PROPERTY & BUSINESS
2014/15 This timeline shows the Under the leadership of our name changes since the senior partner, Ian Walter, the firm’s inception: activities of JHWalter (JHW) have become more diverse, Our roots go back over reflecting the changes in the 200 years and we are naturally world of property and business. proud of our past. This has seen members of the same family We have approaching 40 staff practising in separate firms at at 1 Mint Lane in Lincoln. Our the same time - all referred to partnership has a highly colloquially as “Walter’s”! experienced team delivering property, business, planning And so it is now. There are two & energy solutions through property services practices in a comprehensive range of Lincoln with the same surname professional services. - not connected, although we do share the same history. If you wish to use JHWalter or follow up a property enquiry One is a partnership with under the purple and green purple and green branding, banners, please ring: JHWalter LLP, Chartered 01522 504304. Surveyors – this is us.
The other is a company branded red - Walter’s.
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Our three JHWalter brands
Property and Business is published by JHWalter LLP Editor Tim Atkinson Design and Publication Fran Thornton and Kate Wells This publication is intended as a general guide, and although every effort has been made to ensure accuracy, liability cannot be accepted for any errors of fact or opinion. Always seek professional advice. foreword
JHWalter can trace its foundation back to 1790, the year after the French Revolution. Nelson’s famous victory at the Battle of Trafalgar would not take place for another 15 years.
The Enclosure Acts and Agricultural revolution were the drivers for a profession of the land to develop. The name of Walter has been synonymous with the sale of land and property in Lincolnshire since then.
We have had a presence in the City of Lincoln for the best part of two hundred years and have witnessed and advised on many of the significant developments which have transformed the City and County.
Seven generations have served the community, an unbroken succession.Today the professional practice is much more than just a family firm.
Today JHWalter buys, sells, and values all types of property throughout the region. Indeed we advise on most of the activities associated with the ownership and occupation of land and property, including development and renewable energy. Ian Walter Property, business, planning and energy BSc (Hons) CEnv FRICS FAAV are what we know and what we do. Senior Partner, Chartered Surveyor e [email protected] t 01522 504333
contents
\\ jhwalter Pages 02-07 land agency PROPERTY
property \\ jhwalter Pages 15-18 commercial
property \\ jhwalter Pages 08-14 residential
\\ jhwalter Pages 21-22 property auction
\\ jhwalter Pages 23-26 business BUSINESS
\\ jhwalter Pages 27-32 planning PLANNING
\\ jhwalter Pages 33-37 energy ENERGY
\\ jhwalter Pages 38-40 news in recent years. The more investors in the What drives market, the stronger it is. Many of the Danish investors who read the market the Land Market? correctly in the last 10 years have The farmland market continues to already cashed in their winnings break records, out perform other and returned in the long boats investments and generally leave from whence they can, heavily laden. observers wondering why? Others still remain, but it has always been thus. Here are a few observations, based on 35 years buying and selling farms The free market conditions and the and land for clients. strength of the market has seen the emergence of more investors, simply Why buy farmland? The benefits of buying and selling a commodity. Whether ownership this is the long term interests of a resource of crucial importance to the nation is for others Secure investment to judge. Land has always been seen as a safe haven to store wealth and a hedge against inflation. Over the centuries families and Soil is a resource that must be managed for the long term. The institutions have held land and benefitted from the status short term drive to maximise return from land is just another and the income it brought. pressure, which is being put on the planet. Whether you agree or not, the Prince of Wales is absolutely correct in bringing these real Secure income concerns to the attention of the population as a whole. As they Land provides a safe income stream. There is never an empty farm, say in Lincolnshire “the job will not stand it”. It is important that as there are empty shops on the High Street. The low return now land is managed responsibly. Proper rotation and the growing of compares very favourably with the return on cash deposits. grass in the rotation was done for very good reason.
The income stream, whether from rent or farming income is How land is sold underwritten by Single Payment Entitlements. What other business Traditionally land was sold by auction. In recent years more and can rely on such payments to bolster its income? more agents have reverted to Sale by Tender. It can produce outstanding results for the vendor. A prospective purchaser who Economies of Scale can afford to pay more than anyone else for a particularly valid Farming benefits from economies of scale. As machinery gets ever reason can move the market seismically. Likewise those seeking larger, needing fewer personnel per 1000 acres, it is easy to expand to buy into the market can pay handsomely to open doors. and farmers are prepared to pay to do so. The influence of buying agents Scarce commodity Over the last thirty years more and more purchasers are taking As farms get larger and an ageing population of farmers retire, advantage of Land Agents offering a land buying service. smaller holdings are absorbed into larger holdings. If the reasons This network of agents can become secretive and not transparent. for ownership outlined in this article do not disappear, economies Uncertainty and distrust can creep into the process but that is of scale will drive land ownership, and in particular the farming of the nature of a free market that does not require land to be it, into fewer and fewer hands. The larger the farming unit becomes, traded in the open market. Agents encourage purchasers to use the greater its purchasing power to absorb more acres into their services on the promise of “off market” deals. It can work. the business. When will it settle down? Tax return The economy with its uncertainty and the low return on The very rich are getting richer and constantly seek ways to investors cash has surely influenced market perception. Has land shelter their wealth and avoid taxation, in particular been just a port in a storm? Perhaps, but the other factors which Inheritance Tax. The benefits of Agricultural Property Relief are continue to drive the market will not go away. The world considerable and this is a major reason for a number of prominent population continues to grow. The Chinese are getting a taste for people entering the market. It must be said that IHT relief was protein and the population are very food aware. As long as the designed more for the smaller family holding than for those who current supply Ian Walter are planning to hold wealth for the generations to come. Post War continues to Estate Duty lead to the break up of many estates. The pendulum BSc (Hons) CEnv FRICS FAAV Senior Partner, Chartered Surveyor contract, the price has now swung to the other extreme. e [email protected] will continue to t 01522 504333 go up. Enjoyment Land ownership, and its occupation and farming can be stressful. The elements constantly provide real challenges to earning a living from the land, particularly for smaller farmers and Arbitration livestock farmers. But, it can be hugely enjoyable and rewarding Landlords and Tenants with unresolved agricultural rent reviews emotionally. Rich investors are paying huge sums of money to buy may need to appoint an arbitrator before the rent review date. works of art depicting landscapes. But what better picture to look This process needs to be approached carefully. If you need advice at than the constantly changing seasons on a piece of England’s on how to approach arbitration and appoint an arbitrator please green and pleasant land? do not hesitate to contact Ellie Allwood, herself a rural arbitrator, for independent practical advice on the whole process. A free market There are no bars to entry into this market, other than financial Ellie Allwood resources! It is a market which is not only attracting new entrants BSc (Hons) LL.M MRICS FAAV to invest, but also foreign buyers who have influenced the market Partner, Chartered Surveyor e [email protected] 01 \\ jhwalter t 01522 504320 land agency The farmland market in the East Midlands remain strong with arable prices at times Farmland Market topping £10,000 per acre for large units and good land in the right location. The RICS Survey for the second half of 2013 reports an average arable value in the East Midlands of £8,438 per acre and £7,000 per acre for pasture. Significant open market sales have included:
Toft House Farm near Market Rasen - 896 acres guided at £8,000 per acre. The Humby Estate near Grantham - 2,095 acres guided at £9,260 per acre. The Stubton Estate near Newark -1,814 acres guided at £9,233 per acre.
The national press reported in March 2013 that Sir James Dyson through his company Beeswax Farming had acquired over 17,000 acres including the Nocton Estate near Lincoln making him a significant force in the Lincolnshire farmland market. We have also seen a number of freehold farms subject to lifetime tenancies under the Agricultural Holdings Act 1986. These have met with strong demand with sitting tenants frequently outbid by investors keen to secure farmland at a discount of its vacant value. Prices have represented 65% or more of vacant value or 1% or less yield on the passing rent.
The demand for farmland remains strong and supply is short. This looks set to continue for the foreseeable future. This is an opportunity for those tempted to lock into a land price around 50% higher than it was 5 years ago.
Tim Atkinson BSc (Hons) MRICS FAAV Partner, Chartered Surveyor e [email protected] t 01522 504313
JHWalter, International clients & Wind Farms The agricultural compensation team industry but more importantly an at JHWalter are currently acting on intimate understanding of farming behalf of a large international and the farming year. We believe European based company who are this has been a major input into about to commence constructing a the success of the project so far, major offshore wind farm off (coupled with a kind summer!). the East Yorkshire coast. The underground electricity cabling We also act on behalf of clients section of the project to a sub who are affected by such schemes station on the outskirts of Hull, whether it is water and sewerage is now partially completed, and pipes, gas pipes, highways or crosses about 18 km of primarily electricity and telecommunication agricultural land, over which we are cabling. Utility companies are negotiating with a large number of constantly improving, upgrading or occupiers and their agents regarding repairing their individual networks capital payments, crop loss and it is so important, if you are compensation, remedial land being affected, to be professionally drainage requirements and other represented. Again our team are well ongoing ancillary work. versed in this particular sector and will ensure you are properly No landowner or occupier compensated for the intrusions welcomes a cable or pipeline you may have suffered. across their land and therefore it is important that we, as land agents A large offshore wind farm is to the project, understand this and planned off Skegness in the build relationships with owners and immediate future, together with occupiers. The compensation team all its land based infrastructure here in Lincoln is made up of - if you need representation call professionals with detailed the experts at JHWalter. knowledge of the agricultural
Ambrose Fowler MRICS FAAV MRAC Consultant Chartered Surveyor e [email protected] t 01522 504308 02 \\ jhwalter land agency The Agricultural Rental Market We have just had yet another year when the level of rents paid farmed alongside a main holding. These short term rents can seem (and land prices paid) has been a hot topic of conversation. unsustainable in view of current prices, but they are specifically short term rents which can be changed on rent review or the The headline rents for both Farm Business Tenancies (FBTs) and tenancy ended. Whilst the FBT tenant may envy the AHA rent his old Agricultural Holding Act (AHAs) tenancies have continued to security and rent levels, it is the actually the FBT who has more rise and there have been commentaries quantifying the level of control of his destiny. increase across all tenancies in the region of 25%. However, as always, the detail is essential as this shows that it is the FBTs which The AHA tenant rents his land for better and for worse, for richer have continued to increase the most - often well over 30% whilst and poorer! As most AHAs include a farmhouse and farm buildings, AHAs range around 20%. Considering that land let under AHAs and he cannot decide pick and choose which land he wants to rent FBTs are producing exactly the same crop for the same market, this but must rent the whole holding and pay a rent regardless of often tempts the question why are the rents not the same? profitability. The FBT tenant can at least make the decision which land to bid for or release from his business. He has the ability to The answer is that FBT rents are higher because the Agricultural be more flexible in how he structures his land holding. Tenancies Act 1995 states that FBT rents are based on the rents for new open market lettings and these currently reflect the In the current highly competitive rental market there is a price strong demand for farmland. at which the FBT tenant cannot afford to rent land - albeit it is a brave farmer who walks away from the land to let his neighbour Economics says that when demand exceeds supply for take it on! something that cannot simply be manufactured, the price goes up. The Agricultural Holdings Act 1986 states that for AHA tenancies Please remember despite comments to the contrary, it is not this scarcity is to be specifically excluded at a rent review. the agents who dictate the market but the market which sets it own level. Therefore, the AHA rent should be based on the pure economics of farming land and not reflect FBT rents. However, the reality is more Ellie Allwood complicated. Let’s not forget that most FBTs are let for short BSc (Hons) LL.M MRICS FAAV Partner, Chartered Surveyor periods 1-5 years (or longer but with 3 year rent reviews) e [email protected] and most are for additional blocks of accommodation land to be t 01522 504320 Share the risk, Share the profit, Share farm v FBT for the future?
Next year the Farm Business Tenancy will be 20 years old! The landowner may be a retiring farmer, or one who is developing For those who question whether the high FBT rents are other parts of his farming business or a pure investor in farmland. sustainable or even damaging to our agricultural economy, there is Share farming can also enable new investment to provide long the another arrangement that is being promoted as the better way term capital into the agricultural industry whilst continuing to forward - share farming. support the traditional farming business.
