and been on tours to several European countries.

SUSANNAH LEEDHAM

I have always been interested in land and property and loved the idea of a job that was not always tied to a desk but one where there would be a mix of desk work as well as getting outside and meeting clients face to face.

During my course, I enjoyed the theoretical cases most where advice was sought as if it were a real-life situation. I found the economics and global trade policies module quite challenging as the global trade markets are constantly changing, influenced by so many different factors which can’t be controlled. I love the wide variety of work that I get to do as a graduate surveyor. I really enjoy the mix of working in the office and going out to meet clients, every day is different!

I hope to pass my APC and CAAV exams to become fully qualified and then specialise in undertaking valuations, as that is an area which I find really enjoyable.

When I’m not at work, I love going on walks in the countryside with my two Labradors as well as helping out on our family farm, particularly in the summer during the harvest. I am also trying to teach myself to play the guitar! After graduating from university, I spent three months travelling around Australia and New Zealand which has piqued an interest in travelling the world.

www.growyourfuture.education

J ‘Grow Your Future’ is a great place to start any research into a career in rural surveying.

Development land

Contact our rural agency team to arrange a valuation or discuss your needs. rural@howkinsandharrison.co.uk

Development Opportunity – Former Henley College Campus, Henley Road

The opportunity comprises the former Henley College Campus, site that extends to approximately 3.79 hectares (9.37 acres) in total with potential for residential development, to be sold subject to planning. The site is located to the north east of Coventry city centre, in a predominantly residential location. The west of the site adjoins Purcell Road Meadow, a large public open space owned by the Coventry City Council.

J Rugby 01788 564680 / rugrural@howkinsandharrison.co.uk

• Residential development land

• 9.37 acres subject to planning

• Potential for around 110 units

• Good air, rail & road links

Land at Lancing Road, Bulkington

A residential development opportunity – land at Lancing Road, Bulkington, allocated in the Nuneaton and Bedworth Borough Plan 2011-2031 (2019). A total of 230 dwellings are proposed, along with associated play spaces, open space, and ancillary infrastructure, in accordance with Policy HSG7. Extending to circa 25.18 acres (10.19 ha).

J Rugby 01788 564680 / rugrural@howkinsandharrison.co.uk

• Allocated in the Borough Plan

• 230 dwellings within the proposal

• Edge of established village

• Dual exit/entry points

Residential development site with outline planning permission for 140 dwellings, situated to the north of the small town of Earl Shilton, about 8.5miles from the city of Leicester, adjoining countryside to the north, with good access to the midlands motorway network

J Atherstone 01827 721380 / athrural@howkinsandharrison.co.uk

• Outline planning permission for 140 dwellings

• Edge of town location with excellent views over open countryside

• Ground investigation and archaeology reports complete

• Agreed 106 contributions

Residential development site at Leicester Road, Earl Shilton, Leicestershire

Auctions & Online Auctions

Howkins & Harrison formed back in 1888 initially as an auction house with a strong footing in rural markets. Although transitioning from sheep and cows to land and property, the outcome of the auction is the same and remains unchanged from over a century ago – the premise of when the hammer falls, the item is SOLD. What has changed is how we provide access to the auction lots. Until recently, lots would be saved up and auctioned on set dates, in specific locations throughout the year and the region. In the past couple of years as we have all become more attached to a life online, its time saving benefits and immediate results, our appetite to wait for an auction event has decreased.

However, the desire to find that perfect piece of land or property to snap up at auction remains intact and the attraction of the clear-cut sales process of auction slashing conveyancing time, has become more and more alluring.

Bringing together technology and property auctions into one place has provided us an opportunity to create an online auction platform, that can run in real time, one lot at a time, reducing all the negatives of an in-person event whilst retaining all the positive elements.

Land, damaged or dilapidated property works particularly well at action. The seller can build interest and generate more bidders and the bargain hunter can still sniff out a gem, ripe for profit. Our online auction platform engages learnings and elements from the in person auctions of the biggest auction houses in the land, supported by robust anti money laundering and legal processes as well as the technological advances of online sales platforms such as eBay to drive interest and, in turn, price. In eBay style, our online auction platform allows visitors to see how many people are watching the lot, to see bids as they are added and to set limits and alerts. It also removes any doubt as to the legitimacy of bids ‘off the wall’ that may happen in the inperson auction room should the auctioneer feel a price needs to

be bumped up. Auctions are launched with a set end point and a timer ticking down the time left. At the end of the time, if a bid is added, a further set amount of time is given for any other bidders to jump on and respond, removing the opportunity for tech bots to manage auctions on behalf of visitors and add the smallest layer to the top bid in the dying moments of the set time.

The kind of lots we find most suited to auction are parcels of land, pony paddocks, project houses or property with opportunity for increased value. It is not suited to £1million plus country properties – but luckily, we have a sales department who are experts in this market. We also see significant activity and interest in property that needs renovation, has planning permission or a development site – anything that is likely to attract competition and is a straightforward sale.

What is important is that the lot has a clean title without issues, for example to do with access or if the boundaries are not clear, as there is no opportunity to get a solicitor to ask questions or send enquires. Of course, to anyone who has been through the sales process and round after round of enquires, this is a most attractive proposition!

ANNA MEYNELL BSc (Hons) FAAV

On the fall of the hammer (in person, or virtually), the property immediately exchanges and there is a maximum of 28 days for the sale to complete. The new owner must also pay a 10% deposit within 24 hours.

If the property does not hit a predetermined reserve, there is no compulsion to sell, but an opportunity arises at that point to discuss a sale by private treaty with the bidders who showed interest below the reserve price.

