Beginner question on permaculture and regulations

ultraG

Member
Dear Farmers,

I have had my eye on farming for a few years now, due to family ties (my dad's a trained agronomist but made his money elsewhere and my mum comes from an active farming family but wasn't involved in the day to day affairs of the farm, a fairly largescale operation in south of England). I have always been taught to value the soil and its produce but I have only very limited knowledge of the industry. I've made my money elsewhere (i.e. London) and now live in Cambridgeshire.

For many reasons which I'd be happy to discuss I have come to the conclusion that it is an absolute necessity to have land. By that I mean while milking the modern financial system as much as I can, I also need to have land where I need to start a permaculture project to ensure the independence of my family. I understand that a single family probably doesn't need much more than 2-4 acres of land, depending on how it's situated, soil quality and access to water. But part of me wants to go bigger, say above 10 acres, and build a home on it (a resilient home... quasi off-grid). I understand the Field to Farm program requires 12.5 acres, so that's what I had in mind. I want to build a second home as a farm.

Now the problem with this is that under the Field to Farm government program you don't get a home before 10 years. First a I could be allowed to build a barn without planning, but then the government requires 10 years of profitable (taxed) production before I may get planning for a dwelling. That's so obviously a rigged game.

Thus the only way I can think of is to buy an existing farm with a dwelling. Perhaps a nice shortcut would be an orchard that would give me a head start.

My question is this: if I buy a small farm with a history of mono-culture based profitability and taxes and I decide to switch it to full-on permaculture (i.e. a holistic combination of trees, shrubs and many other plants on regenerated soil, using only natural compost or other natural means to enhance the quality of the soil and ecosystem), it is unlikely I would sell any of the produce to the marketplace for a significant period of time. I would keep my day job and wouldn't need the money. Thus is the government at some point going to question this decision as it won't be able to tax a commercial yield? Would they interfere in any way? In any case I am aware it would take a handful of years for the ecosystem to start generating sufficient produce to feed us, but I'm just trying to get a sense of how the government would gauge this given the fact that I would not pay tax to them at all.

If anyone has a view on this it would be most welcome.

Best regards,
Ultra G
 

Boysground

Member
Mixed Farmer
Location
Wiltshire
I think you will find very few farms in this country that are mono-culture expect for those that are 100% grass. You are just going to be looking for your 12ac plot of land, the competition will be people who want to put horses on it.

You only get taxed on profit, if you don’t want to make any that’s there problem not yours.

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anzani

Member
The Portuguese government will support your venture in investing in their rurally depopulated areas, such a Finca of 8 ha may cost around 50k Euros, with grants to reroof etc possible
 

curlietailz

Member
Arable Farmer
Location
Sedgefield
I’m assuming you want to buy in England
Best and quickest way in my opinion is to buy a farm, there will be some for sale in your chosen location…. That way you get a farm registration number etc and you can sell off or rent out the extra land that you don’t need

if you’re looking to buy a plot of up 10 acres with possibility of a house I’d suggest you’re looking at £250k plus
Farmers aren’t stupid. If there is chance of a house it will be factored into the price already.
 

curlietailz

Member
Arable Farmer
Location
Sedgefield
I am unaware of the Field to Farm programme as I didn’t think there was a Government backed scheme that encouraged farms to spring up…..so I Googled it……
Do you mean this book?
“Field to Farm is a paperback book that explains how to live on agricultural land legally without the need for planning permission.”
 

Kidds

Member
Horticulture
It is almost impossible to buy some land and build a house on it. It is almost equally impossible to buy some land farm it holistically whatever that means and show a profit.
Buy a house that has some land with it or buy a field nearby.
You wouldn't believe the amount of times people come on here asking to buy a field, build a house on it and live happily ever after. It rarely happens and if it does it resembles a shanty town of scrap caravans and old lorry backs.
 

ultraG

Member
Many thanks for the replies. I just want to grow a food forest type permaculture project to ensure my own food supply to start with. I want to keep my house in Cambridge which cost me an arm and a leg and I want to keep my job. So ideally I get land and I will handle the labour required to implement the project, which is essentially planting fruit trees in stage 1, and let it grow with minimal intervention. No pesticide, no fertilizer besides compost heaps. I wouldn't mind having an orchard already grown up and I wouldn't mind either letting some animals (pigs? they're good for the soil I hear) graze the land.... Only in the long term would having a dwelling on the land become interesting. A man should build a house at some stage in his life. I'd like to do that, but I could contemplate renovating or rebuilding. So yeah, I appreciate the comment from @curlietailz, i.e. yes, I'd like to buy in England, near enough Cambridge, yes I'm aware am looking at £250k plus.

On the field to farm concept, yes, sorry it's not govt linguo, it's just a strategy, and yes, I'm aware there are horror stories. I'm patient and I'm not bailing out to live off grid. That would be frankly detrimental to my family. No, I just want to build resilience. Chiefly I want to secure my food supply. In the process I would secure a water supply. Eventually, at a later stage, I would invest in securing renewable energy supply (within our without a dwelling).