In a share farming arrangement, the land and buildings are However, as other formal and informal arrangements have proven, provided by the landowner and the labour, expertise, success often turns on the personalities involved and their machinery, inputs, livestock etc are provided by the farmer. commitment to work together. Whether we use FBTs in a more proactive and radical way or adopt other arrangements we need There is a sharing of risk between the two sides as well as profit both parties to have a better understanding of the risks and share but there is also an ability for the share farmer to build up an rewards and build relationships that enable the underlying farming ownership in the share farming business without the capital outlay. businesses to stay strong and prosper - or all parties pay the cost. The share farmer does not bare all the risk whilst paying a high rent and the landowner has the ability to share in the profitability of the farming business with a long term farmer with a vested Ellie Allwood interest in the success of the joint venture. BSc (Hons) LL.M MRICS FAAV Partner, Chartered Surveyor This is not a tenancy nor is it a contract farming arrangement and e [email protected] efforts are usually made to avoid creating a legal partnership. t 01522 504320
03 \\ jhwalter land agency Landlords and Tenants - Be Prepared for the Basic Payments Scheme! The new Basic Payment Scheme (BPS) commences on 1st January 2015 to replace the Single Payment Scheme (SPS). Whilst it is hoped that we will not endure the same debacle as we saw in 2005 when the SPS was introduced, Landlords and Tenants should be particularly aware that we are now into the pre-BPS period where it is important to consider the terms of both existing tenancies and proposed new agreements. Current SPS provisions may deal with the change over to BPS but your check list should include:
• Specific SPS Identification numbers – need to update with BPS Identification Numbers? • Specified eligible areas – may have been re-mapped and need updating? • Obligations/restrictions to setaside – does this cover ‘greening’? Limitations of cropping – can the tenant feasible comply with multiple cropping requirements? • ‘Compensation’ provisions relating to ‘historic value’ of SPS need to update? • Is Tenant’s requirement to transfer to Landlord on termination at no cost – is this still right? • ‘Active farmer’ requirement – in the circumstances does this need to be included? • Requirements to obtain/apply/purchase new units – does this apply to BPS? • For new agreements, will the Landlord be able to make the BPS units available? • If the tenancy terminates after 2nd April 2014 will the Tenant be able to transfer units back to the Landlord?
In 2005 and thereafter we saw numerous agreements where the parties clearly had not read the agreement or seemingly taken advice on its terms, e.g. using agreements for tenancies commencing after 2005 requiring the Tenant to establish SPS units when the last date Ellie Allwood for doing so was 15th May 2005! In some cases this led to very BSc (Hons) LL.M MRICS FAAV costly mistakes for both Landlords and Tenants. For a review of the Partner, Chartered Surveyor current or proposed tenancy terms please contact Ellie Allwood or e [email protected] Isabel Lougher. t 01522 504320
Mineral, Chancel & Manorial Rights – Unilateral Notices Due to the recent deadline for registration of certain rights including sporting, chancel repair and mineral rights, a number of landowners have received notice from the Land Registry stating that a third party has claimed such rights on their land. These notices are not a scam and in some cases action must be taken to protect the rights of the landowner. If you have received one of these notices in the last few months and would like advice please contact Isabel Lougher.
Isabel Lougher BSc (Hons) MRICS FAAV Chartered Surveyor e [email protected] t 01522 504331
04 \\ jhwalter land agency Protect your land against deemed dedication of public
rights of way Recent amendments to the legislation Section 15A (1) of the Commons Act mean that it is now necessary for the 2006 provides a way in which It is a common conundrum for Highways Department to advertise the landowners or their qualified landowners. Old Jo Bloggs persistently declaration in order to give the public representatives, can protect their land walks his dog around your land. You the opportunity to comment. However, from being registered as a town or remember bumping into him once a few only in the event that a village green. Similarly to S.30 (6) of The years a go and having a word with him member of the public can prove that Highways Act 1980, it requires a map and about it, but since then he has persisted they have used the land continuously deposit to be lodged with the County and you have turned a blind eye. without interruption for a period of Council in the prescribed form, to bring twenty years, can a claim for a public to an end any period in which people The village is gradually getting bigger and right of way be made. may have enjoyed the land. the population is becoming more fluid. Several new families have moved in to Declarations should be re-submitted However this does not prevent a new the village looking for the ‘good life’ and every 20 years in order to continue period of enjoyment commencing. It is now there are unfamiliar faces walking protection against public rights coming therefore recommended that a deposit is across the farm. into existence. made by a landowner every twenty years. What can be done? Protection against land Top tips for protecting your land being registered as a town or Section 31 (6) of the Highways Act 1980 Declarations and map lodging aside, the provides a way for Landowners and village green. best way to prevent trespassers is to occupiers to protect their land from Alongside the deposit of a map and physically protect your land. the establishment of a public right of statement under S.30 (6) of the way. It is a two stage process that initially • Where possible make physical Highways Act 1980, you may wish to requires the deposit of a map showing boundaries protect your land against being the boundaries of your land and any • Padlock gates registered as a town or village green. existing rights of way that exist. • Display signs stating that the land Following the deposit of the map, Land can be registered as a town or is private a landowner or suitably qualified village green if a significant number By mitigating against trespassers representative lodge a declaration in the of inhabitants in any locality or prescribed form with the county council with physical barriers, it improves your neighbourhood have indulged in lawful chance of claiming that individuals are to protect the land from any area being sports and pastimes on the land, as of claimed as a public right of way. a ‘user by force’ rather than an right (without force, without secrecy and uninterrupted rambler. Unfortunately lodging of both without permission) for at least 20 years. documents does not then automatically Such lawful sports and pastimes include Isabel Lougher protect the land. dog walking, fetes, picnics, organised and BSc (Hons) MRICS FAAV informal games. Chartered Surveyor e [email protected] t 01522 504331 05 \\ jhwalter land agency Tenancy Succession: Have you got your timing right? Most tenancies granted prior The figures produced for each Farm A 40 Ha wheat 20 Ha sugar beet to 12th July 1984 will have enterprise can vary greatly from Farm B 40 Ha wheat 10 Ha sugar beet 10 Ha potatoes succession rights, allowing the year to year, e.g.1 Ha of beans Farm C 20 Ha wheat 20 Ha barley 80 dairy cows tenancy to be passed to two in 2011 ‘produced’ £79, £155 2011 2012 2013 further generations. To be in 2012 and £290 in 2013. The eligible to succeed, a potential annual fluctuation can pose tenant must pass a number of difficulties for the potential Agricultural £39,000 £40,000 £42,000 tests including a test that the successor as land that may not workers applicant must not occupy be considered a commercial unit wages x2 another “commercial unit”. one year but could be the next. This means that any land owned, The below example illustrates rented or occupied by the Farm A £27,760 £22,780 £31,000 potential successor, other than the potential for fluctuation due the tenanted farm, is assessed changing profitability and use of a different rotation: in order to establish whether Farm B £41,590 £43,470 £42,630 it is capable of producing a net Farm A and B are both 60 Ha annual income of more than the of bare land. Farm A is annual wage of two full time considered capable of growing Farm C £33,720 £43,360 £52,940 farm workers, currently around wheat and sugar beet and is As the notional cropping and stocking is decided by an external £42,000 total. well within the income assessor it is important that trial assessments are undertaken to bracket of a non-commercial However, the assessment is not consider the likelihood of a successful assessment. based on the actual farming unit. However, on Farm B, system undertaken on the land the 60 Ha incorporates 10 Ha Although there is only one opportunity for the assessment but a notional cropping and of potatoes which make the when succession takes place on death of the current tenant, stocking which is decided by an same land a commercial unit there is more opportunity for the succession applicant to ensure external assessor appointed by disqualifying the occupier a successful assessment when succeeding on retirement i.e. when DEFRA. Furthermore, the net from succeeding to a the current tenant has reached 65 or over. In this case if the annual income of the land is tenanted holding. assessment is likely to make the applicant ineligible, then succession can be delayed, or land holdings/occupations potentially rearranged calculated using figures Farm C is considered capable to ensure a positive assessment. produced annually by DEFRA of holding 80 dairy cows, 20 Ha based on averages for each of wheat and 20 Ha of barley. It is essential to prepare for succession many years in advance as agricultural enterprise. These In 2011 the unit was not a figures make no allowance for most of the potential hazards can be avoided by careful planning. commercial unit. However, If you would like to discuss the commercial unit test further or variations in land quality, stock due to the dairy cow value holding capacity or the method require advice on succession planning please contact Ellie Allwood increasing dramatically during or Isabel Lougher. of farming and are based on the 2012 and 2013 Farm C is now Isabel Lougher average of the previous three a commercial unit, as above. BSc (Hons) MRICS FAAV years’ income. Chartered Surveyor e [email protected] t 01522 504331
Take Full advantage of Inheritance Tax Relief It is vital to ensure that your estate can take full for storage. It pays to be aware how APR will advantage of Agricultural Property Relief (APR). apply to your holding and to ensure there are Providing farmland qualifies for this relief there no unnecessary tax charges. is no Inheritance Tax to pay a saving of £4000 per acre on land worth £10,000 per acre.
Beware there are traps to catch the Tim Atkinson unwary for example land grazed by horses and BSc (Hons) MRICS FAAV Partner, Chartered Surveyor land which is not actively farmed do not qualify e [email protected] nor does the old barn let out to a local builder t 01522 504313 06 \\ jhwalter land agency 01522 504304 jhwalter.co.uk
Former Nursery, Fulbeck - Guide Price: £275,000
Land Agency Team This former garden nursery is available as a whole or in part. The main building is divided into offices/training centre & stores with adjoining car park and is available seperately from the nursery 01522 504304 jhwalter.co.uk/property land totalling 17 acres. (L to R) - Ellie Allwood, Ian Walter, Isabel Lougher, Charles Alexander, Sam Middleton, Tim Atkinson
Wensor Bridge Farm, Shelton - Guide Price £435,000 Hilltop Livery, Fen Lane, Metheringham - Guide Price £180,000
An exciting opportunity to purchase a sustainable small holding with Hilltop Livery is a practically laid out livery located at Fen Lane potential for a number of uses subject to consent. Sale includes pasture Metheringham. The sale includes 14.2 acres of paddock land, 6 timber lands, livestock building, workshop with PV system and park home in all field shelters and a 20m x 40m wood chip riding arena. The property around 12.2 Hectares (30.15 acres). Available as a whole or in two lots. has a current capacity of eight liveries. Lot 1 park home in around 16.19 acres guided at £250,000. Lot 2 (13.96 acres) with farm building guided at £200,000.
