Yesterday, the new Communities Minister Greg Clark announced that he intends to change the planning classification of gardens to tackle the so-called problem of ‘garden grabbing’. As a result, gardens will no longer be considered “Brownfield land”  (i.e. land that has been previously developed).

This is something that has been on Mr Clark’s agenda for sometime. In fact, the BBC covered a story way back in 2006 when he tried to introduce a Protect Private Gardens Bill.  You can read about it here.

It’s worth noting that Mr Clark is the MP for Tunbridge Wells. As a much sought after area of the South East, Tunbridge Wells is an area where land is at a premium and where housing demand is historically strong… so is  one of the rare areas where garden grabbing has been a bit of a problem… however how much of a problem is it in the rest of the UK?

Is “garden grabbing” really the problem it’s made out to be?

In my recent blog post on the topic of garden grabbing, I mentioned that planners already have powers to stop this practice. But the fact remains, that despite media and government spin, garden grabbing isn’t a major problem for much of the UK.

How do I know?

Well, let’s just take a look at the recent independent research that the previous Government commissioned to investigate the issue of inappropriate developments within back gardens.

The review found that: “Of the 127 [councils] who responded, less than half (50 councils) considered it an issue in their areas. Of those who reported a problem, only 5 per cent (7 councils) had specific, local policies in place.”

So how will the new legislation affect us developers and land finders?

Regardless of whether garden grabbing is a problem or not (even though over 50% of councils don’t actually think that it is!), it appears that gardens have now been reclassified in the Government’s new Planning Policy Statement 3 (PPS3) which you can read here.

So what kind of effect will this have on us developers and land finders?

Well, overall, pretty limited I would say. Though I think the impact will differ around the country. For example, earlier today I looked back at the deals I’ve done in recent years… and, actually, I can only find one such ‘garden land’ deal that would’ve been affected by this reclassification.

All my other deals have been Brownfield sites used for other purposes, so as such, they wouldn’t have been affected by the policy change.  These included an MOT garage and petrol station, a tyre and exhaust garage, a public house, a farm house and barns, a former Church, the site of a lodge that had been land filled, a haulage depot, a van sales yard… to name but a few!

All of these were sourced off market and none of them were gardens.

What about my current ‘garden site’ deals?

Having said that, I have just agreed a price on three garden sites and am ready to submit planning on one of them this week.  So will the new legislation affect my deals? Probably not…

The fact is, there are many different kinds of “garden-type developments”. Some will be more suitable than others, and ultimately, as with all developments, it’s going to depend on what you propose to build on the land… and how it sits within the specific characteristics of that locality.

So I will still continue to look at these opportunities for now, because I think that even when the policy does change it will be much more applicable to certain geographical areas – such as the South East – and also specific areas within each town.

For example, in my hometown of Bolton, it is well known that Lostock and Heaton are the most affluent wards where demand for large houses has been most keen for many years.

In these areas, the local planners have already severely restricted the practice of developing in gardens – as well as the demolition of a large property sitting in a big plot and replacing it with a higher density development.  So I can see the change in policy will only help to “shore up” the council’s defence against the practice.

However, in other areas of Bolton I would expect less resistance, providing that the scheme was in-keeping with planning regulations and in-keeping with the local neighbourhood…

The main thing to ask yourself with any development is this: Does it sit well within its surroundings?

Let me show you an example…

Below is a “back garden” type of site that I looked at recently. The fact is, these have always been tricky when it comes to getting planning…

I wanted to demolish the existing pair of large semi detached houses in the centre of an acre plot.  However, even with existing planning laws, the planners where able to resist the scheme as they argued it wasn’t in keeping with the design policies of their Unitary Development Plan (UDP).

The planners were looking at the proposal in its locality, not the wider area. As annoying as it is, to some degree I could see their point!

Now compare that to the plot below. This is more of an infill garden plot…

Here, we have a pair of semi-detached houses. One of them has a large garden that is over grown and not used.  Here I have done a deal with the owner and I intend to submit planning for a single detached house.  This opportunity is a natural infill and won’t alter the character of the area.

So as you can see, these are two completely different examples of garden-type opportunities that I believe will be considered differently by the planners.  Both would be profitable if acquired at the right price.

Below is another example that “makes sense” from a planning point of view as it is a natural infill.

So how can we protect ourselves against a sudden change in policy?

I’m not sure about how long it will take for the policy change to take place, though it appears to be immediately enforceable if local councils are minded to do so. However, when considering your developments it’s crucial that you carry out thorough due diligence as usual.

To be on the safe side, it might be wise to stick to more appropriate, less controversial garden types schemes like the ones shown above.  Stay away from back land type development, as they are often fraught with difficulties.  Also, make sure you check your proposals with the local planning office before delving too deep into a deal!  You may have to look at their policy more carefully at the outset.