J

In focus: Maxstoke Reservoir

We had entered a pre planning application and had a positive response from the council. With the development potential, the plot justified a guide price of £125-£150k. Bidding started in the online auction at £112,500 and increased over the length of the

auction to £181k. The auction was live for a four-week period with a complete contract pack and we ran two block viewings on site. Seven bidders registered bids and the resultant sale netted more than £30k over the initial guide price.

Seven bidders registered bids and the resultant sale netted more than £30k over the initial guide price.

Has the WFH bubble burst?

When our world of work was plunged on its head and we all got far too familiar with the ringtone of a

there was a level of concern that questioned whether the commercial office property market would ever recover.

27%

workers in the UK were in ‘professional’ jobs –undertaking roles that are traditionally considered ‘office space’ based.

3.5%

The unemployment rate for June to August 2022 decreased by 0.3 percentage points on the quarter to 3.5%, the lowest rate since December to February 1974.

30%

of the UK workforce was working remotely at least once a week in 2022.

From this information, it could be expected that the market for commercial office space would be reducing. Staff are said to be pushing for hybrid or fully home-based working, reporting an increase in productivity and a reduction in costs – savings being seen by the individual on travel, parking and lunch costs; for the employer on overheads and energy costs.

And yet, it would seem that the appetite for office working is increasing, albeit in a slightly different way.

7%

In 2022 the amount of people working remotely in the UK is 30% of the workforce – a 7% decrease from 2021.

1 IN 5

1 in 5 office workers are currently working a hybrid model (a mixture of working from home and the office).

We have a plethora of clients looking for commercial office premises away from major centres, on farms and business parks that are a further commute from town centres. We have large businesses looking to change the size of their offices to reduce the number of permanent desks as their working philosophy changes from having an ‘own desk’ to a much more fluid working environment.

Key UK remote work statistics

1 in 5 Brits want to work full-time remotely.

20% of people are considering moving further away from their workplace.

Online job adverts for remote work have increased by 307%.

According to a recent WISERD report only 1.5% of UK workers worked remotely in 1981.

From this information, it could be expected that the market for commercial office space would be reducing. Staff are said to be pushing for hybrid or fully home-based working, reporting an

1 in 5 office workers are currently working a hybrid model (a mixture of working from home and the office).

3 in 10 Brits find it hard to separate their home lives from their work lives.

The term “remote jobs” in now searched for over 18,000 times per month in the UK on Google – a 410% increase over the last 5 years.

increase in productivity and a reduction in costs – savings being seen by the individual on travel, parking and lunch costs; for the employer on overheads and energy costs.

Teams call and phrases like ‘you’re on mute’,

Whilst much of the UK population is enjoying the flexibility of remote work, there is a significant portion of the population who cannot work remotely. Delivery drivers, catering staff, buildings maintenance workers and front-line nursing staff have a 0% chance of working remotely, for example.

22% of UK employers do not allow remote work, including 67% of construction companies and 72% of healthcare providers.

And, whilst some employees report positive benefits on their mental health, wellbeing seems to be the area with the largest negative impact in remote work.

29% of people think that working from home is detrimental to their overall health and wellbeing.

67% of workers say that they feel less connected to their colleagues when working from home.

1 in 5 workers struggle with loneliness when working from home.

25% of Brits are working from a bedroom or sofa, and half of those people have developed muscoskeletal problems.

The future of home working

According to the BBC, 50 of the UK’s biggest firms have no future plans to return all of their staff to the office full-time. However, when asking the employees, 44% of Brits would like to adopt a hybrid model of working, splitting their time between home and the office.

In a recent poll, it was reported that 87% of UK businesses have adapted to hybrid working in some way or another and that 85% of managers believe that having remote workers will become the new normal for many teams

In 2021 HSBC offloaded 40% of its office space globally, Lloyds Banking Group shed 20% of theirs.

Despite these reports from large businesses, or maybe in part due to it, offices being marketed to let or for sale in good locations, with attractive facilities are obtaining significant interest.

In focus:

Businesses that would usually require High Street presence are also finding new homes in business parks. Where a business is a destination, for example a wedding dress shop, attracting visitors from far and wide for a specific appointment or reason, a business park holds many positive attributes. These include a quiet location, readily available parking close to the front door, and minimal interruptions. And for the business owner, lower rent, more attractive surroundings, space to grow and a lack of distractions.

One such business is Victoria Lou Bridal, based at Grovelands Business Park, 5 minutes from Long Buckby, an hour by train to central London.

Of her relocation to Grovelands Business Park, owner Victoria says: “Our move to Grovelands Business Park has been one of our best decisions to date. We have a lovely big space with a modern layout which was created to our specification. It is perfect to showcase our products to our clientele. Free parking and an easy to find location are added bonuses. The countryside location oozes calm and tranquility.”

If you would like further information about Victoria Lou Bridal, their website can be found: vitorialoubridal.co.uk with the opportunity to book appointments for both bridal dresses and bridesmaids dresses available from the main menu.

If you require further information or assistance in regard to your office requirements whether that relates to rent reviews and lease renewals and/or alternative office accommodation, please contact our commercial surveyors on commercial@howkinsandharrison.co.uk

DAVID GROVE BSc (Hons) MRICS TORI WHINDER BSc (Hons) PgD MRICS

Commercial property for

sale & to let

Contact our commercial property team to arrange a viewing, or a valuation of your own property, or to discuss your needs. commercial@howkinsandharrison.co.uk

A well presented industrial unit is 4,150 sq.ft. in total with parking, located on Trident Business Park, to the south east of Nuneaton with quick and easy access onto the A5 and A444 leading to the major regional motorway system. Available immediately.

• 4,150 sq ft industrial unit

• Ground and first floor offices

• Mezzanine storage

• Ample Parking

A fantastic opportunity to purchase a freehold property in Atherstone. Currently a retail unit rented out with a workshop adjacent. Potential to develop first floor into residential accommodation.