SOLD SOLD
Eastfield House & Farm, Mavis Enderby, Spilsby, Lincs Farmland with potential for future development Grade 1 farmland south of Boston, Lincolnshire Eastfield Farm is an attractive mainly arable farm of around 288 acres • Strategic location adjoining houses and employment uses (116 hectares) within the Lincolnshire Wolds. It includes a substantial at Wyberton principle house, a traditional barn converted to two dwellings, • Frontage land may present earlier development opportunities all without agricultural ties, a pair of cottages and a useful farm building. • Total area 5.25 hectares/12.98 acres The land includes rolling countryside, mature and young woodland and • For sale as a whole or in parts level productive irrigated farmland. Birkendale Lodge, Lincoln - £599,950 Low Wood, Woodhall Spa - £750,000 This fine Edwardian detached dwelling, only a Set in a peaceful tree lined conservation area, short stroll from the Cathedral Quarter offers this stunning period dwelling of some 2,600 sq ft., extensive accommodation of some 3,200 sq ft offers beautifully appointed living space and enjoys views of the dramatic Lincoln Minster. throughout, comfortably blending a plethora of With a wealth of original features, light and original features with luxurious modern lifestyle spacious living space includes reception hall, fittings. Nestling on a south facing, landscaped plot three reception rooms, kitchen/breakfast room, of some 0.57 of an acre, the faultlessly presented utility, study, garden room and shower room to accommodation briefly comprises of reception the ground floor, with five double bedrooms, hall, morning room, drawing room, dining hall, Residential Team master en-suite and family bathroom to the bespoke kitchen/family room, created by first floor. ‘Chiselwood’, designers and makers of the finest 01522 504304 Outside are attractive southerly facing principally handmade kitchens and furniture, along with utility lawn gardens with patio areas, raised beds, and cloakroom whilst leading from the spacious, jhwalter.co.uk/property garaging and off road parking. open galleried landing are five double bedrooms, two en-suite and family bathroom. Outside, (L to R) - Ellen Dorman, a substantial driveway leads to Hannah McConnell-Wood, Simon Smith, EPC ample parking, detached EPC Rating garaging and workshop. Rating Ben Kendall, Linda Allatt
Crown Moor Cottage, Bassingham - £500,000 The Long Barn, Welton Hill, Lincoln - £480,000 Claxby Manor House, Claxby St. Andrew - £695,000 Set on the fringes of this most popular of villages This stunning barn conversion was created for Set on the edge of the Lincolnshire Wolds, this and enjoying far reaching cliff views, Crown Moor the current custodians by The Treehouse design impressive property has been sympathetically encompasses a fully refurbished dwelling, partnership of Stephen Hodgkinson & Philip extended, creating a generous dwelling. Internally, detached officing, manege, stables and Martinson, of Property Ladder fame. No expense well proportioned, spacious rooms are ideal for impressive log cabin, all set in immaculately has been spared in blending traditional mainstays family living and entertaining. Principal living space landscaped grounds extending to some 2.75 acres. with contemporary living standards throughout includes two reception rooms, billiard room, the 3,000 sq ft living space. Accommodation briefly dining room, kitchen, garden room and pool, Principal accommodation to the main dwelling comprises of reception hall, 23ft principal along with four bedrooms, two en-suite, family briefly comprises 36ft main reception room, reception room, 31ft kitchen/family room, utility, bathroom and cloakroom. Adjoining the main second reception room, kitchen/breakfast room, four double bedrooms, master with en-suite, family dwelling is a two bedroom Coach House with three double bedrooms, master en-suite and bathroom and cloakroom, whilst an independent integral access, however could be used as a self modern bathroom. Furthermore the property annex incorporates living/kitchen room, double contained residence. benefits from live planning to substantially extend bedroom and wet room. Outside a gravelled the main dwelling to create some 5,000 sq ft of Outside, beautifully landscaped gardens are driveway leads to hard standing and double living space. located to the rear of the property, principally garaging, whilst soft and hard landscaped grounds laid to lawn with mature raised beds, orchard and thoughtfully incorporate both paved terrace area, along with a EPC flagstone and decking areas EPC EPC Rating Rating gravelled driveway and double Rating along with maturing planting. garage to the front elevation. Here Comes the Sun - Residential Market Outlook 2013 certainly proved to be a brighter year their deposit issues, however the government “for the first time in a long time, you don’t need for home sellers and buyers alike. has tried to address this, with the to be an optimist to see that the glass is half full. introduction of two new help to buy The recovery has taken hold” - Mark Carney, Whilst it started off a little damp and drizzly, schemes, being the Equity Loan scheme, Governor of the Bank of England. with offers being significantly below asking introduced in April, on the purchase of new Along with it raising its growth forecasts prices, as the season warmed up so did offer build properties for first time buyers only, from 1.4% to 1.6% in 2013 and in 2014 it levels along with agreed sales. along with the Mortgage Guarantee Scheme, expects growth of 2.8% up from 2.5% introduced in October, for all properties and So what is it that has made the would suggest that economic recovery has open to both first time buyers and home market a warmer place??? finally taken hold, as lifting uncertainty and movers, with the exception of buy to let thawing credit conditions, start to unlock To begin with the Bank of England released or second homes. Both schemes meant pent up demand. more money to the banks, with the only buyers only needed to find 5% deposits proviso being that they lent it. which has already encouraged greater It would appear that good forecasts are
numbers of potential purchasers into the here to stay and hopefully the significant This offering was snapped up by both hardy sunlight, along with potentially strong-arming headwinds that threatened, from both home and virgin investors alike, who have seen their the rest of the lending marketplace to and abroad, have been avoided for the time cash festering in damp, dark savings accounts. seriously consider returning to 95% lending. being and in 2014 we can all bask in tropical They have taken the sensible view that there sunshine, don’t forget your sun cream!!! is better mileage in securing their funds in With the media and house price indexes bricks and mortar, especially with the highlighting positive movement in the excellent returns available in the rental market and a general view that the economy Simon Smith is on the up including upbeat commentary MNAEA MARLA market, which obviously freed up those Partner, Residential Property sellers to move up the property chain. This from the Bank of England. e [email protected] didn’t help the first time buyer market with t 01522 504354
The number of people who say that home is their base for work has soared in the last decade. Now more than one million compared to 678,000 in 2001. This developing trend is good news for the residential market in rural counties such as Lincolnshire.
Good broadband is a key requirement for a property to appeal to the home worker, who need reasonable download speeds and the ability to use video phone services such as Skype and Facetime as an alternative to face to face meetings. The largest home sales website Rightmove now includes specific broadband data for each property.
09 \\ jhwalter residential property Green Man Farm, Navenby - Guide Price £700,000 Mortgage Guarantee - Help to Buy From October 2013, Help to Buy increase the availability of •Available to both existing home owners and first-time buyers has been extended to make it mortgages at competitive •Buyers need a minimum of a 5% deposit possible to purchase any interest rates for buyers with •Available on all previously owned and new build properties up to property under £600,000 - be it a minimum of 5% deposit. The the value of £600,000 a new build or pre-owned home government are going to make •Must be your only property - with as little as a 5% deposit. this possible by guaranteeing •Available for properties in the UK repayment of the mortgage •Borrowing from a participating mortgage lender How does the Mortgage to the lender, although this is Guarantee scheme work? dealt with behind the scenes by What to do next? The process of applying and participating lenders. There is no Speak to White Mortgages White Mortgages Ltd, repaying the mortgage is the additional paperwork or charges (01522) 540777 3 Eastgate, same as it would be for a for the buyer. Below is a quick for further advice on eligibility Lincoln, standard mortgage - there really checklist of who is eligible for criteria, which lenders are LN2 1QA is very little difference for the the scheme: offering the scheme and what buyer. The scheme is intended to would best suit you. (T) 01522 540777 A New Arrival...
JHWalter is historically renowned for JHWhome brings a fresh modern twist to Furthermore we have reputable professional successfully marketing and selling individual the sector with an experienced yet forward kudos through being accredited members of and unique property across the region thinking ethos. This service is aimed at the following national bodies including RICS, for generations. the marketing of City, town and village NAEA, NAVA and ARLA. properties across the complete However after hearing general frustrations price spectrum. To find out more about JHWhome and how and exasperations of many of our existing it can help in getting you moving please call clients, in relation to their experiences It is fronted by our existing knowledgeable, us for a no obligation marketing appraisal or with high street estate agencies when it friendly and driven sales team, along with feel free to pop in for a cuppa and a chat. came to selling more mainstream property, benefitting from the backing of alternative we have listened to their pleas and are services within the partnership including delighted to announce the launch of an The County Property Auction, lettings, Simon Smith exciting new brand to join the JHWalter planning & design and commercial MNAEA MARLA fold, which will offer an alternative to the agency teams. Partner, Residential Property e [email protected] high street market. t 01522 504354 10 \\ jhwalter residential property 01522 504304 jhwalter.co.uk
UNDER OFFER UNDER OFFER SOLD
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Camelot, Ingham - £106,000 Park Lane, Heighington, - £260,000 Manor Court, Welton, Lincoln - £125,000 Grade II Listed Cottage Gardens to rear Detached dwelling Excellent amenities Two bedroom bungalow End-terrace Village Location Well appointed Prime village location Detached double garaging Central village location Single garage
UNDER OFFER UNDER OFFER SOLD
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Willow Close, Saxilby - £189,950 May Cresent, West End, Lincoln - £190,000 Longdales Road, Uphill, Lincoln - £175,000 Newly refurbished End of cul-de-sac location Beautifully presented Two reception rooms 1930’s semi-detached Recently refurbished Three bedrooms Single garage Prime location Three bedrooms Popular Uphill location Three bedrooms Many a already flown!
for a FREE market appraisal call 01522 504304 or email [email protected] 2 4 4
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College Close, Horncastle - £109,500 Orchard Garth, Waddington - £290,000 Long Leys Road, Lincoln - £285,000 Well presented Cul-de-sac location Boutique development Sougt after village Versatile living space Close to West Common Semi-detached Allocated parking End of cul-de-sac location light and spacious Recently remodelled Contemporary finish
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Marris Cottages, South Carlton - £190,000 Rowan Garth, Dunholme - £210,000 Farmlea, Thimbleby - £315,000 Semi-detached Semi-rural location Semi-detached cottage Wealth of period features Individually designed Detached annexe Ridge setting Extensive views Lovingly restored Prime village location Sought after location Wolds views
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Park Lane, Burton Waters - £180,000 Cambrai Close, Lincoln - £199,950 St. Cuthbert’s Court, Lincoln - £280,000 Waterfront townhouse Gardens & Balcony modern townhouse Views over park gardens City townhouse Open plan living Marina Development Garage & off-road parking Open plan living space Garage and parking Gated development Allocated parking Appointing a letting agent
The amount of commitment and work • Maintenance issues. • Energy Performance Certificate. involved in letting property should never • Organising tenancy agreements, • Mortgage payments. be underestimated therefore the majority inventories and deposit schemes. • Ground rent and service charges if of astute landlords choose to use a • Energy Performance Certificate Gas you are letting a leasehold property. professional letting agent to help with the and Electrical Safety Certificates • Income tax. various requirements • Mortgage company approval • Letting agent and management fees. • Appropriate buildings and contents • Maintenance costs. • Promotion of your property through insurance with public liability cover. • Professional fees e.g. preparation of online and other marketing. inventories etc. • Conducting viewings and negotiating the When letting a property, you should be rental price with tenants on your behalf. prepared for costs throughout the tenancy To let your property contact: • Checking tenant’s identification, such as : Ellen Dorman references and credit status. • Refurbishment costs. MARLA • Rent Collection. Residential Lettings Manager • Safety inspection costs. e [email protected] t 01522 504316
The estate includes a myriad of property from traditional stone village cottages to farm and country houses several of which are listed buildings.
In 2013 JHWalter were honoured to be The properties we have let to date have chosen by the Blankney Estate to act as experienced strong demand and as a their residential property letting agent. result we now have a waiting list of people who wish to experience the The Blankney Estate is a picturesque, lifestyle at the heart of a traditional principally stone village in existence country estate. since the time of William the Conqueror and featured in the Doomsday Book. If you would like to live on the estate contact Ellen on 01522 504304 The privately owned estate has been in Ellen Dorman the custodianship of the current owners MARLA since 1938 and is set in the heart of the Residential Lettings Manager Lincolnshire countryside. Centred in an e [email protected] idyllic location between Lincoln, Sleaford t 01522 504316 and Newark. It is home to The Blankney Hunt, Blankney Cricket Club and the historic and popular Blankney Golf Club.
13 \\ jhwalter residential lettings TO LET TO LET
49 Westgate, Lincoln - £875 pcm Front Street, East Stockwith - £550 pcm Situated in a prime position within the historic cathedral quarter of Set along a no through road and enjoying views along the River Trent, Lincoln with spectacular views of the castle and Lincoln Cathedral. thisrecently refurbished detached cottage offers two reception rooms, Extremely well presented accommodation comprises two receptions kitchen, utility and cloakroom to the ground floor, with two double and kitchen along with three bedrooms, one with en-suite, and family bedrooms, single bedroom/study, along with family bathroom to the first bathroom. A fenced garden to the rear of the property provides a lawned floor, whilst outside are enclosed cottage gardens. garden area with patio and shed.
LET
The Gardens, West Torrington An immaculate detached family home in a picturesque quiet rural Residential Team location with well presented mature gardens surrounding the property. The property offers a wealth of accommodation including two reception 01522 504304 jhwalter.co.uk/property rooms, three bedrooms and an orangery in the main house. Two further bedrooms and a third reception room form the annex accommodation which is integral to the house. The garden will be maintained by (L to R) - Ellen Dorman, Hannah McConnell-Wood, Simon the Landlord. Smith, Ben Kendall, Linda Allatt
LET LET
Cathedral Quarter, Uphill Lincoln Arkenstones, Lincoln Road, Blankney We are pleased to be instructed by the Corporate Body of Lincoln Set in the heart of the village and backing onto the Golf Club, Cathedral to let this highly sought after large family home in this period stone dwelling comprises two reception rooms, Minster Yard. kitchen/breakfast room, bathroom and cloakroom to the ground floor with two bedrooms to the first floor.