Don’t forget, of course, that there are thousands of other Brownfield opportunities out there too! You most certainly don’t need to stick to garden sites to make money in this game. Though they are (or have been) a great place to start.

We will just have to wait and see how the policy emerges. However, I suspect that it will be locally driven so will vary considerably around the UK. Plus, much will depend on the development scheme that you are proposing – just as it does now.

In short, always ensure that your proposed developments are in-keeping with both the neighbourhood and the local planning regulations. In this respect, nothing much has changed. There are still plenty of prime opportunities out there just waiting to be discovered…

And if you find that “garden grabbing” becomes more restricted in your area, then it can only serve to increase demand yet further for other types of Brownfield site, leading to lucrative opportunities for land finders and developers alike!

Great news for land finders!

Google Earth has just made our land searches even easier by expanding it’s Street View service to a total of 96% of all roads, streets, avenues – and even lanes – right across the UK!

360-degree panoramic land finding – from home!

The service enables you to explore highly detailed, 360-degree panoramic images at street level. So, as anyone who’s read my Land Finder Fortunes report will know, this is really going to prove an invaluable asset to your land finding, enabling you to assess sites in great detail – all from the comfort of your own home!

Until now, the service was mainly available only in a handful of locations. Google introduced Street View in March 2009, initially concentrating the service on famous landmarks and city centres.

Nearly a quarter of a million miles of road now covered!

However, over the last year, the infamous Google camera cars have been out and about, taking snaps of everything from busy city streets to little lanes in the middle of nowhere. Now the increased coverage has been extended across an additional 210,000 miles of highly detailed street-level mapping.

As you may know, one of the main problems with Google Earth is that its images can be a few years out of date. However, the new Street View images will not only offer you fantastic panoramic views of plots you might be interested in but they will also be bang up-to-date!

Google Street View of a potential development site

Enhancing your desktop appraisals!

This has really enhanced the level of detail available to land finders. As a result, it should transform your ability to perform detailed desktop appraisals, and really assess which plots are likely to provide great development potential.

Best of all, it’s still free! So this should really give your land finding a massive boost… I know it has for me! So what are you waiting for… go and give it a try!

For further information visit: www.google.co.uk/help/maps/streetview/index.html

It’s always great to get some independent feedback on my land finding techniques. So I was absolutely thrilled to see that Julie Hanson from property portal www.justdoproperty.co.uk has just started a series of blog articles about my Land Finder Masterclass called: “Diary of a land finder virgin”.

Julie has recently signed up to my Land Finder Masterclass, and in her weekly blog posts, she will be sharing her thoughts and progress as she works her way through the comprehensive 8-week course.

You can see how she’s getting on and read all about her progress here.

Did you catch the recent news reports about the Government’s so-called “clampdown on garden grabbing”?

According to the press, garden grabbing – whereby developers build inappropriate developments within the back yards of existing houses – has become “a serious problem”. The Telegraph’s coverage is fairly typical of the way the mainstream press covered the story.

Someone reading the article could be forgiven for assuming that garden developments have effectively been banned. However, if you compare the news article with the official Government statement you’ll realise that nothing could be further from the truth.

But it’s worth looking at the facts of the story because behind the spin some interesting points have come to light…

“Not a problem in the majority of areas…”

It seems the Government commissioned independent research to investigate the issue of inappropriate developments within back gardens. The review’s findings are really interesting…

“Of the 127 [councils] who responded, less than half (50 councils) considered it an issue in their areas. Of those who reported a problem, only 5 per cent (7 councils) had specific, local policies in place.” It’s worth noting that none of the councils who responded asked for a blanket ban on back garden developments.

The Housing and Planning Minister John Healey admits: “it is good news that councils have told our independent experts that it is not a problem in the large majority of areas.”

So, despite what the press would have us believe, the Government isn’t advocating a ban on all garden developments. They’re merely reminding a minority of councils who have been a little lax, that they have the power to prevent inappropriate developments to be built in back gardens.

So what does this mean for land finders, self-builders and developers?

Successful property development relies on appropriate, carefully considered schemes that enhance a neighbourhood. I’ve never been in favour of inappropriate, oversized developments shoe-horned into tight back garden areas and welcome the Government’s efforts to tackle the issue in those few “hot spots” where it’s been allowed to become a problem.

To be honest, these sorts of development are often fraught with problems. I prefer to concentrate on “infill” developments – slotting new housing in between existing properties. It’s usually much easier to get infills through planning and they don’t tend to suffer from the same access issues.

Huge demand for UK developments

The fact is, there’s huge demand for additional housing (and therefore suitable development land) in the UK. The Government has set a target to build 3 million new homes by 2020 and, in the main, it’s down to the local authorities to allocate enough land to meet this ambitious goal.  Most local authorities see garden plots as a suitable and sustainable way of helping them achieve their targets. After all, most of the infrastructure required for a new development – such as roads, utilities and local amenities – are already in place.