• Ground floor NIA: 159.2 sq.m./1,714 sq.ft.

• Development or investment opportunity

• Potential 2 bed residential unit at first floor

• Available let or with vacant possession

Holman Way, Nuneaton TO LET £25,000 per annum

J Ashby de la Zouch 01530 877977 / athcommercial@howkinsandharrison.co.uk

Coleshill Road, Atherstone FOR SALE £350,000

J Ashby de la Zouch 01530 877977 / athcommercial@howkinsandharrison.co.uk

Unit 2 Elms Business Park, Appleby Magna

Unit 6 Ednaston, Brailsford

An industrial unit, approximately 6,773 sq ft in total with offices and kitchenette and reception area. Ideally located on a secure industrial site, with excellent transport links being on the A444 and half a mile from M42 J11.

Excellent location on A444 close to M42 J11

• NIA: 629 sq.m./6,773 sq.ft.

• Parking & secure site

• Attractive rural location

J Ashby 01530 877977 / athcommercial@howkinsandharrison.co.uk

Morris Road, Leicester

FOR SALE £1,200,000

Light industrial unit/workshop/trade counter with office accomodation. Secure surfaced yard area to side and rear, situated on an established industrial estate.

• GIA 8720 sq. ft./810.46 sq. m.

• Recently used as a trade counter

• First and ground floor offices

• Freehold with vacant possession

J Rugby 01788 564678 / commercial@howkinsandharrison.co.uk

UNIT 6. A detached modern industrial unit. 499 sq.m./5,370 sq.ft. in total. Based on an established industrial site with ample parking. Located on the A52 between Ashbourne and Derby.

Detached industrial unit

• Between Derby and Ashbourne

• Established industrial site

• Excellent location

J Ashby 01530 877977 / athcommercial@howkinsandharrison.co.uk

Binley Road, Coventry

TO LET £18,100 per annum

Recently modernised, detached office building with on site carpark and off road car parking.

• 1205 sq. ft./112.02 sq.m.

• Close to Coventry city centre

• Ground floor and first floor office accommodation

• Air-conditioning

J Rugby 01788 564678 / commercial@howkinsandharrison.co.uk

TO LET £33,600 per annum

TO LET £37,500 per annum

Commercial lettings

Industrial unit and large secure yard in a prime location on a small, private, multi-let industrial estate, conveniently situated just off the A5.

• Industrial Unit - 6,700 sq.ft./622.75 sq.m.

• Secure Yard - 2.91acre/11,776 sq.m.

• Easy access to the M1, M6 motorways and A14

• Shawell Depot, Lutterworth

Unique, two storey retail property for sale with development opportunity, High Street location, with off road car parking.

• Prominent high street location

• Development opportunity

• Off road car parking

• GIA approx. 637.96 sq.m./6867 sq.ft.

Watling Street, Lutterworth TO LET £125,000 per annum

J Rugby 01788 564678 / commercial@howkinsandharrison.co.uk

High Street, Weedon, Northamptonshire FOR SALE £1,200,000

J Rugby 01788 564678 / commercial@howkinsandharrison.co.uk

Q&A

Why do you use Howkins & Harrison?

A discussion with local landowner, Mark Smith.

How long have you been a client of Howkins & Harrison?

Howkins provide a number of services and have done for many years. Our relationship is probably 15 years old now. I came to the locality from the military. I arrived on a sabbatical looking for somewhere to rent on the Kelmarsh estate just down the road and Howkins really were the landlords. So that's how our relationship began. Jeremy Watson, one of the Howkins surveyors was one of the first people we met.

And fifteen years on, has anything changed?

We've maintained that relationship and developed it into all different avenues. They were our landlord and provided all of the associated services whilst we were at Kelmarsh. We only came there, as I say, on a sabbatical, but we decided to set up a business. That's where our kennels business started and we needed advice because although we knew dogs, we had no idea about the area or its people.

So that was the start of diversification for us, really along with the knowledge that they had around the planning requirements from Daventry council. That personal relationship has grown to a friendship with Jeremy Watson. We've got several projects here at the moment because the only option for farming is to create alternative income streams to support the mainstay of the land.

What plans do you have for your land?

We only have 25 acres and 25 acres isn't a commercial entity, but with the 4 businesses that we now have, then it is.

We have a six acre separated field down the road that we're looking to complete a barn conversion on. Again, Howkins are providing the planning team. Looking after that is invaluable because of course they know all the personalities of the businesses here. They know what we want, they know how to manage us and do their very best for us.

We work with Howkins right across the board from landlord or planning advice to general farm advice. We've got a real issue at the moment with a Soil Survey. What do I know about a soil survey? Nothing! So I will be picking the phone up to one of the team and asking if there is any way in which Howkins can help.

How about Fam Sales?

Auctions, yes of course! The auctions draw great crowds. We both sell and buy from the auctions. In fact, I recently bought some chickens from a Howkins auction. We have a selection of rare breed chickens that we look after and are always interested when, on the rare occasion, they are on the list at a Howkins farm sale.

What challenges are you currently facing as a landowner?

Well, land owning, farming, rural life, is facing a whole spectrum of challenges at the moment. The biggest challenge is crime. It's just got to be addressed soon. There have been some awful crimes recently locally to here, both physical attacks and theft – often in broad daylight. It is great to see local businesses working with the rural crimes officer in support of local land owners, but until those

conducting the crimes are brought to justice, the worry can be overwhelming.

In addition, the commercialisation of the technology of farming is also a challenge. We're on a very small farm, but technology almost prevents us from farming. We can't find small enough kit anymore for our scale of farming. The tools are just too big!