14 \\ jhwalter residential lettings Lincoln - a place to invest! What makes a City a place to invest? Growth! The last decade has seen a marked change in the City of Lincoln. The University has brought reputation, students who spend and need housing … and who stay as skilled adults. The A46 dualling to the A1 and M1 has put the City on the economic and transport map. Industrial and commercial businesses have expanded the LN6/Doddington Road area which will be consolidated with the new Siemens and Teal Park development. Around the country, investors in retail property are nervous about a declining High Street. But Lincoln has always been tight for retail space. Occupancy rates remain good though one wonders if there is still scope for major retail development in the city centre which seemed likely until only 5 years ago. Can Lincoln keep up the pace it has set for itself? The answer appears to be an indefatigable “yes”.
The next boost will come from tourism. Lincoln Castle Revealed is a £20m project now underway to enhance the Castle as a visitor attraction centred on the Magna Carta. The Cathedral is reported to be looking for funding to enhance its visitor experience. The two projects could make Lincoln a rival for York in the tourism stakes. The spin offs in the leisure industry and for the reputation of the city will be huge.
Meanwhile, the Eastern Bypass is on its way. That will improve communications and bring development opportunities though Lincoln still needs to press to get funds for the Southern Bypass. In town, traffic enhancements will reconnect Tentercroft Street with Canwick Road and Great Northern Terrace. This will help city centre industrial businesses and allow the next section of High Street to be pedestrianised south of St Mary le Wigford with a footbridge over the railway. The last decade has seen Lincoln fair better than comparable cities. The prospects for the next decade should prove a similar success. If you are interested in investing in the Lincoln property market we offer a full acquisition service or valuation advice on specific property.
similar to freehold provided the rent is capital as value falls. nominal. As the unexpired term reduces, Leasehold enfranchisement legislation Long Leases so will value and many long leaseholders means residential long leaseholders have will set up a savings scheme to replace their the right to extend their leases or even Most people occupy property as freehold buy their freeholds. This is not available owner or as a tenant paying market rent. in commercial property though most But some have a long leasehold interest at freeholders will do a deal a low, even “peppercorn” rent. Commonly - at an appropriate price. flats are owned in this way but it is not unknown in office complexes and industrial If you are looking to buy or sell a long units. Judging the value of a long leasehold leasehold interest or need advice on a interest can be tricky. With more than 80 lease extension or freehold purchase, years left on the lease, values are generally please contact John Elliott 15 \\ jhwalter commercial would have to be 6 times worse than 2007 for Flood Re to run out of cash. In return, insurers will cap premiums based on Council Tax Band for houses in flood risk areas. On the whole, the answer appears to be “no”. Research by the University of Wolverhampton has shown that, even in areas that Flood Re will not apply to houses built since 2009, homes in Council have experienced a flood and that remain at high risk of flooding, Tax Band H or to non-domestic property. At the moment insurance values recover within 3 years of the flood event. Where the risk of companies are continuing to provide cover on a commercial basis another flood is low, values recover very quickly. especially where they have insured a property in the past. There are concerns that this may change but so far this risk is not diminishing The key to maintaining value will be the continued availability of property values. insurance. The Association of British Insurers have continued to provide cover for flooding and have agreed that from 2015 most John Elliott BSc (Hons) MRICS ACIArb MNAVA residential properties will become part of the “Flood Re” scheme. Partner, Chartered Surveyor Insurers will subscribe to a fund to pay out for flood claims that e [email protected] 16 \\ jhwalter will cover all but the most extreme year. According to ABI, flooding t 01522 504303 commercial Commercial Lease Renewal Notes: This is a simplified chart which cannot cover all circumstances of a commercial lease renewal. For example, it does not include statutory periods for giving and responding Commercial tenants have security of tenure as a result of the to notices; considerations in cases where landlords are required Landlord & Tenant Act 1954. Landlords and tenants approaching to demonstrate grounds for possession or issues of interim rent. the end of a commercial lease should plan ahead. This flow chart Renewals of commercial leases contracted out of the Landlord will help those involved decide on strategy to get best result & Tenant or lease renewals conducted by agreement may take a from a new lease. different course of events. Residential and agricultural renewals would follow a different pattern governed by legislation in those sectors. If in doubt, please call John Elliott who will be please to assist or direct you to one of our specialist team.
Landlord Tenant
Will you gain greater value if the tenant leaves so that you can Is this still the best building and location for your business? redevelop or occupy yourself? A question worth asking 2+ A question worth asking 2 years before the contractual end years before the contractual end of the lease. JHW can help of your current lease. with this decision making process.
Redevelopment - Liaise with Take advice from JHW to Take advice from JHW to Will the exit costs JHW Planning Department to assess the likely terms of a assess the likely terms of a (dilapidations etc) prepare plans and building new lease and the rent that new lease and the rent that and relocation costs be regulation consents. This will could be agreed accounting could be agreed accounting worth a move? Will you be proof of your intentions for the market, legislation and for the market, legislation find a better property? and necessary anyway for your asset value and your “covenant” redevelopment to go ahead. strength as a tenant
Decide timing of s.25 notice Does your landlord Own Occupation – prepare to offer tenant a new tenancy have qualifying plans to evidence that you have and propose terms for the redevelop or to occupy the owned the property for new lease. property? Has the landlord 5 or more years and have already served a “hostile” demonstrable intention s25 notice asking you to to occupy. leave? Is the notice valid?
Serve a “hostile” s25 notice and liaise with your tenant for a well-timed exit and agreement on dilapidations. Does your tenant wish to Decide timing of s.26 notice Liaise with your landlord for Ask JHW to market the renew the lease? to ask Landlord for a new a well-timed exit and finished development tenancy. It is not always agreement on dilapidations. best to wait for the landlord Ask JHW to help find a new Liaise with your tenant to take action with a s25 property and plan move. for a well-timed exit and notice even if this does agreement on dilapidations. propose a new tenancy. Ask JHW to find a new tenant. Instruct JHW to negotiate Instruct JHW to negotiate with your landlord for a with your landlord for a new lease. new lease. Do you still want to renew the Can reasonable terms Can reasonable terms lease? be agreed? be agreed?
Take the case to Court or JHW will instruct solicitors JHW will instruct solicitors Take the case to Court or (the cheaper option) of on your behalf to draw up on your behalf to draw up (the cheaper option) of arbitration. Both likely to be the new lease the new lease arbitration. Both likely to be expensive so avoid if possible expensive so avoid if possible Solicitors will draw up Solicitors will draw up the 17 \\ jhwalter the new lease based on new lease based on awarded commercial awarded terms and rent. terms and rent YARD & BUILDINGS
Yard and Buildings, Langworth - Guide price £250,000 Commercial Team The property consists of a commercial yard, on which stand 3 detached industrial units and a pair of semi detached industrial units. The buildings are basic in their type of construction. The yard is 01522 504304 jhwalter.co.uk/property surfaced and has been used for lorry paring. In all the property is around 2.10 acres (0.85 ha). (L to R) - Janet Harvey, Charles Alexander, John Elliott
TO LET INDUSTRIAL PROPERTY & BUNGALOW
Unit 11, Saxilby - Rent £29,000 per annum South Street Horncastle - Guide price £400,000
A single span warehouse unit with a good eaves height of 8.5m/28 ft • Industrial/commercial investment giving open warehouse accommodation or production space. • Income £11,232 with potential for additional income 2 Within the unit there are offices and toilet facilities of about 42 m • A three bedroom dormer bungalow plus annex. (448 sq ft.) with mezzanine storage above. Halogen lamps provide • Development potential subject to necessary consents light in addition to roof lights. Access is via a roller shutter door which is 5.9m/19 ft 4” wide.
SOLD SOLD
The Old Courthouse, North Street, Horncastle Unit B8, Paving Way, Off Whisby Road, Lincoln, The Old Courthouse was constructed in 1865 as a court and A modern industrial unit with 5.1 metres/16’8’’ to eaves. Roller administrative offices but now provides office accommodation shutter door for loading as well as separate pedestrian access. on ground and first floors. It is an attractive and imposing Forecourt loading and parking is situated to the front. Internally, building of brick construction with stone detailing including a the property provides open storage/workshop space but requires Royal Coat of Arms. fitting of office and toilet facilities.
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Auction Success! development. As soon as the property hit the market we were inundated with interest Another successful year for The County which lead to us concluding a deal for both Property Auction saw the team sell around lots prior to the auction for nearly £50,000 £9 million of property with around a 70% over their combined guide price. conversion rate. The East Midlands region over the last 12 months saw 143 auctions Dev. Site, 4 Cross o Cliff Close, Lincoln held offering 2,364 lots with 1,884 selling (79.7%) and raising £187,330,223 (source A development opportunity with the eigroup) benefit of full planning for two 3 bedroom semi-detached properties. Bidding was swift Highlights included: on the night and soon raced up to the final It really is a very easy process, if it is sale price of £127,000 which was £37,000 Lilac Cottage, Belchford over the guide price. new to you we will be pleased A three bedroom cottage set in around The County property auction team have to help you every step of the way. 0.25 acres in the pretty Lincolnshire wolds helped hundreds of sellers to securing an village of Belchford. Strong interest was efficient sale without compromising on price expressed from the word go, but as we Auction is for all buyers and sellers 27 Saxon Street, Lincoln & adjoining land were acting for three charities our For a free market appraisal please contact instructions were to proceed to the auction do come and try it We offered these as two lots, room. This turned out to be the right choice James Mulhall a two bedroom end terrace in need as some very determined bidding saw the BA MNAEA MNAVA Associate, Auction Manager of complete refurbishment and an hammer fall at £129,000 nearly £40,000 e [email protected] adjoining piece of land with potential for over its guide price. t 01522 504318 Here are my top ten tips to ensure you succeed buying at auction, for the full detailed buyer’s guide please visit
www.jhwalter.co.uk/propertyauctions
1. Speak to the person who listed the property and obtain the Catalogue.
2. View the Property and the surrounding area. The County Property 3. View the online Legal Pack and ask your lawyer Auction Goes Global! to review this. From Australia to Zurich! ‘The County Property 4. Speak to the agent and confirm your interest, Auction’ has built up a loyal and extensive email mailing list all across the World. Whilst the vast possibly make a pre auction offer. majority of our clients are based in the UK, we have hundreds of International clients, who keep a 5. Check the timetable for completion and arrange any keen eye on the UK property market. necessary finance We have regularly conducted proxy or telephone 6. If needed arrange a building survey bids for clients who are not able to attend the auction room. This is a service we offer all our clients whether in the UK or abroad. 7. Keep in touch with the agent and check the Addendum for updates on your lot. If you are buyer or a seller, why not join our ever-growing free mailing list to get all the latest 8. On auction day bring cheque book, auction news and catalogues? personal identification and get a buyer’s number. Property Auction Team Please visit www.jhwalter.co.uk/propertyauctions to subscribe or you can also follow me on twitter 9. Make clear bidding signals until successful. 01522 504360 jhwalter.co.uk/propertyauctions @JHWalterCPA James Mulhall 10. Sign the contract, pay the deposit, inform your (L to R) -Janet Harvey, Ian Walter, James Mulhall, BA MNAEA MNAVA Charles Alexander, Tim Atkinson, John Elliott. Associate, Auction Manager solicitor and arrange buildings insurance. e [email protected] t 01522 504318
21 \\ jhwalter Auction It really is a very easy process, if it is new to you we will be pleased to help you every step of the way. Auction is for all buyers and sellers do come and try it
Here are my top ten tips to ensure you succeed buying at auction, for the full detailed buyer’s guide please visit
www.jhwalter.co.uk/propertyauctions
1. Speak to the person who listed the property and obtain the Catalogue.
2. View the Property and the surrounding area.
3. View the online Legal Pack and ask your lawyer to review this.
4. Speak to the agent and confirm your interest, possibly make a pre auction offer.
5. Check the timetable for completion and arrange any necessary finance
6. If needed arrange a building survey
7. Keep in touch with the agent and check the Addendum for updates on your lot.
8. On auction day bring cheque book, personal identification and get a buyer’s number.
9. Make clear bidding signals until successful.
10. Sign the contract, pay the deposit, inform your solicitor and arrange buildings insurance.
22 \\ jhwalter Auction YOUR WORLD’S TURNING GREEN
The term ‘Greening’ is becoming indelibly etched on our brains as the proposals for CAP reform begin to turn to reality. For those not familiar with the term, farmers will have to comply with ‘greening’ measures to claim the ‘greening’ top up to the new basic payment which comes into operation on the 1st January 2015. Failure to do so could cost in excess of 30% of total payment in fines.