It’s hardly surprising therefore that in some areas as much as 94 per cent of residential development is on gardens or other “occupied” land. The Government relies on the redevelopment of this land – known as “brownfield” land – to house the country’s growing population. To suggest that the practice of building on spare garden land could be banned is, frankly, ridiculous!

Due diligence…

So, if you’ve found a back garden with great development potential, none of this need put you off exploring its potential further. The new guidance doesn’t mean that all back garden developments are out of the question. It just means that the planners are less likely to let you get away with a really bad proposal.

As with all development schemes, it’s simply a case of performing your due diligence and checking with your local planners to gauge their reaction to your proposals.

But remember, there are lots of opportunities out there that don’t involve gardens at all! My most profitable deals have involved other types of brownfield sites… pubs, petrol stations, garages, farms. There are opportunities all around us, it just takes a keen eye to spot them!

Unless the Government is willing to release huge swathes of Greenfield or Greenbelt land – which is extremely unlikely – they must rely on industrious land finders and developers to identify alternative uses for existing brownfield sites. It’s the only way they’re going to meet their own targets and house the growing population.

So, as long as there’s a demand for houses there will be opportunities for those people “in-the-know” to make substantial profits from land. And if the press insist on labelling us “garden grabbers” then I guess it’s something we’ll just have to live with!

I’d just like to say a huge thank you to everyone for all your amazing responses and comments about my FREE report: “Land Finder Fortunes – How you can make life-changing profits from land without purchase or ownership”.

It’s the first time I’ve done anything like this so I hadn’t a clue what sort of reaction to expect.

However, I’ve been overwhelmed by the response so far. Each morning my inbox is overflowing with emails from people who’ve been motivated and inspired by the report.

Here are just a handful of the emails I’ve received so far:

“I’ve just downloaded your report Land Finder Fortunes, I think it’s brilliant. I’m very excited about the possibility of making substantial amounts of money through trading land!!!” – Julie

“Well, that was a rare surprise, much better than a manual I sent for years ago that cost me a small fortune and its free. Thank you very much.” – Jeff

“Thanks Lyndon, I am still having a read through  but so far its fantastic. Its opened a whole world of opportunity and I can see the potential is limitless. Thank you so much for sharing this information so freely.” – Namonda

“Thank you very much for this very well-written report. It really does set out, clearly and in plain English, exactly what steps to take to find those “hidden” plots we all know must exist, and what to do next. Again, many thanks, and I can’t wait to get started!” – Di

A number of you have also left comments and questions on my blog. You can take a look at what people have been saying – and add your own reaction here.

I’m trying my best to respond to all the emails and blog comments as quickly as I can. But from the feedback I’ve received so far, it seems that many of you would like a little more help and guidance on certain topics in order to maximise the profits from your land finding deals.

I’m busy looking into the best way for me to help. Again, I’d welcome any suggestions from you… preferably via the blog so that everyone can read and respond to your comments.

If you haven’t yet downloaded your report, then sign up for your FREE copy here.

I’m really excited about this! I’ve been extremely busy over the last few weeks working on a very special “something”. I can now reveal that the “something” is a FREE report which should help you emulate my success in securing life-altering profits through land deals.

I’ve never done anything like this before, so I hope you’ll find it useful…

Since I started this blog, I’ve been inundated with enquiries about my multi-faceted approach to property. It seems that I’m not the only one that thinks that there’s more to the world of property than buy-to-let and it also seems that a lot of you out there are eager to find out more.

So that’s why I’ve decided to reveal one of my most profitable – and easily replicated – money-making techniques within this free report: “Land Finder Fortunes – How you can make life-changing profits from land without purchase or ownership”. It reveals the very same methods I myself use to secure successful land deals throughout the UK.

It’s available to download right now. Just click here, and you’ll not only discover how you can make substantial regular income using these little known property secrets, you’ll learn how to do it part-time, around existing commitments, laying down very little capital… if any!

As regular readers will be aware, I encourage anyone seeking substantial income to explore a broader, more rounded approach to property.  Out of all my techniques, land trading is the most effective method I’ve found to generate quick FIVE and SIX FIGURE PROFITS.

For example, my recent land trading deals include £80,000 profit for a former public house, £300,000 profit for a former tyre and exhaust garage and £140,000 profit for a one-acre field.

As you’ll discover, land trading is relatively easy, requiring minimum time and effort…

In fact, once you know how to go about it, trading in development land is actually a very simple process. Actually, it’s so simple that even a novice can put together two or three deals a year to generate exceptional profits, fitting the ‘work’ around their existing commitments.