Then there are the new the new stewardship schemes, which we rely on Howkins for advice for as they are so complex! It is so complicated, so technical. Do any of us understand the new stewardship scheme? I don't think we do. So we rely on expertise to make sure that we get the value that we require to maintain the farming industry.

Numerous challenges and of course, financially at the moment, COVID hit us hard here with our kennels businesses, with people cancelling trips abroad and staying in the UK, and as a result, taking their dogs on holiday with them.

And what opportunities do you see ahead of you? There are significant opportunities at the moment. And again,

we rely on the the broad spectrum that Howkins provides. The personal relationships we have built up with some of the Howkins team, with Charles and Jeremy, for example, really helps because we have casual conversations about the industry in general and through their information and questions, we will find avenues for income or diversification that we had not previously considered.

It's difficult keeping abreast of all the initiatives that there are and opportunities. Howkins have the ability to share and support through applications and so on all in one place. The relationships that we have really provides the answer and the chance to explore those next opportunities.

Would you recommend Howkins & Harrison to your fellow landowners?

Would I recommend Howkins and Harrison? Well, I'd have to, wouldn't I. I rely on them so much at the moment As I say, all the examples I've given already of how they support us and we do trust them, that's probably the biggest strength – the trust. It's developed over 15 years, a relatively short period. But, we rely so heavily on their services. So, for us, they're a good answer.

If you would discuss how we can support you and your land, please contact one of our rural teams on:

We do trust them, that's probably the biggest strength – the trust. It's been developed over 15 years, and a really wide range of services.

Regional Dog Walks with a Tasty Treat

NORTON LINDSAY TO GANNAWAY WOODS LOOP NR HENLEY-IN-ARDEN

A walk that starts and ends at a pub is a fine thing. Warwickshire’s first community-owned pub, The New Inn (thenewinn.pub) in the pretty village of Norton Lindsay recommend six circular walks from the pub, details and maps included on their website. The mid-length 8km route covers rural footpaths, fields, with panoramic views across the English Civil War battle of Edgehill site on the edge of the Cotswolds. Wellies are advised, as is a large gin when you get back!

HATTON LOCKS HATTON, WARWICKSHIRE

Canal towpath, countryside, and woodland: this 5-mile circular walk can be found described here: https://bit.ly/3uRnvjR. It’s full of changing scenery leading up to a view of ‘The Stairway to Heaven’, the Hatton Locks flight of 21 locks on the Grand Union Canal.

Beginning from the parking area in Hatton, pick up the canal towpath before heading into the countryside and along country lanes to Hampton on the Hill. Then, skirting Whitehill Wood and passing Hatton Country World, return to the canal and follow the locks back to your start point. The Hatton Arms (hattonarms.com) is perched above The Stairway to Heaven, the 18th-century coaching inn offers superb views and welcomes walkers & their dogs.

ATHERSTONE AND HARTSHILL HAYES COUNTRY PARK

This route leads through countryside near the site of Queen Boudicca’s last battle against the Romans and past remains of an Iron Age hill fort. It’s a peaceful jaunt, following a 6-mile round route which is described here: https://bit.ly/3hwUeaX beginning and ending in the market town of Atherstone.

Start at the train station and pick up the Coventry Canal, passing an impressive flight of 11 locks, help out with the narrowboats negotiating a graceful bend in the waterway near Mancetter before heading into Hartshill. At Hartshill Hayes Country Park ancient hilly woodland you’ll find panoramic views across the Anker Valley. Head on past Oldbury Camp Iron Age hill fort, and return to the canal towpath leading you back to Atherstone. The King’s Head (thekingsheadatherstone.co.uk) has a large canal side beer garden, and welcomes dogs in the outside seating area.

KENILWORTH CIRCULAR

This 2-mile (3km) circular wander around Kenilworth, strolling through the castle grounds and town can be found described here: https://bit.ly/3YpTKEc. From the castle car park, pick up the footpath around the ruins and beautiful Elizabethan Gardens, and head east into Abbey Fields Park before continuing east to Finham Brook to the trails through Kenilworth Common Nature Reserve. Our recommendation for refreshments in town include the 16th-century Virgins & Castle on the High Street (virginsandcastle.com). Dogs are very welcome in the snugs or in the heated beer garden throughout the day.

NAVIGATION AT STOKE BRUERNE

The Navigation (navigationstokebruerne. co.uk) is located in the charming old village of Stoke Bruerne, which lies on the Grand Union Canal, near the Blisworth Tunnel. Take a stroll along the tow path, which is peppered with wonderful historic locks. Start off with a light lunch, head on a stroll up and back through the locks on the tow path and enjoy a well earnt refreshment upon your return.

HICKS LODGE, ASHBY DE LA ZOUCH

In the heart of the National Forest, Hicks Lodge used to be a former coal mining site but has been totally transformed by new plantings and exciting trails. It makes it a great place to take your dog for a walk, although is a favoured location for cyclists, so if your pouch’s recall isn’t the best a lead may be required. This easy, largely flat, zig-zag walking route takes you into young woodland. Alternatively, opt for the longer 2.5km loop. There’s a further option to walk past a lake, clearly marked throughout the walk.

Find the walking route here:

https://bit.ly/3VXaQaO We don’t know pub to recommend directly on the route, but the coffee and cake at Hicks Lodge Café is worth the walk.

The lettings market –supporting landlords

Challenges on the economy, the cost of living crisis, mortgage rate hikes and the ever increasing Bank of England interest rate have all led to higher demand on the rental market as those previously looking to step onto the property ladder are forced to turn back towards renting. When demand outstrips supply, everyone is frustrated. We wish we had more properties to let, landlords wish they own more properties and tenants just want to get moving. During these times, it is more important than ever to choose the right person for the right property – for all concerned.