Further details on the exact definition of EFA’s are still to be understood but the basics of the scheme have three definitive areas.
1. Crop Diversification - If you have more than 30ha of Arable land that you are claiming on you must grow at least three different ‘crops’ on your land. The main crop must not exceed 75% of the area and the main and second crop must not exceed 95% of the area. Winter and spring varieties are regarded as different crops as is fallow. If you have less than 30ha once again the main crop must not cover more than 75% of the area. If you have less than 10 ha you are exempt from this requirement. 2. Ecological Focus areas ( EFA ) - Claimants must ensure that where arable land exceeds 15ha 5% of that area must be designated as in an EFA. Grassland areas also need to be taken into account especially if they are more than 75% of your total area, if so this could exempt you from the EFA requirement. Currently these areas could be picked from a list Single Payment Entitlements (CAP Reform) such as: fallow land, buffer strips, hedges, ditches, ponds, afforested areas and interestingly, The reform of the Common Agricultural Policy has seen the Single Payments nitrogen fixing crops, the precise definitions are Scheme and the entitlements in particular face an uncertain future. still awaited. Currently we do not know where Confirmation that the current Single Payment Scheme (SPS) entitlements will existing environmental schemes fit in but DEFRA be automatically rolled over to the new Basic Payment Scheme (BPS) on are committing themselves to a new scheme January 2015 was welcomed which is set to start in 2015. This system should (NELMS ) which is due to commence in Jan 2016. avoid copious paperwork of re-registration and 2013 claimants do not have It looks as if there could be a time period where to stay in place until 2015, allowing businesses to change to a certain extent. current environmental schemes are allowed to This also means that if you ‘hold’ Single Payment Scheme entitlements on expire or are ended prematurely to allow NELMS 31st December 2014 those entitlements will automatically become BPS to take their place. What is certain is that it will entitlements and they will be available for you to claim on until 2020. be impossible to use ELS/HLS land twice to claim An assessment will be carried out in December 2014 to establish who ‘holds’ payment and to comply with the 5%. entitlements. However, if in 2015 you hold more entitlements than eligible 3. Permanent Grassland - This will be a hectares of land, the excess entitlements will be cancelled. 2014 claimants may national requirement which will only be imposed wish to sell surplus SPS entitlements before trading period (3rd April to 19th on farmers if areas in permanent grass fall below October 2014) closes. the prescribed ratios. Current claimants who hold 5 Ha or less of entitlements will be allocated Currently the main issue is to be aware of these BPS units on 1st January 2015 but unless they hold more than 5 Ha of land requirements and as soon as DEFRA have made on 15th May 2015 they will not be able to claim. These claimants will want to decisions on how they are to be implemented either dispose of their SPS units this year or transfer BPS units before 2nd then each farm must address how the measures April 2015 to avoid losing them. If you have any queries about any of the issues will affect them and what they must do to comply. discussed above then please contact Ellie Allwood or Molly Williams. Quite clearly new forms, crop codes and split fields are back.
Mike Johnson Molly Williams Ellie Allwood BSc (Hons) LL.M MRICS FAAV Business Consultant Assistant Business Consultant Partner, Chartered Surveyor e [email protected] e [email protected] e [email protected] t 01522 504325 t 01522 504353 t 01522 504320 23 \\ jhwalter business Farm Machinery Auctions
As we go to press the export market has moderated in last few months, due to the strengthening pound. The poor harvest of 2012 has affected cash sales and machinery dealers are generally holding more stock than usually expected at this time of year.
Clean modern farm machinery still demands a premium in the market place and the second hand machinery market has seen resurgence towards the end of the year, with machinery from the East Midlands making the trip down to the West Country.
If you are thinking of a change in direction, whether it be a joint venture, retirement. Change in farming policy or another reason, please do not hesitate to contact us for free, no obligation sale advice.
Why not visit our website and register to receive details of future sales by email. jhwalter.co.uk/machineryauctions Farming with a contractor I am frequently asked why farmers should enter into a contract farm management agreement. More often than not the driver is to preserve taxation benefits, whether it be Inheritance Tax Business Property Relief, Capital Gains Tax Entrepreneurs Relief or the ability to reclaim VAT by continuing to farm actively, but also the wish to cease sitting on a tractor seat has a bearing on the decision!
By entering into a contract the ‘farmer’ still retains control of vital elements such as rotation, agronomy and marketing. They are very much in a partnership with the ‘contractor’ to extract maximum output from the farm while still preserving its fabric. Indeed this relationship with the contractor is the key to long lasting arrangements.
By entering into a contract you will benefit from having more time to pursue other business or leisure interests and capital will be released from the sale of machinery and importantly more modern efficient machinery will be put to work on your farm hopefully providing better returns.
Most contracts tend to follow a prescribed route but all are individual in their own way. Whatever anomalies are required can be specified in the contract to allow both ‘farmer’ and ‘contractor’ to know their boundaries. #In all cases a ‘divisible surplus’ is calculated for the harvest year by deducting all the costs of the contract from the gross margin. These costs will include a first charge for the farmer and the contractor and any other cost specified within the contract that is a cost to the benefit of the contract. Once the divisible surplus is finalised it is split between the two parties in the pre agreed ratio.
In most cases I advise that the Single Payment and any environmental scheme payments are excluded from the contract income and that the farmer has a separate arrangement with the contractor to manage the Entry Level Scheme and Higher Level schemes. In this way the true profitability of the farming operation is apparent.
Contract Farming is not for everyone but for Ellie Allwood Mike Johnson Charles Alexander BSc (Hons) LL.M MRICS FAAV some it offers a successful way to continue to BSc (Hons) MRICS Partner, Chartered Surveyor farm and retain complete control over your Business Consultant Chartered Surveyor e [email protected] land. If you would like to look at contract e [email protected] e [email protected] t 01522 504320 farming proposals in more detail please contact: t 01522 504325 t 01522 504319 24 \\ jhwalter business Common Agricultural Policy Reform - Don’t panic but do be aware! As ever CAP reform moves slowly, and the inclusion of the European Parliament has further complicated matters. The first obvious effect of this is the delay of the new scheme from 2014 to 2015.
For the arable sector the current round of reforms is much as expected.
• Single Farm Payment will reduce between now and 2020 (the next reform date). • Increasing emphasis will be put on environmental schemes. • Development of the wider rural economy will become an increasing focus.
All three of these expectations have been realised in the main with three key developments.
• Modulation is likely to rise to 15%, which will be used to fund wider Pillar 2 support - Pillar 2 being Agri-environment and Rural Development support. • “Greening” will become a necessity of all farmers to receive their single farm payment. This is a slight simplification of the criteria but significant penalties will apply to those who do not comply. • Raising more funds for Pillar 2 support (as above) will allow greater support to be given to the wider rural business community.
There are some more detailed requirements for compliance, but the overall effect for many farming businesses in the East Midlands will be reduced direct support over the coming years, and an increased requirement to satisfy environmental measures.
Whilst the details of the “greening” requirements are not entirely clear, the current proposals do not appear to be overly onerous for the vast majority of farmers in the region, whether they will deliver any real environmental benefits is debatable.
JHWalter help local Lincolnshire atmosphere for both accommodation Business Support Available Through Business to develop and grow. and day visitors. Business owner Mike Lincolnshire Marshes Project Agate said “It’s reassuring to have a Through an innovative scheme new pair of eyes over the business headed up by the Lincolnshire plan and good to get an independent Coastal Grazing Marshes Project, view that supports our optimism.” supported by East Lindsey District It is hoped that, along with Council, the Heritage Lottery Fund information that the owners and the National Lottery, JHWalter provided, that the review will help consultancy team are able to offer support grant applications to develop support and appraisals to businesses, the business. or prospective businesses, within the coastal grazing marshes area. www.claythorpewatermill.com
The support includes a one to one In addition, new ideas man Nigel meeting to Seamer has discuss and “It’s reassuring to have a new pair of also has evaluate your eyes over the business plan and good support from business, or to get an independent view that the project business idea, supports our optimism.” for his new followed business idea by a comprehensive business and stated that the discussions had appraisal, including action points to “helped focus his mind, and provided enable the business to develop and a clear blueprint for taking the idea achieve its potential. forward, it was certainly time well spent”. Several projects have already been completed, including an appraisal on In order to access this 1-2-1 support Claythorpe Water Mill which has please either contact Mark Coulman some innovative and exciting ideas on directly on 01522 504322 how to ensure a prosperous future for the site and create a beautiful 25 \\ jhwalter business Business Consultancy Team 01522 526526 jhwalter.co.uk/business
(L to R) -Molly Williams, Ambrose Fowler, Mark Coulman, Mike Johnson
JHWalter - raising monies for you Grants, loans, finance and access to funds remains one of the key issues for most businesses, and agriculture is no different. Grant schemes come and go and at a moment there are only a few schemes to support business directly, due in part to the economic downturn and for agriculture due as much to the current round of Common Agricultural Policy reform and the hold on Rural Development Programme funds.
Despite this during 2013 JHWalter secured in the region of £1.5 million of funds for clients through a range of funding schemes including grants, loans and additional banking facilities. Much of this is gained from being able to objectively assess business, prepare realistic financial and operational plans and to understand the requirements of the funders.
In business consultancy our ability to understand the wider business, not just the finances is key and we are well placed to discuss funding options and prepare documents that funders understand, and perhaps most importantly have faith in.
If you have funding requirements do contact us for objective and experienced advice.
Mark Coulman BSc (Hons) MIOD Business Consultant e [email protected] t 01522 504322 26 \\ jhwalter business JHWalter Planning Consultancy
Do you need help with? • Securing planning permission for a site/building • Permitted Development Rights • Appealing a planning decision • Maximising your property assets • Increasing the value of your property or land
Planning Advice For the first time, JHWalter are happy to announce that they will have a member of their in house Planning Consultancy in attendance at the County Property Auction, willing and able to offer some free advice be that in respect of any lots that catch you eye or indeed any other queries related to all things planning.
Securing Planning Permission If you’ve never dealt with the planning process before, then the experienced and knowledgeable Planning Team of JHWalter would be happy to assist you in navigating the pitfalls, possibilities, perils and promise of the smallest residential extension to the more larger scale residential and commercial sites
Permitted Development Did you know that there is a whole raft of provisions in government legislation that allows you to undertake physical works and uses that do not even require you to submit a planning application? This again can be from making changes to your own home, through to changes of use of former agricultural buildings to small scale renewable energy projects. Feel free to ask if you would like to know more.
Planning Appeals JHWalter’s Planning Team has a proven track record of securing planning permission on appeal for a range of developments. As part of our professional approach, we also advise when the time is right to appeal a decision.
Maximising your Property Assets and Increasing Land Value There are many reasons to apply for planning permission, but engagement with the process is almost inevitable if you are seeking to increase the value or property or land. Through liaison with JHWalters’ in house design and architecture, and commercial and residential sales professionals, the firm are well equipped to be able to see your project through from inception to sale.
Anaerobic Digestion plants can be permitted development It is a little known fact that some is less detailed and a quicker process, just 28 financial development proposals for anaerobic days as opposed to eight weeks. viability, digestion plants do not require express available planning permission. Recently the JHWalter Renewable technology Energy team were successful in and JHWalter have been actively working with securing agreement with a Lincolnshire navigating planning authorities across the country for district council that a 125kW plant on a the planning a number of years, achieving successful farm was ‘permitted development’ and did process planning permissions for plants ranging from not require express planning permission. through to 125kW up to 5mW. To the best of our knowledge this is the first project completion. It is now possible to build smaller AD example of such in the country. plants without having to apply for planning If you feel that small scale AD might be for permission, providing, amongst other things, you and you want to speak to the relevant that feedstock is sourced from the same John Morrison experts in the field, please do get in touch BA (Hons) farm. To take advantage of this permitted with a member of the Energy team, who will Planning Consultant development right, a notification is still be more than happy to advise on matters of e [email protected] required to the your district council but this t 01522 504352
27 \\ jhwalter planning Convert your barn to dwelling houses without planning permission...
