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Stags has assisted with adding value to Normans Farm for over 5 years now. Originally instructed to market 33.5 acres of the farm’s land, back in 2018, where our Farm Agency department advised on lotting up the land available. They went on to negotiate offers and agree sales.
Sadly, in 2019 the owner of the land at the time passed away. After which Stags’ Professional Services department were instructed to undertake a probate valuation before negotiating the sale of grass keep and drafting up grazing licenses for the parties involved, whilst the sales were on hold waiting for probate. Both sales completed in 2020.
In 2020 the same team provided advice relating to the Basic Payment Scheme (BPS) on the original farm. This involved both mapping changes, including the registration of permanent ineligible features, along with the preparation and submission of the 2020 BPS claim. Whilst this was happening, our Farm Agency department, alongside the Wellington Residential Sales team, provided a market appraisal on the whole farm, advising on guide price and lotting, working alongside the planning team to review opportunities to convert some of the farm buildings to increase the sale price that could be achieved.
The Planning & Design department then conducted a planning appraisal, assessing the change of use potential of the farm buildings on site. Possible highways issues were identified which meant that a Highways Assessment has to be undertaken to confirm the suitability of the primary access. After which, a full planning application was prepared and submitted to secure consent for construction of a second access to the farmyard to aid future lotting. A large number of objections were received, which meant that the application was then referred to a committee where Stags had to present their findings and have a case officer provide recommendation for the work.
Following this, consent was obtained for second access, granted subject to conditions. In 2021 Stags assisted in submitting an application to discharge these conditions, which was approved to allow development to commence, finishing by the end of the summer the same year. Whilst this went on, our Professional Services team transferred the BPS entitlements to the purchasers of the land on the eastern side of the farm.
In late 2021/early 2022 ecological and structural surveys were commissioned to support a Class Q application (agricultural to residential use) for a change of use to various buildings within the main farmyard. This resulted in bats were found, which meant that further surveys had to be commissioned with appropriate mitigation having to be incorporated within the proposed scheme. Class Q Prior Notifications was then submitted on 4 modern and traditional farm buildings within the farmyard to create 4 detached dwellings.
In late 2022, 4 Prior Notifications were approved with consent for a change of use to provide 4 detached dwellings. After which, the planning team assisted in completing and submitting Community Infrastructure Levy Forms.
In the summer of 2023, the planning team went on to resubmit Class Q Prior Notifications for 3 of the 4 barns to extend the deadline for competition. All of which were approved.
The planning team assisted in completing and submitting Community Infrastructure Levy Forms. In summer of 2023, the planning team went on to resubmit Class Q Prior Notifications for three of the 4 barns to extend the deadline for completion. All of which were approved.
The Stags Farm Agency team then went on to agree a full strategy for marketing the farm and the land surrounding it, which involved advertising the farm as a whole and in 6 lots. This resulted in agreed sales on (Lot 1) the Farmhouse & Land, Lot 4 (Barn for conversion) and Lot 6 (Agricultural Land), all of which have since completed.
The team then advised on ‘re-packaging’ the remaining lots, subsequently agreeing sales on Lots 2a (Barn for Conversion) and Lot 5 (Agricultural Land). Sales were agreed on all lots, bar Lot 5 which is being held back until the sales of Lot 2a and 2b have completed. Once the 2 remaining lots have completed, Lot 5 will be marketed for sale.