We work hard to ensure that our tenants are carefully vetted before they move into a property that we manage and that we communicate clearly and transparently with both tenant and landlord at all times. Due to these solid foundations, we have been able to mitigate the risks for our landlord clients and have open channels of communication.

Legislative changes continue to pass through legal channels and the ever-changing landscape remains challenging. We stay abreast of legal updates and ensure that our fully managed landlord clients are always legally compliant. Using a managing agent provides a safe and secure rental platform for both tenant and landlord to ensure that tenants are safe in their homes, that landlords are operating entirely within the legal frameworks and that nothing is missed. Additionally, our 24/7 out of hours repairs processes provide tenants with solutions when things go wrong and landlords the peace of mind that they are not the first port of call for emergency situations.

We continue to support our portfolio and single property-owning clients alike with our fully managed services and welcome landlords who already use some of our services or are presently engaged with other agents, or anyone considering investing in property to get in touch. We would be delighted to discuss our different service options with you.

To speak to one of our lettings experts, in confidence, please contact your most convenient office

Atherstone

15 Market Street, Atherstone, Warwickshire CV9 1ET 01827 718021 / AthLetts@howkinsandharrison.co.uk

Daventry

27 Market Square, Daventry, Northamptonshire, NN11 4BH 01327 316880 / Davletts@howkinsandharrison.co.uk

Lutterworth

12a Market Street, Lutterworth, Leicestershire, LE17 4EH 01455 559203 / Luttletts@howkinsandharrison.co.uk

Northampton

14 Bridge Street, Northampton, Northamptonshire, NN1 1NW 01604 823456 / Northletts@howkinsandharrison.co.uk

Rugby

7-11 Albert Street, Rugby, Warwickshire, CV21 2RX 01788 564666 / Rugletts@howkinsandharrison.co.uk

MARK MANNING Partner

LISA SWINNERTON Manager Atherstone

MARK GLENN Manager Northampton

SARAH FRENCH Manager Daventry & Towcester

MARK BAZELEY Manager Rugby & Lutterworth

Scan here to watch a video highlighting many of the services that our team offer to clients.

Chandlers Row, Brinklow, Rugby

This fabulous home boasts a wealth character and living space briefly comprising to the ground floor; spacious open plan reception/dining/kitchen with wood beams, log burner and sliding doors to the rear garden giving beautiful countryside views.

/ Rugletts@howkinsandharrison.co.uk

• Village

• Detached, unfurnished, gas central heating

• 3 bedrooms, 1 reception room

• Large garden

Modern penthouse large 1 double bedroom apartment enjoying an open plan living/kitchen area with appliances to include integrated oven, hob, fridge/freezer, washing/drying machine, dishwasher, fitted quality kitchen, double bedroom, shower room.

/ Rugletts@howkinsandharrison.co.uk

• Town centre

• Flat, unfurnished, electric heating

• 1 bedroom

• Roof top terrace garden

J Rugby 01788 564666

The Napier Building, Rugby

J Rugby 01788 564666

A partially refurbished 2 bedroom terrace property in a popular residential area close to Rugby town centre to comprise entrance porch, open plan lounge / dining room, with new flooring / kitchen, ground floor bathroom with a shower over the bath, 2 good sized bedrooms.

J Rugby 01788 564666 / Rugletts@howkinsandharrison.co.uk

• 2 bedrooms

• Medium sized garden

• Part furnished and refurbished to a high standard

A brand new detached house on a bespoke private development in the village of Appleby Magna. Built with luxurious fixtures and fittings, three spacious reception rooms, one being dual aspect with a feature fireplace, an exquisite open plan living dining kitchen with integral views over the rear and side gardens.

J Atherstone 01827 718021 / AthLetts@howkinsandharrison.co.uk

• Unfurnished

• Newly Built Property

• Double garage and off road parking

• 5 Bedrooms

Oxford Street, Rugby

Appleby Magna

£2,500 pcm

£850 pcm

A stunning 17th Century property with original features set in the quiet village of Whilton. The kitchen has fully integrated appliances, dining room with Aga, lounge with feature fireplace and log burner. There are original beams, character features, large rear garden, double garage, driveway, views and is close to the Locks and Marina.

J Daventry 01327 316880 / Davletts@howkinsandharrison.co.uk

Shoal Creek, Collingtree Park

• Village location

• Large garden

• Character property

• Thriving village community

An impressive four / five bedroom detached property with lake views located in the prestigious area of Collingtree Park. With excellent road links to M1 Junction 15, A45, A508 and local amenities close by. The property benefits from views over the golf course and positioned in a private cul-de-sac position.

J Northampton 01604 823456 / Northletts@howkinsandharrison.co.uk

• Part furnished property

• Private balcony

• Quiet & secluded neighbourhood

• Good road links

£2,950 pcm

£1,650 pcm

A charming two bedroom cottage available in this popular village of Flore, offering excellent road links to A45/A5/M1 junction 16, with attractive patio courtyard garden, gas central heating, uPVC double glazing and off road private parking.

J Northampton 01604 823456 / Northletts@howkinsandharrison.co.uk

• Part furnished property

• Decorated to a high standard

• Good road links

• Allocated parking available

A well-presented two bedroom mid terrace home, located within walking distance of Northampton General and town centre, with a small enclosed courtyard garden, uPVC double glazing and gas central heating throughout.

J Northampton 01604 823456 / Northletts@howkinsandharrison.co.uk

• Unfurnished property

• Local amenities nearby

• Good road links

• Street parking available

Bliss Lane, Flore

South Terrace, Abington

£925 pcm

£900 pcm

What is the difference between Planning Permission and Permitted Development?