...who would have thought it?
The government stated its intention to As always the devil is in the detail and no The applicant will be able to install or review the General Permitted Development less the case within 14-564. The buildings replace windows, doors, exterior walls, Order during the Chancellor’s budget have to have been: solely in agricultural use water, gas, electricity and drainage to the statement echoing recent changes prior to as part of an established agricultural unit on extent reasonably necessary for the building the budget including permitted development 20th March 2013; or the last use has to have to function as a dwelling house. Partial for change of use to convert up to 450 sq m been for agriculturel; if the site was brought demolition reasonably necessary for the of agricultural buildings into (up to 3) into agricultural use after that date then one building to function as a dwelling house is dwellings, without the need to apply for has to wait for 10 years until contemplating also permitted. planning permission. development under this legislation. The GPDO (England) 2014/564 was The applicant must have permission from an published on the 18th February and came If the site qualifies, no application for agricultural tenant, if applicable and rights into force on 6th April 2014. The proposals planning permission will be required, but do not cover designated sites eg Listed comes as part of the government’s a prior approval application similar to that Buildings, Scheduled Ancient Monuments, continuing commitment to simplify the needed for agricultural development will SSSI etc. be needed. The Local Planning Authority planning system and in making such a change As usual there are a number of issues they hope to help restore vitality to rural can also request further information on transport and highways impacts, noise, requiring interpretation, some of which will areas and allow farmers to utilise their only be defined once challenges take place assets and reinvest in their businesses. contamination risks, flood risk and whether the location of the building makes it and appeal decisions or case law is set. The proposals state that: impractical or undesirable for the change of use. All of which can be used as Steve Catney (a) a change of use of a building and any justifications to require a planning BA (Hons) land within its curtilage from an agricultural application. Partner, Environmental Planning Consultant building to Class C3 (dwellinghouses) and e [email protected] t 01522 504330 (b) building operations reasonably necessary to convert the building to a use falling within Class C3 (dwellinghouses) are now permitted development.
28 \\ jhwalter planning Thinking about that home improvement? Now might be the right time…….
Building Regulations are in a permanent Changes to The less formal application to the Council is a national government state of flux and change, as they revise to the current initiative and there is no application fee, but it is time limited and keep up to date with what is safe, warm, Building currently only available until 30th May 2016. It is fundamentally a secure and energy efficient. Now is also Regulations prior notification scheme in a similar way to the process will soon be associated with agricultural buildings to allow barn conversions that a time of great change in the realm of published but we have also written about this year. The Council will still consult planning legislation. Where previously it is very likely with your neighbours and if there are valid objections, this could you might have only been able to have a they won’t result in you having to submit a planning application in a more small extension without the need for take affect formal way as previously. The Government are calling this a ‘light planning permission, there is a limited until April touch’ neighbour consultation. opportunity to be able to achieve much 2014. Now larger additions quicker and easier. may therefore Residential extension planning is all about scale, appearance, be a good and the impact on neighbouring properties, where as Building time to think about possible extensions or changes to your existing Regulations is more to do with structural integrity, health & safety property. The expected changes will be aimed at mainly at energy and environment issues, which is where the latest changes come in. conservation, which is obviously a good thing, but this could also Building Regulations approval is extremely important. It provides affect build costs. For those wanting to build with a limited budget, security, reassurance and peace of mind. It also provides your it could make a difference. builder with up-to-date information regarding the latest Under recent changes to the planning process, in most cases it is requirements which in turn reduces the likelihood of costly errors. possible to build a 4 metre single storey rear extension to a As well as providing a complete design and planning service to detached property without the need for express planning achieve planning permission, JHWalter can submit notifications permission. There is also an option to extend up to 8 metres, to your council on your behalf and obtain the necessary Building although this would require you to apply to your Council on a Regulations approval by providing high quality architects plans and more informal basis. For attached properties (semi or terraced) detailed specifications, and guiding you through the process. Should it is 3 metres with a possibility to go to 6m via the same scheme. you have a project in mind please do not hesitate to In all these cases, Building Regulations approval will be necessary contact us. even if planning permission is not.
29 \\ jhwalter planning Planning & Design Eco- homes Consultants
Planning is continually changing and evolving. It has to in order to keep pace with our changing world and the increasing demands on modern living. It requires considerable knowledge and understanding of the system to achieve continual success. Our highly successful planning and design team have a proven track record in securing planning permissions for a variety of clients throughout the East Midlands and the surrounding counties. We also deal with energy planning including Wind Turbines, Photovoltaic and Anaerobic Digestion projects nationwide. Whatever your requirements JHWalter Planning and Design Consultancy can deliver realistic solutions in a professional “Eco”, it’s a word we hear a lot these days. yet friendly manner. But what does it mean and why is it so important ? Practical Advice - Planning Services Eco is an abbreviation for ecology, which means the relationship living organisms have with each other and their physical • All types of Planning Applications & Notifications surroundings. So what does this mean to us? For us, it relates • Planning Appeals (Written Representations, to how we live, interact and our general health and well-being. Public Enquiries & Hearings) In terms of buildings, it’s about the way they react to the • Strategic Development Planning changing environment and the effects that micro-organisms • Enforcements & Certificates of Lawful Use have on a building’s structure and materials. Therefore buildings • Site Appraisals & Land Promotion designed using the Eco philosophy take into consideration the • Listed Building Consent & Archaeology affect a building has on the environment, its surroundings and • Renewable Energy Specialists the way “we” interact within it. Creative Solutions - Architectural Services Eco design is not just about saving energy, it’s about creating comfortable, healthy internal spaces that work effectively and help • New Build Design (Eco & Traditional) to minimise any harmful effects on the environment. To create a • Conversions true 100% Eco home that fully embraces modern living would be • Change of Use impossible. There have to be some compromises and there will • Extensions & Renovations always be an effect on the environment. The aim should be to • Development Scheme (Outline or Full Planning) reduce these compromises as much as possible, but also actively • Building Regulations Approvals (Residential & Commercial) embrace and encourage sustainability of the natural world around JHWalter LLP are members of the LABC us. This is achieved by understanding the immediate environmental Partnership Scheme so your Building Regulations needs, good design, choosing sustainable materials and the use of application will be dealtwith by the country’s renewable energy systems. This will vary depending on the location, leading Building Control Body. what is required and how it can be achieved, but very importantly, the cost should also be taken into consideration. Talk to us first: We will give you and realistic and honest opinion on your projects potential for success. You may be surprised just The cost of building an Eco home can be considerable, but it is what is possible. important to remember that even a home built using standard traditional building materials can still play an important role in 01522 504359 or [email protected] reducing carbon emissions and protecting the environment if JHWalter LLP 1 Mint Lane Lincoln LN1 1UD renewable energy is installed. For every 100 units of energy obtained from fossil fuels, only 22 units are actually used. Peter Welch Renewable energy is therefore one of the most important SAC. Dip. aspects of the Eco philosophy and it’s important to know Planning & Design Consultant what your options are. e [email protected] t 01522 504311 30 \\ jhwalter planning Central Lincolnshire Housing Policy Update: The window was closing...
In the 2013 edition of Property National Planning Policy Guidance The sites are needed to and Business, we brought you our published in March 2012. accommodate the anticipated take on residential development What this means is that the housing growth for the next 15 to opportunities for unallocated sites window remains open for the 20 years. In particular the Council in Central Lincolnshire foreseeable future and JHWalter’s needs to identify possible sites for (West Lindsey, North Kesteven highly experienced Planning Team development in areas including and Lincoln City). We advised of would again welcome existing and Louth, Alford, Coningsby, the window of opportunity to potential clients to review any land Tattershall, Horncastle, obtain planning permission for within or on the edge of larger Spilsby, Binbrook, Burgh le Marsh, housing on good sites in advance settlements in central Lincolnshire. Grainthorpe, Grimoldby, Manby, of local authorities having a We are more than happy to advise Friskney, Hogsthorpe, Holton le policy in place to deliver a five on potential sites in advance of the Clay, Huttoft, Legbourne, Mareham year housing land supply and thus updated planning policy position. le Fen, Marshchapel, North be in accordance with the pro Somercotes, North Thoresby, development assertions of the East Lindsey District Housing Sibsey, Stickney, Tetford, Tetney, National Planning Policy Policy update... Another window Wainfleet All Saints, Willoughby, Framework 2012. of opportunity Woodhall Spa and Wragby.
While this window should be East Lindsey District Council The official deadline closed on closing as planning policy is (ELDC) like many other local 14th Februaury, this situation adopted and provision for a 5 year authorities are going through the opens up opportunities for not supply created, the Central Lincs process of creating up to date only the identification of future Joint Planning Unit (JPU) who are planning policy and in particular sites to be allocated for responsible for bringing forward making allowances for the development within the local plan, the strategic housing policy provision of a 5 year housing but also due to ELDC not being position for Central Lincolnshire, supply. The ELDC draft core able to adequately have had a setback. The JPU’s Core strategy was submitted for a pre demonstrate a 5 year supply now Strategy (core planning policy) submission review to the Planning opens up a window of opportunity was submitted to the Secretary of Inspectorate (PINS). PINS advised to submit applications for State for examination in October ELDC that the plan would be residential development on 2013. The independent planning unacceptable without a clearly sustainable sites throughout the inspector given the task of demonstrable 5 year housing district now and for the next few examining the document supply with land allocations months well past the 14th expressed concern about the clearly identified February call for sites deadline! deliverability of developable ELDC have therefore delayed residential housing sites for the Call the planning team now for submitting their draft strategy to area and found the plan up to date advice on how best the Secretary of State for formal “Unsound”. On the advice of the to respond to the call for sites consideration until after further Inspector, the JPU withdrew the and/or to submit residential work has been undertaken on Core Strategy from the planning applications in the allocation of both residential examination process on 6th district of East Lindsey. development and suitable gypsy January and advised that they and traveller sites. To this end East Steve Catney would be using it as an evidence Lindsey opened a call for sites BA (Hons) base to produce a combined, Partner, Environmental Planning Consultant during January and February 2014. replacement Local Plan. The Local e [email protected] February 2014. Plan approach is outlined in the t 01522 504330
31 \\ jhwalter planning Renewable energy options for households Confused about which renewable energy system to go for?
Selecting the most cost effective and appropriate renewable energy system is all about location and understanding your existing property’s characteristics. It wouldn’t be cost effective to install solar panels on your home if a much larger structure is casting a shadow over your roof. It also defeats the object of going to the expense of installing a highly efficient renewable energy system if your property has not been insulated.
