Keep up to date with the latest Stags news

Successfully adding value through planning expertise and strategic marketing

Successfully adding value through planning expertise and strategic marketing

Stags Truro office is pleased to report the successful sale of a range of farm buildings at South View Farm, off Jolly’s Lane near Porthtowan, by way of online public auction.

The barns were sold in two lots, with Lot 1 comprising a pair of traditional barns with full planning permission for residential use, which sold for £264,450 off an auction guide price of £150,000. Lot 2 comprised a single block barn with Class Q permitted development rights for conversion to create a three-bedroom dwelling, which achieved £189,000 off an auction guide price of £140,000.

Ian Osborne, the agent who handled the marketing and sale, comments:

“I have acted for the family who previously owned these barns for several years now, and, when I first was asked to consider the barns, I saw a range of traditional and modern buildings well-situated a few hundred yards from the cliffs at Porthtowan, with no previous planning history. There was interest in the barns for their potential at the time.

After careful analysis and detailed meetings with Stags Planning Department and myself as the forward selling agent, it was decided it would be worth investing into a planning consultation process. My clients therefore decided to initially invest into a pre-application enquiry and then on receipt of the same, to apply for detailed planning permission for conversion of the traditional barns and Class Q Prior Approval for conversion of the block building.

Planning consultants Alister Smith and Stephen Boundy and architect Carlos Ramos of Stags Planning Department oversaw the process on behalf of my clients and, after the usual bat and owl surveys, mining surveys, ecological surveys and so forth, successfully managed to obtain planning permission for residential consent and also prior approval under the Class Q Permitted Development Right regulations. These approvals immediately added value by moving the barns from having potential subject to planning, to having secure planning approval for their conversion to residential use.

On receipt of the same and being able to carefully consider the design details which had been approved, I decided to recommend marketing and selling in two lots so as to spread interest across the market as widely as possible and bring not only builders or developers into play, but also private self-build individuals. A comprehensive marketing strategy in lots enabled demand to be maximised, with the ultimate aim of fuelling bidding via an online property auction.”

After professional consultation with Stephen Morrison at Thurstan Hoskin Solicitors in Redruth, detailed auction legal packs were prepared for the two lots and a five-week marketing campaign entered into. The intense marketing campaign fully utilised Stags’ broad and comprehensive marketing service, via distribution through extensive mailing lists and data bases, digital marketing, Stags’ website, newspaper advertising, 21 other offices in the South West, The London Office, Rightmove, OnTheMarket, for sale boards and press release circulation. Indeed, a considerable number of known, and also unknown, viewings were generated, which culminated in competitive bidding on the day leading to successful sales of both lots at the highest prices the market would support.

Ian Osborne further comments:

“It is always very satisfying when, as a marketing agent, one is able to work in-house and closely with Stags’ planning consultants, in order to ensure that the best design and planning route options are adopted for subsequent marketing, with the end result always in mind – which is to achieve the best price for your client. The sale of South View Barns near Porthtowan is a classic example of where Stags’ planning and marketing departments have been able to work together to add value and maximise the return on behalf of our valued clients.”

For further information and professional consultation on planning processes and marketing running hand in hand, please do not hesitate to contact Ian Osborne, at Stags Truro office, on 01872 264488 or by email via