The Local Planning Authority (LPA) – usually the district or borough council – is responsible for deciding whether a proposed development should be allowed to go ahead via a planning permission. Most new buildings, major alterations to existing buildings and significant changes to the use of a building or piece of land need full planning permission.

Certain minor building works – known as permitted development – do not require planning permission, because the effect of such developments on the surrounding environment is likely to be small. Under ‘existing permitted development’ rules, single-storey rear extensions and conservatories can be constructed without planning permission if they do not extend beyond the rear wall of the original house by a set distance.

Recent legislation in relation to permitted development means it is now possible to build more under this remit. For a semidetached property, the previous limit of three metres from the face of a building for single storey extensions (9ft 11ins) and for detached homes four metres (13ft 1in) have been doubled, meaning many extensions which would have required planning permission can now be built under permitted development.

Permitted development rights apply only to a ‘private dwelling house’ as originally constructed, or as the dwelling stood at a certain point in time. Listed buildings are excluded and properties in designated areas such as Conservation Areas, Green Belt, National Parks and Areas of Outstanding Natural Beauty have restrictions on their permitted development rights.

Although it should be possible in most cases to judge whether or not a proposed project qualifies as permitted development, there will be situations and projects that are not as clear cut. If there is any ambiguity, it’s recommended to alter your plans to ensure they meet permitted development limits and conditions, or choose to apply for a Lawful Development Certificate. This is not the same as planning permission but is proof that your household building work is lawful. An increasing number of Local Authorities offer a consultancy service for a small fee and

will confirm in writing whether or not a planning application is required. When coming to sell the property, this evidence is very useful to avoid lengthy delays in the conveyancing process. As this document proves your project was lawful at the point of construction, it protects you in the event planning policies change and ensures you don’t accidentally build something outside of your permitted development rights.

PRIOR APPROVAL

While permitted development rights allow you to alter buildings without the need for a full planning application, some projects will still need to be reviewed by your local authority. This is known as ‘prior approval’ and it’s likely you’ll need to submit an application early on to see whether or not your project warrants this type of planning.

An advantage of prior approval, when compared to a full planning application, is that there is less subjectivity in the assessment. While planning applications can be accepted and rejected by your council’s own unique criteria, prior approval ensures your project is only being judged against fixed legal requirements - making planning success easier to achieve.

FULL PLANNING APPLICATION

Projects not covered by permitted development rights, will need to be processed via a full planning application. Unlike the other planning routes, planning permission allows your project more creativity and scope. However, success via a planning officer’s approval is more subjective. As most local authorities work to their own set of guidelines, approval is possible in one area that may be rejected in another.

For potentially controversial or ambitious projects, it is advised to submit a pre-application. This involves an informal meeting with your planning officer, usually in person, or on the phone, offering the opportunity to discuss the feasibility of your ideas, alongside any foreseen issues.

If you are considering a building project, either of a home, outbuildings, disused farm buildings or are looking into the feasibility of larger projects, it is advised to involve a planning professional as soon as possible to avoid heading down any rabbit holes that may be costly in terms of time or money.

We have a team of specialist planners who are experienced both working for and with local authorities and with land and homeowners. We also have experts in equestrian planning within our team.

Planning Permission & Permitted Development

Projects which can come under your permitted development rights include:

J Rear extensions

J Side and side return extensions

J Garden rooms

J Loft conversions

J Two-storey extensions

J Garage conversions

J Building a new storey

The following is required to submit a planning application:

J The correct fee

J Design and access statement

J Site plan

J Surveys (as applicable)

Planning permission is often refused if:

J The build overshadows a neighbour, causing loss of light

J The build overlooks other homes, causing loss of privacy

J The build appearance is out of character with the existing property/locality

J Overdevelopment

J It impacts on highway safety

J Use of hazardous materials

J Impact upon trees

J Restricts road access

J Negative effect on nature conservation

J Your property is a listed building, where applicable

JIf you wish to contact our team for a no-obligation discussion about your project, please get in contact.

JOHN CLARKE BA (Hons) MA MRTPI

The Sustainable Farming Incentive

The Sustainable Farming Incentive (SFI) is the first of 3 new environmental schemes being introduced under the Agricultural Transition Plan. The other 2 schemes are Local Nature Recovery and Landscape Recovery.

The SFI is aimed at farmers and pays for actions that relate to farming activities and create environmental benefit, it aims to help farmers manage land in a way that improves food production and is more environmentally sustainable.

The scheme is designed to help England meet its 25 Year Environment Plan, net zero and animal health and welfare ambitions. DEFRA’s intention is that with the SFI, within a few years farmers will see ‘producing environmental and climate change benefits as an integral part of their business, alongside food production’.

The SFI is one of the Environmental Land Management Schemes (ELMS) designed to incentivise and reward farmers for providing public goods such as improved water quality, enhanced biodiversity and climate changemitigation, alongside food production.

PHILIPPA DEWES BSc (Hons) MRICS

The present focus on the SFI is to:

J encourage actions that improve soil health

J recognise how moorland provides benefits to the public (public goods)

J improve animal health and welfare by helping farmers with the costs of veterinary advice for livestock

It will also support actions in moorland areas and will help to improve animal health and welfare by providing veterinary advice for livestock.

Although the long term remains uncertain, we are aware that SFI agreements will last for 3 years and there will be some flexibility to amend the agreements every 12 months. Farmers will be paid quarterly which is a positive move forward from previous subsides schemes and will support cash flow. The SFI will include a set of land management actions or standards where farmers will be paid for completing each one to a particular level of ambition, either introductory, intermediate, or advanced. The introductory level of the standards will pay farmers to meet a good level of sustainable environmental practice alongside food production, which is beyond the regulatory baseline and existing good farming practice. In turn the intermediate and advanced levels of ambition exceed existing good farming practice to a progressively greater extent.