According to government figures around 78% of energy usage goes on space heating, with 11% going to heating water. So it goes without saying where you should be trying to make savings. In choosing the right system for your property it’s important to research all the renewable energy systems before selecting the one that is most suitable, not simply installing that heat pump because Mr Green from No.37 said so. If you are considering a biomass system you need to make sure you have a local Planning Team source that is both sustainable and cost effective and don’t forget to build-in your transport costs if you have to collect 01522 504359 yourself. Also, remember that there are several types of solar panel, so which one is best for you needs to jhwalter.co.uk/planning be researched. (L to R) - John Morrison, Steve Catney, Peter Welch Sarah Ward, Pete Welch SAC. Dip. Planning & Design Consultant e [email protected] t 01522 504311
32 \\ jhwalter planning Wind Turbine Planning Success
Vergnet Turbine EWT Turbines Stafford Borough Council West Lindsey District Newark and Sherwood District Consent given at appeal for two 71m tip A cold store operator required a turbine We have secured planning permission for high 250kW Vergnet wind turbines at a site to help to reduce high energy bills and to a single 77m tip high 500kW wind turbine in Staffordshire. Stafford Borough Council ensure energy security. After a number of adjoining the existing Blidworth wind farm. originally refused permission at Committee months of detailed feasibility work the After concerns expressed by the local in August 2012, as it felt the turbines ‘… application for a single 77m high 500kW residents of the cumulative impact of the would not safeguard the amenities of the wind turbine was approved. The committee wind farm, JHWalter reassured Newark & area and were unacceptable visual intrusion stated that ‘…It is not considered that any Sherwood’s Planning Committee that the on the open countryside…’. local adverse impacts of the development cumulative impact would be acceptable and would significantly and demonstrably the application was approved. Our planning team reviewed the outweigh the benefits of the development James Lambert original planning application which had been when assessed against the policies in the submitted by a third party and put forward BA (Hons) AIEMA National Planning Policy Framework…’ Renewables Consultant a strong case in for a successful written e [email protected] representations appeal. t 01522 504329
On 1st April 2014, government are trying Description Period in which Tariff (p/kWh) many Feed-in Tariff to increase Tariff Date falls (FIT) levels will deployment in the Anaerobic digestion with 1 April 2014 to 12.46* reduce. This is a small-scale sector. total installed capacity of 31 March 2015 consequence of the The drop in wind 250kW or less budget mechanism tariff at 20% Anaerobic digestion with 1 April 2014 to 11.52* introduced by DECC disappointing, but total installed capacity 31 March 2015 after the PV funding deployment has been greater than 250kW but debacle a few years significant in 2013. not exceeding 500kW back. Where forecast As matters stand the Anaerobic digestion with 1 April 2014 to 9.49* deployment levels economics frequently
Anaerobic Digestion total installed capacity 31 March 2015 greater than 500kW have been still stack up even with exceeded cuts of increasing grid costs. Solar PV between 5% and 20% However we will all can be imposed. recall the fall Description Period in which Tariff (p/kWh) Description FiT rate p/kWh Tariff Date falls Ironically PV in PV capital costs Wind with total installed 1 April 2014 to 17.78* 0-4kW 14.38 deployment has been as the FITs were capacity greater than 31 March 2015 relatively modest and reduced. Thankfully 15kW but not exceeding >4-10kW 13.03 whilst there is a more increasing 100kW >10-50kW 12.13 regular tariff review competition in the Wind with total installed 1 April 2014 to 14.82* capacity greater than 31 March 2015 >50-150kW 10.71 than the non-PV 100 to 500kW 100kW but not annual assessment, market means there Wind exceeding 500kW >150-250kW 10.25 rates have not is better opportunity Wind with total installed 1 April 2014 to 8.04* >250kW-5MW 6.61 capacity greater than 31 March 2015 decreased very now than previously
500kW but not significantly. The for more rigorous Stand-alone 6.61 exceeding 1.5MW technologies with the contract negotiation Wind with total installed 1 April 2014 to 3.41* Export tariff 4.77 greatest cuts are sub to help improve capacity greater than 31 March 2015 500kW AD projects overall return 1.5MW and the 100kW to on capital. Export Tariff The rates above have been 500kW wind adjusted by the annual RPI installations. As For more information rate (as at December 2013) Description Period in which Tariff (p/kWh) indicated elsewhere contact Tim Saunders, Tariff Date falls of 2.7 %. All tariff rates are pence per kilowatt hour at Jamie Lambert All Eligible Installations on or after 1 4.77 the AD reduction was 2014/15 values. December 2012 not intended and the and David Wright
33 \\ jhwalter energy Large Scale Solar Developments - How can you benefit?
Planning Solar PV Fact file With grid capacity constrained in the south west and parts of East Anglia the Midlands is seeing increased interest from Solar Farm developers. The UK now has over There is over 73MW of solar development in the planning system for 3GW of installed Lincolnshire with more likely to follow during 2014. Solar PV There are now over In 2013 around 82 percent of planning applications for solar farms were compared to approved so sensibly designed schemes in the right location have a good 6.7GW of chance of approval. Onshore wind turbines. 500,000 In considering a site agricultural land classification is important with This is individual generators lower quality land favoured (grade 3b, 4 or 5 sites) To develop the best concentrated in under the Feed in land - Graded 1 and 2 a clear justification of the benefits of a scheme have to large solar Tariff scheme. to demonstrated as National Planning Policy does not normally support arrays typically now development here. built at 5MW plus, together with smaller domestic and For average quality land - grade 3a, commercial schemes. The following will generally be required;
• An explanation of why the development needs to be located on the In the first nine months of 2013, there site and not on land of a lesser classification. were 278 planning applications for solar • The impact of the proposed development on the local areas supply of farms the largest being 41MW. The current farming land within the same classification. vision in the UK’s Solar Roadmap is for up • Assessment of viability of the farm to continue to function to 20GW of Solar PV by 2020. (as an agricultural unit) with the development in situ. • Study of cumulative impact on the supply of agricultural land within the same classification across the local area. Number of solar farm Best Practice planning applications
The recently published solar trade association good practice guide 300 highlights the key considerations for any potential project. In particular land and ecology issues as well as meaningful community consultation 250 will be key to a project securing planning consent 200
1. Focus on non-agricultural land or lower quality agricultural land 150 2. Be sensitive to protected landscapes and conservation areas 100 3. Minimise visual impact and maintain appropriate screening 4. Engage with the community prior to submitting planning applications 50 5. Continue agricultural use of land or incorporate 0 biodiversity measures 2010 2011 2012 2013 6. Source materials and workforce as locally as possible (to end Sept) 7. Construct and run the scheme considerately 8. Support the local community and listen to their view and suggestions 9. Encourage the use of educational opportunities at the solar farm 10. Return the land to original use at end of the project Counties with highest capacity There are also opportunities to of current solar farm applications (MW) Financial Considerations 0 20 40 60 80 100 120 140 160 develop smaller sites of 2 to 3MW Driven by a step down in the where project costs and Cambridgeshire amount of Renewable Obligation particularly the cost of grid Dorset connection is not excessive. Certificates paid for ground Wiltshire mounted solar projects many Solar developers will typically over Cornwall schemes are looking to complete the landowner a rent per acre over the next couple of years. currently over £1000 per acre Oxfordshire which is indexed linked for a 25 Essex Securing grid connection early is years alternatively a profits share Lincolnshire key for any scheme and available option can be available. As energy capacity will often determine the prices are predicted to rise returns Somerset size of the projects developed. may further increase in later years. Kent Devon Most large developers are Tim Saunders looking to lease site of 25 to 75 BSc (Hons) Dip URP acres for 20 to 25 years for Renewables Manager e [email protected] projects between 5MW and 15MW. t 01522 504315 34 \\ jhwalter energy WRAP funding now available for small scale The relative complexities of feasibility but about producing a Anaerobic Digestion, compared business plan which will support farm based Anaerobic Digestion to the likes of wind and PV, have a funding application, either to to some extent created WRAP and/or a bank. The value barriers to investment. In reality of the funding extends to £10,000, all technologies demand thorough but the actual funding for each feasibility, yet where AD differs project will depend upon the is in its variable design and the extent of the work required ongoing management of the plant which in turn depends upon the over the project’s lifetime. These stage a project has reached to issues also have created concern date. As indicated above the in those from whom funding is second part of the funding being sought. AD is not simply a package relates to project finance matter of connecting a up to £400,000. The budget for generator to the grid, this element of the project is not management is required and great and no doubt there will be with management comes risk some competition for potential and this is something that some projects. The terms of the funding funders can be a bit twitchy will be broadly comparable to about. Recognising the need to commercial lending rates (to address viability in more depth, ensure no question of breaching government (in the form of defra) Feed-In Tariff regulation), but “sign has launched a funding scheme off” could be much more straight for “small scale farm-based” AD forward. As referred to elsewhere projects through WRAP in this edition of P&B, potential (www.wrap.org.uk). for AD is growing and this type Essentially this means schemes of of funding will help in addressing up to 250kWe and which include all those factors that determine animal manures in the feedstock a successful project. For more mix (on farm or available from information contact: neighbours). Support comes in David Wright two parts, initially for a business BSc (Hons) MIAgrM MBIAC plan and subsequently for capital Managing Partner, funding for the project. The initial Energy Consultant e [email protected] funding isn’t solely about technical t 01522 504321
Renewable Heat and geothermal of particular interest to us were the new Incentive Extended rates for AD above 200kWth and rates for Combined Heat The Renewable Heat and Power (CHP). This means Incentive (RHI) was originally that all AD units have the announced in 2009 and has potential to access funding one of the longest gestations support for heat usage. There of any government schemes. remains at the time of writing We have dealt with biomass one significant point of and just lately small scale AD clarification that the accreditation, and despite Department of Energy and simplification introduced last Climate Change (DECC) are year, the process is less than presently addressing, being straight forward. However the the requirement that the potential gains from RHI can installation is “new”. The hope be very valuable. is that existing AD units could Aside from Biomass, take up install “new” heat systems and for RHI has been pretty low, be eligible for RHI - but this partly due to concerns over has yet to be confirmed. technical performance, and In terms of eligible uses for partly marginal economic heat, the scheme is quite viability. In fact some broad. We have been working technology rates have been on projects where heat is increased to boost uptake. The Energy Team used for cooling; base loads long heralded extension to the for blanching and grain drying; commercial scheme 01522 504359 jhwalter.co.uk/energy retail and district heating (the domestic scheme systems; fish-farm heating; will open this spring), was an- (L to R) - David Wright, Sarah Ward, wood and digestate drying. nounced just before Christmas Tim Saunders, Jamie Lambert, For more information contact last year. As well as improved David Wright or rates for large scale biomass Tim Saunders 35 \\ jhwalter energy Food for Anaerobic Digestion land. Specific varieties of beet have now wide roadside verges and game cover crops been developed to increase the biogas yield could also be ensiled to increase the yield A glance around the countryside will reveal close to that of maize. Rye and triticale also of dry matter from a farm. areas of maize being grown to supply provide cereal options and triticale now no Anaerobic Digester plants that are now longer suffers from the weak straw issues AD plant operators will also be keeping a beginning to appear on a number of farms. that it did weather eye on the CAP reform proposals Maize is an exceptionally good feedstock especially the requirement for more than for AD, but as the German experience One area that also merits consideration is two crop types on farm. This may well demonstrated mono-cropping is to be to look at the areas of farms that are not release more land to grow feedstock avoided. Sustainability is important whether reaching their potential in terms of for digestion and co operation with food or energy is being produced. So what economic return. Permanent pasture could neighbouring farms may well provide are the options for growing feedstocks for be enhanced with other varieties of grass a solution for all. an AD plant. Will a rotation that includes to allow it to be co- ensiled with the maize maize, sugar beet and rye be crop. Granted, the yield of permanent environmentally sustainable while pasture will be some 25% lower than a providing a high output of dry matter. sown grass ley but the improved financial Mike Johnson The answer to this question is site specific return from that land, over say a grass let, and will largely depend on soil type and will outweigh the reduced quantity of dry Business Consultant matter harvested. Potentially grass margins, e [email protected] altitude as to which mix of crops suits the t 01522 504325
36 \\ jhwalter energy SMALL SCALE Anaerobic Digestion Projects
Photograph by kind permission of Evergreen Gas Ltd
At JHWalter we have been involved in many 100kWe and there are companies producing Greg Barker initially announced a mini FIT AD projects which initially tended to scale AD systems below 50kWe. Of interest is review for AD to take place in January. from around 500kW up to 2MW. Some of the fact that UK based companies are now Regrettably this review was withdrawn after the original plants have gone on to expand supplying into this market with systems very high December pre-accreditation up to 5MW producing power equivalent to that reflect feedstock availability from many applications.Small scale also offers the the needs of some 10,000 homes. However farms. In some instances it may be possible potential for higher tariff levels under the for many people smaller scale projects will to build a plant as Permitted Development Renewable Heat Incentive, and such returns be more appropriate, and the problem in and last year we secured the first two such when applicable can significantly enhance the the past has been two fold - dis-economy permissions. This can of course speed up and financial performance of the overall project. of scale and lack of properly designed small simplify the planning process and potentially Small can be and often is Beautiful! For more scale plants. allow the unit to be exempted from information please contact: Thankfully the industry has moved on, Environmental Permitting. not least driven by the realisation that the Most will be aware that the Feed-in Tariff small- scale market has significant potential rates for sub 500kWe plants have been David Wright in the UK. So what is “small scale”? There are caught by an “unintended” 20% reduction BSc (Hons) MIAgrM MBIAC Managing Partner, no firm parameters, but most would look to from 1st April 2014. We lobbied with trade Energy Consultant define it as projects up to 250kWe. The bodies in convincing government that this e [email protected] lower end of the range could be sub needed to be corrected and the Minister t 01522 504321
Renewable Energy Specialists
Supporting the Delivery of Renewable Energy Projects since 2004
Track Record 11kW to 500kW Wind Turbines - COMMISSIONED 75kW to 5MW Anaerobic Digestion - APPROVED & COMMISSIONED 50+ Commercial Solar PV (Roof & Ground Mounted) up to 8MW - APPROVED
Services Independent Technology Advice for all renewable energy technologies, Feasibility and Due Dilligence, Planning, Funding, Project Management
Ask about our FREE Renewable Energy Desktop Service so we can help you understand your sites potential
T: 01522 504359 E: [email protected] W: jhwalter.co.uk
37 \\ jhwalter energy Ben Kendall Caroline Oldham Hannah McConnell-Wood Isabel Lougher John Morrison Molly Williams Peter Welch
Practice Appointments: Molly Williams, Assistant Business Consultant is currently studying Ben Kendall, Residential Manager, who previously worked in both for a degree in Agriculture and Land Management at Askham Bryan. Residential and Commercial Agency Sectors in the East Midlands. Upon completing a 5 month period of work experience with Ben has a degree in Urban Estate Management from The University JHWalter, Molly joined the Business Consultancy team. of Westminster and advises on residential property sales. She continues with her degree on a part time basis whilst applying her practical knowledge to her everyday work. Caroline Oldham joins as Administrative Assistant providing support to the admin team. Peter Welch, Planning and Design Consultant began his architectural career in the mid 90’s and, before joining JHWalter, he worked in Hannah McConnell-Wood is a Graduate Negotiator and deals with an architect practice, a planning consultancy and for several house residential sales. Hannah has a degree in Real Estate Management. builders, before starting his own successful business. He initially started his career as a Technical Illustrator so his skills also include Isabel Lougher joins as Rural Chartered Surveyor from Davis Meade. 3D perspective illustrations and full colour artistic impressions. Isabel advises on rural Landlord and Tenant issues and undertakes More recently, he has used his experience and knowledge to work on other property matters including valuation of rural achieve a distinction on Eco Building Design course. property and stocktaking. Isabel is a Member of the Royal Institution of Chartered Surveyors, a Fellow of the Central John Elliott, Partner, has joined James Mulhall, Associate, Association of Agricultural Valuers and has a degree in rural as a Member of the National Association of Valuers and enterprise and land management from Harper Adams Auctioneers (NAVA). University College.
