Buying land

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ByNasty

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Hi everyone,
Me and a friend are trying to find land to purchase to build a fishery on and despite having registered with various land agents and emailed several companies such as fisheries4sale etc we are really struggling to locate any. Has anyone out there got any contacts or any experience and advice in this area? We are currently in the process of writing to local land owners as well.
 
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Tony Rocca

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If only it were so simple, dont buy anything until you have got planning permission to build a fishery.

Better to buy an old gravel pit or something really.
 
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Merv Harrison

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ByNasty, I just typed 'Agricultural land for sale in Northamptonshire' into the search engine, a few results, hope they help.
 
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Wolfman Woody

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Be very careful.

What you would probably be doing is changing it's use. Even if you get planning permission ensure you also have access to the main road otherwise you could find yourself being asked as much again just for the ransom strip.
 
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MarkTheSpark

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Swampy land in river valleys tends to be cheaper than quality pasture.

John Wilson bought his land then gave away the gravel extraction rights to an aggregate company, thereby relieving him of a lot of a hassle. They landscaped it when they'd finished.

It's also a fact that farmers don't need planning permission to dig lakes for irrigation - they do need to apply for a consent to take the water afterwards.

That seems to me a possibility; strike a deal with a farmer to buy the land after he's dug the lake for irrigation, then go for change of use planning.

It does seem to me that you might be better off buying a failing trout fishery, for example (few of those around).
 
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ByNasty

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Thanks for all the responses, some very useful points raised in all of them. Due to the nature of what we are trying to achieve an existing gravel pit probably wouldn't be ideal but a small trout lake might be alright. Thanks for the tip on the irrigation rules Mark, they may come in handy. I've specified to the people I've been in touch with that the land should ideally be wetland or marshy/swampy land with good access. I've had a look at farmers weekly and I may well place an ad. Whatever happens I won't be rushing into buying it but I do have some people who know considerably more about it all that will help out when the time comes so fingers crossed!
Merv, why is it that when I tried searching I couldn't find anything and then I typed in what you said and got loads of results? I really am rubbish at finding what I want!
Thanks again.
 
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Wolfman Woody

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Be a bit careful with ex-gravel workings. You could find that there's a time limit on leaving the site open a you could end up being reposnible for filling it in.

Lovely jubbly charging all the tippers, but it would have to be clean inert wast and then you have to cap it regularly to certain standards. I know a lot around here changing their capping rules in line with new laws in 1998. So, so strict..

It's an absolute nightmare. Marks suggestion is best. We took over an old dissused duck pond and dug that out deeper with the waste being scattered across the remaining land so no dumping charges.
 
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trev matthews

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bynasty

I have some info for you if you want to e mail me I will spill the beans.

Trev
 
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MarkTheSpark

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Due to the nature of what we are trying to achieve an existing gravel pit probably wouldn't be ideal but a small trout lake might be alright

I have to say that gravel pits make some of the best trout fisheries of all. Elinor's a great example, but there are loads of others.

The reason is this; all the water entering a gravel pit is filtered through the gravel seam. It's usually neutral pH and elodea and other weed loves it, and so do the insects that live in the weed.

Water clarity is REALLY important on trout fisheries because fly fishing depends on a purely visual attraction of fish to fly. Also, trout in gravel pits develop beautiful markings; they get pale in turbid water.

Also remember that gravel pits are rarely more than 20 feet deep - usually 10 - 15 feet. That's just perfect for fly fishing, even with a floating line.

My final point would be that any stream-fed fishery will be inclined to silt up, and suprisingly quickly. You need a settlement pit dug on the upstream side - one which can be dug out easily when it fills.
 
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MarkTheSpark

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This is an insight into planning permission for recreational lakes.

And if you've got ?300k, what about this for somewhere to start?
 
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ByNasty

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Sorry I haven't responded guys, for some reason I wasn't getting email notifications despite them being turned on. Some very helpful guidance though from all of you and it really is appreciated so thank you all.

Merv, the area isn't too much of an issue as long as it's somewhere north of london and south of birmingham.

Trev, when I try to email you it is saying your details are private. If you want to drop me an email (or anyone else does) you should be able to see my details.

Again, many thanks to you all, I'll update you if I get anywhere.
 
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Wolfman Woody

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What a pair of wallies?

You've both got your emails turned off. heheheeh!
 
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Tony Rocca

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Woody,
The tipping of even "inerts" has moved on a great deal since 98, you now need an engineered clay liner along with your cap to a specified permability, and all the waste recieved has to meet very strict lechability tests.

You wouldnt believe it, thats the EU for ya.
 
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keora

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Good gravel deposits are valuable. Extraction of them requires expensive and unsightly equipment which spoils the rural character of the countryside. So you may find that the local council has a strict written policy restricting development of gravel pits. You need to check this as soon as you find a potential site.

A further problem with a gravel pit is - will it hold water on completion of digging ? This is not easy to evaluate and will require specialist (and expensive) advice.

Building a pond in an area where there are substantial clay deposits may be less risky. Clay is impervious to water and an excavation may slowly fill with water.

Rather than buy a site speculatively I recommend you make an offer subject to planning consent. The downside is that obtaining consent is protracted, expensive and may not succeed. The landowner may not be willing to wait. An alternative would be to negotiate for an option to purchase a potential plot. You may have to pay the owner for the option, but it will be cheaper than buying outright.

I think that unless you have substantial financial resources, you will find it difficult to buy a development site at the right price. Landowners are aware of the value of commercial coarse fisheries, and are probably more likely to develop a good site themselves. If a site with potential is sold, it will command a premium because of the scarcity of such sites.
 
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