In this application window, three standards are available to those with the region: arable, horticultural soils, and improved grassland soils standards.

On initial investigation, payment rates seem quite low and may not incentivise farmers to enter the scheme. It is likely, however,

that many farmers could already be meeting the requirements of the scheme and join the SFI without many changes, making the scheme worthy of review.

2022 payments were as follows:

STANDARD LEVEL PAYMENT

Arable and Introductory £22 per hectare

horticultural soils

Intermediate £40 per hectare

Improved Introductory £28 per hectare

grassland soils

Moorland

Intermediate £58 per hectare

Introductory £10.30 per hectare

Additional payment £265 per agreement

Land in an existing agri-environment scheme agreement, such as Countryside Stewardship, may also be eligible for an SFI standards agreement if:

J you and your land are eligible for each scheme

J the activities you’re being paid for under each scheme are compatible

J you are not being paid twice for a similar activity or outcome on the same area of land at the same time (known as ‘double funding’)

Funding will be available within the scheme in this year’s application window for an annual vet visit, providing bespoke diagnostic testing and advice.

JWe are delighted to support clients and advise across the full suite of incentives and schemes available as we travers through the Agricultural Transition Plan. If you are not already a client and you would like to speak to one of our surveyors, who will provide expert advice for the best option for your unique and individual situation please contact our rural teams via the numbers opposite:

Ashby 01530 877977

Atherstone 01827 721380

Rugby 01788 564680

Towcester 01327 397979

...many farmers could already be meeting the requirements of the scheme and join the SFI without many changes.

The future of solar power & diversification of land

Preferably the land will be completely unseen – potentially with trees around, (although not so tall as to shadow the panels), no footpaths or public views or views from houses. Low grade agricultural land that would do well to be rested for the duration of the contract is also preferable to good food producing land, which the project would take out of the production cycle. There are lots of planning considerations to be reviewed, but mainly making sure that the land is not in a protected designation – natural park, or area of outstanding natural beauty is enough initially, although land in the green belt is also tricky.

Usually solar farms suit owner occupiers – mainly due to the length of the lease which could be around 35 years. Generational schemes are possibly the best option and are often good for tax purposes, meaning a family can earn income from the panels in the future. The main advantage of looking into renewables is that it is a form on inactive diversification – not client facing like a farm shop or glamping pods. Instead, the landowner becomes a landlord. Although there is a lot of work at the start – alongside a developer, planners and so on, once built, the landowner simply collects a rent or should they wish to be involved they could opt to maintain the vegetation (hedges and verges). The income is guaranteed for decades and can replace lost grants or subsidies such as BPS.

For many landowners, the biggest reservation is moving away from farming itself. For lots of clients, farming is a way of life, a lifestyle rather than a financial choice. Once the solar farm is built on land, although you stay involved and manage the vegetation or potentially graze animals, it’s limited in agricultural use and is a significant step away from traditional farming. That’s a serious decision, considering priorities as well as the financial information.

The ideal site for a solar farm development is a big piece of land, around 200 acres. Ideally in a single block and near to a point in the network where you can connect to the power grid – such as major sub stations, or major overhead power lines (with capacity!).

Factors for consideration

FINANCIAL RETURNS

There is variability, but at the widest part £600 - £1200 per acre is currently possible, although schemes at the very top end are few and far between. The income is based, primarily, on the cost of the grid connection. That’s dependent on the existing infrastructure, upgrades, how far away from the substation the land is, how much cabling is required and so on. A rent of circa £900 per acre over a 30-40 yr lease is where most schemes are presently pitched.

TAX IMPLICATIONS

Once the solar farm is built, the land passes from agricultural to commercial meaning there are tax implications. But with the correct advice, the scheme can be very profitable and financially viable. Mitigating the losses by getting the right advice upfront.

LAND VALUE

There is an element of land value change – which differs greatly depending on where you are in the process. If you have an option on the land, there is limited immediate effect on the land value. There may be a small amount of hope value, but even once planning is granted, so few sites come to fruition that front loading value is unlikely. However, once the project is built out and functional, there is a moderate uplift in value (dependent on quality of land and location).

How can landowner put their land forward for consideration? Being in the right place at the right time is important. There are

developers looking for land, but the way they find land is quite limited – for example through the land registry. But if data is not up to date or if land is registered in lots of little parcels, it’s not obvious to a developer that it’s a suitable site – one big block of land.

However, developers often contact us to find out if we know of suitable land in a specific area, and we are able to actively promote to developers. We can get feedback from developers quite quickly to find out if there is an appetite to research a project further.

CHOOSING A DEVELOPER

If you are contacted via a cold call from a developer, we are able to speak to other developers to gain some competing offers and gather some higher profit options than just accepting the contract of the first person who contacts you. A limited number of sites reviewed lead to a successful project. Usually, the developer will drop out of a project if the connectivity information from the grid means that the land loses its attractiveness. This is always early on in the project when little or no input or cost has been accrued – in terms of financial or effort outlay for the landowner. Working with the right developer, initial outlay is limited. The biggest early cost is the application to the grid to understand if a site connection is feasible. This can be in the region of £10,000 but working with the right developer, they will pay for that cost upfront. This is great for a landowner as that’s the riskiest stage. Working with a specialist surveyor means we will negotiate the heads of terms to mitigate any losses if an option agreement is not reached. Of course, if the landowner pulls out, there are costs involved. But if the developer pulls out or is unable to establish the required planning permission, costs can be mitigated.