John Morrison, Planning Consultant, who previously worked as Development Management Planner for Local Planning Authorities in Nottinghamshire and Lincolnshire dealing with a wide range of small and large scale residential and commercial projects as planning applications. John has 12 years experience working in the public sector which also included positions with Lincolnshire County Council’s Highways and Public Rights of Way functions. John has a degree in Urban and Regional Geography and a Masters in Urban and Regional Planning. He is currently working towards chartered membership of the Royal Town Planning Institute.
The Nuffield Farming Scholarships Trust and JHWalter hosted a reception at Cereals welcoming future leaders of Lincolnshire farming.
The Trust awards individuals with life changing opportunities by sponsoring Charlie White and John Elliott enjoying the show overseas travel and assists with a period of study, with a view to develop leaders and At the Shows innovators of the future. Last year, We are pleased to support Southwell Ploughing Match and 22 agricultural enthusiasts were awarded scholarships by the Show which was established in 1855 and is the largest one day Nuffield Scholarship Trust. To find out more on what Nuffield has agricultural show in Nottinghamshire. We were delighted to to offer www.nuffieldscholar.org welcome so many families, friends and clients to our stand. If you wish to be informed of future JHWalter events, please contact The main events were horse, vintage and modern tractor [email protected] 01522 504301 ploughing classes which included the National Young Farmers’ Area Finals to select qualifiers for the 2014 British National Ploughing Championships. The JHWalter golf team (from left to right), Mike Johnson, We look forward to seeing you at Southwell Show on Cindy Ireland, Mark Coulman and Saturday 27th September 2014 at Bulcote, near Burton Joyce James Mulhall, who finished and Flintham Show on Thursday 25th September at East Stoke. second in the 4th Annual Corporate Business Challenge We are pleased to announce that we will be showing this year Golf Day at Blankney Golf at the Lincolnshire Show on 18th &19th June 2014. Club recently. 38 \\ jhwalter news Our New website Magna Carta - What we changed and why Historic Lincoln Trust No one needs reminding of the historic role Lincoln has played throughout history. Most will be aware that Lincoln holds one of only four remaining copies of the original Magna Carta sealed by King John at Runnymede back in 1215. Only a few though are perhaps aware that with the 800th anniversary of the Magna Carta’s sealing next year there will be worldwide celebration Lord Cormack. The Trust is and Lincoln will be playing a central organising a range of events between role in this. now and the celebrations in June A project costing nearly £20m is 2015 and we at JHWalter are proud underway at Lincoln Castle which as to be supporting the Trust in its well as restoring the Castle itself will work. In addition to the formal We are proud to announce the launch of our new see a new sub-terranean vault built opening of the refurbished Castle improved and redesigned website – www.jhwalter.co.uk for Magna Carta within the Castle and Heritage Skills Centre, there The JHWalter website brings together information and grounds. Evidence of the work is will be Lincolnshire’s Great services from the Property, Business, Planning and Energy plain to see for those working in or Exhibition, with important items sectors. We have put user experience at the core of the visiting Lincoln and below ground from national and local collectors, site’s aims. Due to the changing needs of our visitors, we the Castle has delivered a unique Three Choirs Festival and many have created a single responsive website that detects the treasure in the 1000 year old other events to mark this device you are viewing the website on and adapts the sarcophagus found under the remarkable project. We hope that view to suit the screen size, allowing you to now view remains of the original Saxon church. our clients, colleagues and friends jhwalter.co.uk on your phone, tablet or desktop. The The vault will also hold a copy of the will share our enthusiasm for Magna website now features an improved browsing experience. Charter of the Forest, which some Carta project and we will be in It is quicker and easier for current and prospective clients scholars hold as more significant touch later in the year to suggest to find the service they want, in particular commonly used than Magna Carta in that it dealt ways in which you can take part and facilities such as Property Search and Property Auctions. with the rights of common men, support the work of the Trust. instead of nobles. Funding of the The Countdown to Lincoln Castle The site allows JHWalter to host more multimedia content project has largely been met from Revealed kicks off with an event at than before and is now more social, allowing individuals the Heritage Lottery Fund, LCC and the EPIC Centre on September ability to share, pin, tweet or email articles, services or European Regional Development 23rd. For those who want to keep properties to themselves, colleagues, friends or family. Fund, but there is still some £2M to up directly go to: Our aim is to post regularly and engagingly across the raise which is the task of Historic www.historiclincolntrust.org.uk Property, Business, Planning & Energy sectors; latest news, Lincoln Trust chaired by and sign up for the newsletter! advice, networking and social events or shows and about our popular property auction. Sterling Success for Local Trainer European Stone Festival makes its As an example, we tweeted about the 13th May mark on Lincoln Cathedral Property Auction Catalogue being online. This was then seen by our 262* followers, this was then re-tweeted by: 1. Property Echo to their 672* followers 2. DoubleTree by Hilton, Lincoln to their 3359* followers 3. The Manor House B&B to their 6679* followers Our tweet about our property auction catalogue being online was in front of 11,000 people. Along with this, an email campaign went out to 16,000 subscribers to our catalogue. So in a matter of minutes, we had reached an audience of over 27,000 people. JHWalter presenting awards for “Best turned out” You can now find and follow JHWalter on: - www.linkedin.com/company/JHWalter-LLP “Around a Pound” did the business - www.twitter.com/JHWalter for North Lincolnshire trainer, Nick - www.facebook.com/JHWalter.LLP Kent, in the JHWalter Handicap Hurdle at the Lincolnshire Rural We were pleased to donate our Charities Race Day when he took We would really like to hear your feedback about our new services to Lincoln Cathedral during the lead two out and ran on to site. Please let us know what you think by emailing the European Stone Festival which finish impressively. The Lincolnshire [email protected] or visit www.jhwalter.co.uk/contact-us welcomed around 140 stonemasons Rural Support Network (LRSN), and stone carvers from around the * Follower numbers taken as at 15/04/14 Lincolnshire Federation of Young world. Prizes were awarded for the Farmers Clubs (LFYFC) and the best carvings in various categories, Royal Agricultural Benevolent which were then auctioned by Ian Institution (R.A.B.I.) raised approx. Walter, raising £50,000 for £13,000 to support their work in Lincoln Cathedral Fabric Fund, well Lincolnshire following a successful in excess of its £15,000 target. 39 \\ jhwalter day at Market Rasen racecourse. news Meet the JHWalter front lineTeam...
Ian Walter David Wright Tim Atkinson BSc (Hons) CEnv FRICS FAAV BSc (Hons) MIAgrM MBIAC BSc (Hons) MRICS FAAV Senior Partner, Chartered Surveyor Managing Partner, Energy Consultant Partner, Chartered Surveyor e [email protected] e [email protected] e [email protected] t 01522 504333 t 01522 504321 t 01522 504313
Ellie Allwood John Elliott Simon Smith BSc (Hons) LL.M MRICS FAAV BSc (Hons) MRICS ACIArb MNAVA MNAEA MARLA Partner, Chartered Surveyor Partner, Chartered Surveyor Partner, Residential Property e [email protected] e [email protected] e [email protected] t 01522 504320 t 01522 504303 t 01522 504354
Steve Catney James Mulhall Ambrose Fowler BA (Hons) BA MNAEA MNAVA MRICS FAAV MRAC Partner, Environmental Planning Consultant Associate, Auction Manager Consultant Chartered Surveyor e [email protected] e [email protected] e [email protected] t 01522 504330 t 01522 504318 t 01522 504308
Ben Kendall Charles Alexander Ellen Dorman BSc (Hons) BSc (Hons) MRICS MARLA Residential Sales Manager Chartered Surveyor Residential Lettings Manager e [email protected] e [email protected] e [email protected] t 01522 504309 t 01522 504319 t 01522 504316
Hannah McConnell-Wood Isabel Lougher Jackie Isherwood BSc (Hons) BSc (Hons) MRICS FAAV MIAgSA Graduate Negotiator Chartered Surveyor Credit Controller e [email protected] e [email protected] e [email protected] t 01522 504345 t 01522 504331 t 01522 504314
James Lambert John Morrison Linda Allatt BSc (Hons) AIEMA BA (Hons) MSc LREA MNAEA Renewables Consultant Planning Consultant Residential Sales Manager e [email protected] e [email protected] e [email protected] t 01522 504329 t 01522 504352 t 01522 504305
Mark Coulman Mike Johnson Molly Williams BSc (Hons) MIOD Business Consultant Business Consultant Assistant Business Consultant e [email protected] e [email protected] e [email protected] t 01522 504322 t 01522 504325 t 01522 504353
Peter Welch Tim Saunders SAC. Dip. BSc (Hons) Dip URP Planning & Design Consultant Renewables Manager e [email protected] e [email protected] t 01522 504311 t 01522 504315
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The JHWalter are a team backed by recognised professional qualifications. Planning Chartered Surveyors Residential Property Land Agency & Consultancy DipURP - Diploma in Urban FRICS - Fellow of the Royal MARLA - Member of the FAAV - Fellow of the Central & Regional Planning Institution of Chartered Association of Residential Association of Agricultural Valuers AIEMA - Associate Member of Surveyors Letting Agents MBIAC - Member of the British the Institute of Environmental MRICS - Member of the Royal MNAEA - Member of the Institute of Agricultural Consultants Management and Assessment Institution of Chartered National Association of MIAgrM - Member of the Institute Surveyors Estate Agents of Agricultural Management ACIArb - Associate of the LREA - Licenced Real Estate Agent MNAVA - Member of the Chartered Institute of Arbitrators National Association of Valuers and Auctioneers MRAC - Member of the Royal Agricultural College CEnv - Chartered Environmentalist LL.M - Master of Laws