So going back to the first question but digging a bit further, if I was to do this and sign up to some Sustainable Farming Incentive, would the UK government expect to put my harvest on the market in view of taxing profits? Or would I be able to just pull out of the market? I'm wary of any government incentive scheme because more often than not it leads to some sort of clawback in the future. I don't trust this government at all.
 

ultraG

Member
Again, sorry I should have not written "field to farm govt program". there's no such thing. It just means what strategies are available for land owners to build dwellings on farm land per govt regulations. Unless I am mistaken the process is 1. Barn without planning > 2. profitable exploitation for 10 years min > 3. barn can get conversion planning for a dwelling. That's is, in my opinion, rigged and unfair. No wonder there is such a gap between the value of farmland vs the value of land with planning permission (100x!?). And no wonder there is such a dearth of housing in this country.
 

ultraG

Member
Again, sorry I should have not written "field to farm govt program". there's no such thing. It just means what strategies are available for land owners to build dwellings on farm land per govt regulations. Unless I am mistaken the process is 1. Barn without planning > 2. profitable exploitation for 10 years min > 3. barn can get conversion planning for a dwelling. That's is, in my opinion, rigged and unfair. No wonder there is such a gap between the value of farmland vs the value of land with planning permission (100x!?). And no wonder there is such a dearth of housing in this country.
Oh wait, the govt in its infinite generosity allows the landowner to live on the exploitation for up to 3 years in a temporary dwelling (smth like a caravan). Great. I suppose it's at least smth for those who can't afford to buy a farm.
 

curlietailz

Member
Arable Farmer
Location
Sedgefield
Mind you, if your thinking of spending £250k to secure your own food supply, you could buy an awful lot of cabbages, potatoes, turnips, other veg , eggs, milk, wheat grains, barley grains, oilseeds , pork, beef, chicken, salmon, trout directly from British farmers for that cash
 

Boysground

Member
Mixed Farmer
Location
Wiltshire
1st thing you should do is search planning permission on here. It is possible to get a tied property planning permission but with 12ac that will be a challenge

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ultraG

Member
Mind you, if your thinking of spending £250k to secure your own food supply, you could buy an awful lot of cabbages, potatoes, turnips, other veg , eggs, milk, wheat grains, barley grains, oilseeds , pork, beef, chicken, salmon, trout directly from British farmers for that cash
hahahah good point! I think it's also an investment but granted, should I get excess production as I think is very likely to happen I ought to sell the excess crop and join the market. Alternatively I could really just limit myself to a smaller chunk of land and focus only on growing without a dwelling, just a barn...
 

ultraG

Member
Mind you, if your thinking of spending £250k to secure your own food supply, you could buy an awful lot of cabbages, potatoes, turnips, other veg , eggs, milk, wheat grains, barley grains, oilseeds , pork, beef, chicken, salmon, trout directly from British farmers for that cash
It's about resilience though. All those products could well end up being in short supply during the next crisis, whatever name-tag you attached to that crisis (pandemic, energy...). All of a sudden food and water can become very valuable... and it's also an investment in the future. In that sense the barn to dwelling process is also a worthy investment.
 

egbert

Member
Livestock Farmer
Again, sorry I should have not written "field to farm govt program". there's no such thing. It just means what strategies are available for land owners to build dwellings on farm land per govt regulations. Unless I am mistaken the process is 1. Barn without planning > 2. profitable exploitation for 10 years min > 3. barn can get conversion planning for a dwelling. That's is, in my opinion, rigged and unfair. No wonder there is such a gap between the value of farmland vs the value of land with planning permission (100x!?). And no wonder there is such a dearth of housing in this country.
Do you not think planning restrictions are a good thing?
cos else the whole country would be covered, wall to wall, in new dwellings on large footprints?
Our green and pleasant land would become -and indeed already is where councils are slack- one continuous development.

There are ag concessions for ag tied houses, and it boils my piddle that they are so open to abuse by non genuine cases.
I would very much like to see instant demolition of bogus ag tie houses, with the bill sent to the owner. Failure to pay results in land seized.


Just sayin.
 

Bury the Trash

Member
Mixed Farmer
I am unaware of the Field to Farm programme as I didn’t think there was a Government backed scheme that encouraged farms to spring up…..so I Googled it……
Do you mean this book?
“Field to Farm is a paperback book that explains how to live on agricultural land legally without the need for planning permission.”
Fact is, there were/ are plenty of small farms ,or even medium sized ones with a house buildings and yard around here built on as mini housing estates rendered useless for further original intended use, whereby as recent as the nineties they wouldve been home for a farming family and modest farm business .

My question is, why remove those and then build new ones ?
there is fast becoming a time when there wint be any open space for a commercail farm to operate anyway.

noice big house in the countryside by retired or at least high moneyed people seems to be the hard core of the (random) planning policy (what ever that it is )
 

ultraG

Member
fair points. I'm just taking the view of having people feed off their own land and having the freedom to build their own homes on said land. That's important imho. That's not the same as just selling farmland for large scale property development (where profits will be split across the land seller, property developers and councils via stamp duty). Funny how the vast majority of these newbuilds end up being built by listed companies close to the govt (like Barratt)
 

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