Best of all, it can be done part-time, with hardly any capital or previous experience. Strangely enough, you don’t even have to buy or own any land – which is why it’s particularly useful in today’s climate…

Luckily, the credit freeze needn’t prevent you from making healthy profits as land trading requires next to no capital. The report details just how easily you can source simple development opportunities on your doorstep and turn them into deals worth tens – or even hundreds – of thousands. The report also reveals:

• What an ‘Option Agreement’ is and how it will transform the way you think about land ownership.
• How you can take control of profitable land without actually owning a centimetre of it.
• How to sell that control onto developers for profits ranging from £20,000 to £Millions.
• Where and how to look for lucrative development sites on your very own doorstep.
• The skills you need to assess the potential of a piece of land and how you can work out what it is worth.
• The online resources and tools you’ll need to conduct your searches.
• How to tap into the ready-made market of eager developers desperate to secure quality sites.

I’ll show how to start taking relatively modest profits of £20,000 to £50,000 per site and how to repeat that success over and over again. I’ll also reveal how I myself go about generating hundreds of thousands of pounds in profits from a single deal.

Sound too good to be true? It really isn’t.

As you’ll see, it’s simply the application of sound principles. I’ll show you how to spot good development potential and how to turn that potential into profit.

This report aims to furnish you with the skills to set you on your way to financial freedom. All you have to do is follow the method carefully and, with a little effort, you could be enjoying the same levels of profit that I’ve achieved using the very same techniques.

I really hope you find it useful – Download your FREE report right now!

…a friend of mine told me that in the pub last Friday.  It’s something a client of his tells him time and again. Last time I looked, his client was worth £1.3 BILLION in the Sunday Times Rich List.  Apparently this pearl of wisdom is the cornerstone of his wealth creation strategy – and it’s obviously worked very well for him!

When you think about it, this nugget of information is the very reason that land has always been considered a solid investment. Yet, without a great deal of capital it’s always been considered difficult to buy land as an investment.

When you combine a rising population with a chronically slow and reactive planning system – together with the public mentality to new development of “not in my back yard” – you soon get a recipe for rising land values.

Development is so restricted in the UK, that when we do obtain planning, the difference in the land value is often immense. So while it’s perceived to be difficult to acquire land for investment without capital, the case for doing so is, and always will be, very strong.

Thankfully, for us mere mortals (not billionaires!), it is actually possible to acquire “control” of land for very little capital… if any!

How?

With the use of a little-known gem called an Option Agreement. In fact, an Option Agreement can enable you to control land for just one pound.  And crucially, while you have “control” of that land, you can increase its value by 200 times or more by obtaining planning permission to develop it.

For those of you who’ve been reading my blog, you’ll already know that this is something I’ve been doing successfully for some time now.  Due to the recession, I will be the first to admit that, until recently, my land deals took a backseat.

However, as we now seem to be coming out the other side, I’ve started actively searching for new opportunities once again.  As many of you know, I also help to run LandLounge.com – an internet-based land agency.  Here too, we’ve noticed much more activity in the last few months.  In fact, we’ve agreed two sales just this week.

Land investment is actually a great opportunity. It’s the ideal way to generate income for anyone that’s willing to learn the ropes – just like becoming a buy-to-let landlord.  If you’re willing to put in the effort and learn the methods of sourcing and appraising, it offers significant rewards.

We’re not talking rewards that pay £150 per month “positive cash flow”. No. We’re talking rewards that can clear your mortgage in one fell swoop.

For the more experienced, the rewards can be huge.  I brokered a deal recently that is yet to go through planning, but we’re told it will get the support of the Local Authority.  It’s a site that was purchased for just – wait for it – £5,000.

How much do you think this site will be worth after planning is granted?

100k? 200k?

At the beginning of the article, I said it’s possible to increase land value by 200 times or more by obtaining planning consent.  Well this deal was an exception.  This particular piece of land purchased for just £5,000 will be worth at least £8,000,000 after planning. Yes – EIGHT MILLION POUNDS.

Now admittedly, sites like this are rare and 20 years had passed between purchase and submission of planning application.  However, suppose it was you that bought the wasteland 20 years ago and were now sat on £8 million?

You don’t need deals like the above to make life-changing sums.  I always advise people to start small – perhaps look for single plots and work your way to bigger deals as your confidence and knowledge grows.

My ideal sites have been those up to two acres in size.  Sites like these are often overlooked by developers especially if they have existing buildings or uses that make them less obvious.  You will also find that there are deals-a-plenty right on very own your doorstep. It’s just a question of knowing where to look…

I recently described how I made £300k profit on a site in Bolton in just 9 months. I’ve completed lots of other planning gain deals such as a barn conversion that made £230,000 profit, a pub that made £80,000 profit and an old church that made £125,000 profit.

Basically, my point is this: You don’t need to be a billionaire to invest in land if you know how. But if, like me, you want to become one, then take on board our opening pearl of wisdom…

Buy land. They ain’t making any more of it!