At the end of the contract, the decommissioning clause means that the developer is required to return the land to agricultural land. This usually ties in with the planning permission, which is time limited – stating that the land must be returned to its previous use. The developer would remove all the kit, and the land can go back to being farmed. This is where a specialist

surveyor who is able to negotiate the correct terms on your behalf is important. We often create an agreement that funds the decommissioning of the land should the developer or company no longer exist at the end of the contract. As the land is agricultural land with vegetation cover, rested for 30-40 years theoretically, it should be in good condition to go back into production once the scheme completes.

LIMITATIONS OF RENEWABLE ENERGY SOURCES

The biggest limitation is the power network’s ability to take commissions of this type. The system was built to take single, big coal or nuclear-powered plant at the centre, to distribute slowly out to where it is needed. What happens with renewables – solar, wind, water, is reversing the system – pumping power in, backwards through the network, in a way that it was never designed to do. Therefore, where there is capacity, the race is on to find suitable sites. As that land is developed, there are less and less sites which will be attractive to developers. The lifetime of this opportunity is limited. Although there will be long term opportunities for other technologies – some of which we’ve not even invented yet! Looking at how solar has changed in recent times, and with the amount of money going into renewable, low carbon technologies, globally who knows what the next opportunity will be in the race to be net zero. Solar powered electric car charging forecourts, for example, could present a totally different opportunity to a farmer who has a significantly smaller acreage for consideration, but has the right location! Land to house hydrogen refineries to store and preserve energy, for example, electricity from solar, that can be used to create hydrogen that can be sold or burnt when power is on demand. There is a future demand for land for energy technologies.

Get in touch to explore the opportunity of solar now, so that you can be kept abreast of future developments that may suit your land if a 200 acre parcel of land with a perfect grid connection close by is not in your gift.

#Like and subscribe The big business of social media

As of July 2022, Facebook has 2.93 billion active users and 1.97 billion daily users. YouTube has 2.1 billion, Instagram has 1.4 billion, and TikTok has 1.5 billion, totalling to 7 billion active users every day.

This active audience is searching for entertainment, knowledge, facts, anecdotes, and engagement. Agricultural businesses provide all of these. Social media platforms lend themselves perfectly to sharing stories of the challenges of farming, the diversification of businesses and the provenance of the food produced.

Once the decision is made to promote a business on social media, choice must be on which of the dozens of platforms available to use and which to focus on. The options are wide but the differences between the platforms make those choices clear once you decide what you are trying to say and to whom.

Social media is such a powerful tool, yet often underused in the agricultural sector. However, over the past 5 years, there has been a big push, especially by the younger generation to showcase the industry to the world – often employing staff solely for the purpose of social media marketing for their business. These are the businesses that already recognise that this messaging is key. Social media enables businesses to market their farm, their produce, or their areas of diversification to a much larger audience – most of whom had previously never heard your name. It’s a successful way to find new customers and create a brand name for your farm business. Perhaps most attractively, it is far more affordable than traditional farm marketing channels such as print advertising. Social media marketing can be summarised as taking the very best elements of word-of-mouth advertising – the most infectious and trusted of all messaging, onto a functional platform. With rave reviews from people we trust – even if we’ve never met them!

THE GENERAL BREAKDOWN LOOKS LIKE THIS:

Facebook is becoming the place for people to connect with family and family-style locations, activities and for groups to share and plan. Places that hold events, are comfortable creating video, and provide ways for families to connect do very well on Facebook. Baby Boomers, the Silent Generation – who found Facebook to engage with their great grandchildren, and Generation X make up the largest demographics of Facebook users.

YouTube is the platform visited to learn and be entertained. If you have something to teach or show and are comfortable making videos, this is a good place to go. Millennials and Generation Z are the most active users. A place to become an expert in your field.

Instagram is a photo-heavy platform to engage with brands, celebrities, friends, and family all in one place. Instagram is an opportunity to archive your life, show off a little, and keep up with the issues you care about. Instagram also has a strong e-commerce element – perfect for the agricultural business with a B2C sales element.

TikTok is a video platform with all styles of content that is rapidly gaining popularity. While mostly for Generation Z, there are plenty of Millennials, and where the Millennials are, their helicopter parents are soon bound to be! TikTok can be used for nearly any purpose, but the most popular accounts are almost solely for the entertainment value.

If you want to promote your farm or rural enterprise on social media, ask yourself for what reason and to who you are talking, stay genuine to yourself, your business or your brand, know where you should be and who you should be talking to, and have a really good look at what similar businesses are doing – as well as businesses in completely different industries that engage you. Most importantly, have fun with what you do. If you are enjoying it, your audience will too. You never know, you may even end up liking TikTok.

FELICITY ELLIS Digital Marketing Co-Ordinator

Get in touch

Ashby de la Zouch

The Old Cottage Hospital, Leicester Road, Ashby de la Zouch, Leicestershire LE65 1DB

Telephone 01530 877977

Email ashby@howkinsandharrison.co.uk

Atherstone

15 Market Street, Atherstone, Warwickshire CV9 1ET

Telephone 01827 721380

Email athrural@howkinsandharrison.co.uk

Rugby

7-11 Albert Street, Rugby, Warwickshire CV21 2RX

Telephone 01788 564680

Email rugrural@howkinsandharrison.co.uk

Towcester

98A Watling Street, Towcester NN12 6BT

Telephone 01327 397979

Email towcester@howkinsandharrison.co.uk

Our regional offices

Ashby de la Zouch 01530 877977

Atherstone 01827 718021

Daventry 01327 316880

Northampton 01604 823456

Henley-in-Arden 01564 793137

The London Office 0207 839 0888

Lutterworth 01455 559203

Rugby 01788 564666

Towcester 01327 397979

FACEBOOK HowkinsandHarrison

TWITTER HowkinsLLP

INSTAGRAM HowkinsLLP

Total property, land & estate services for residential, commercial & rural clients