SPRING 2021
INSIGHT
bellingram.co.uk
Special Agent
How to carve out
more time to enjoy
your land assets P5
Croft Original
It’s important to do
your homework and
consult an expert P16
Planning Expert
From pigeon lofts to
hill tracks why it’s vital
to get early advice P10
summer spring bi2019 bi2021 1
welcome
news
Contents
4 What is rural land worth? Head of
Valuations Sarah Tyson reviews the average
rural land values in Scotland and the North of
England.
5 Looking for more time to enjoy
your land? Partner Rob Whitson examines
how expert advice from a professional land
manager can buy landowners more time to
enjoy their assets.
6 The NC500 effect Joanne Stennett
examines how the promotion of the NC500
has opened people’s eyes to the attractions of
the Highlands.
8 Helping It Happen Awards 2021
Managing Partner Mark Mitchell encourages
rural education innovators to share their
success stories.
9 Getting to know Bell Ingram GIS
Manager Marcus Humphrey turned an interest
in geography and cartography into a successful
career in Geographical Information Systems
(GIS).
10 Do I need planning permission? It all
depends, says Planning consultant Catherine
Newton.
12 Plotting your dream move to the
country? With self-build becoming more
popular, architect Murray Fleming shares his
five top tips for buying the perfect site.
14 Spring Step Challenge Bell Ingram
walkers go the extra miles for our three chosen
charities.
15 It’s a sellers' market! Head of Estate
Agency Carl Warden looks at the latest trends
and explains why he is braced for a post
lockdown surge in demand.
16 Thinking of buying a croft? It’s
important to do your homework says our
resident crofting expert Ian Blois who shares
some top tips to consider before you take the
plunge.
18 How important is Gaelic? Simone
Hogan explains why she thinks that employing
Gaelic speaking staff can be a unique selling
point for Scottish businesses.
A warm welcome to the Spring Edition of Bell
Ingram’s Insight Magazine.
It’s just over a year since the first Covid lockdown
so it’s a suitable moment to reflect not just on how
our clients’ interests and demands have changed,
but how Bell Ingram has successfully navigated the
pandemic challenge.
I’m pleased to report that the company’s substantial investment in technology
continues to pay dividends, enabling staff to deliver the high levels of service
our clients expect despite the ongoing restrictions to our working lives.
Farming has come through the crisis better than many sectors and our Head
of Valuations Sarah Tyson reviews the average rural land values in Scotland
and the North of England on page 4, while on page 5 Partner Rob Whitson
examines how expert advice from a professional land manager can buy
landowners more time to enjoy their assets.
Elsewhere, the property market has been through a period of enormous
upheaval with many buyers seeking to change their lifestyles in light of the
pandemic. On page 15 our Head of Estate Agency Carl Warden examines the
latest trends and government measures to stimulate the sector. Meanwhile on
page 18 Joanne Stennett, who heads up our Highland Estate Agency team,
reveals how better rural connectivity is attracting buyers further north.
Farm and crofting properties are generating a high level of enquiries as soon
as they come onto the market and on page 16 our resident crofting expert Ian
Blois shares some top tips to consider before you take the plunge.
On page 10 our planning consultant Catherine Newton emphasises the
importance of getting professional planning advice at an early stage to
prevent problems further down the line, while on page 12, architect Murray
Fleming talks about what you need to consider when finding and buying a
plot of land, while
Elsewhere, we ask, how important is Gaelic? On page 6 Simone Hogan
explains why she thinks that employing Gaelic speaking staff can be a unique
selling point for Scottish businesses.
While there are still challenges ahead, I remain optimistic that 2021 will
see improvements for us all, particularly since the vaccine roll-out gives us
confidence that life will return to some level of normality.
In the meantime, we remain grateful for the support of our clients, something
we never take for granted.
Mark Mitchell
Welcome
Managing Partner
Editorial contacts for Insight
l Alison Lowson, Marketing Manager alison.lowson@bellingram.co.uk
Tel. 01738 621 121 or 07584 093354
l Design by Stuart Cameron design100cam@gmail.com
*Insight magazine is prepared for general information only. While care is taken
in its compilation, neither Bell Ingram LLP nor its employees or officers accept
any liability for the contents or their application to any individual circumstances.
Readers are strongly recommended to contact Bell Ingram to obtain advice
appropriate to their needs.
New faces in
Ayr & Forfar
Clare Morton and John
Kennedy pictured above
have joined Bell Ingram as
Associate and Assistant Land
Agent in our Ayr and Forfar
offices respectively.
Clare is a qualified Rural
Chartered Surveyor and
RICS Registered Valuer with
over 10 years’ experience
in the sector. A farmer’s
daughter from Dumfries
& Galloway, her expertise
includes rural property
valuations, compulsory
purchase and compensation
and utility projects.
Originally from Coll where
father runs the family
farming business, John
graduated from SRUC in
Edinburgh with an Honours
Degree in Agriculture
followed by a Masters
in Land Economy at the
University of Aberdeen. He
will be involved in a variety of
work including rural estate
and farm management. n
in brief
Thirsk office
takes lead on
SEGL contract
ell Ingram has secured
a new contract with
BNational Grid for work on
the Scotland to England Green
Link SEGL1 initiative.
The SEGL project is an integral
part of the UK’s commitment to
build a greener energy system
and help deliver net zero by
2050.
Thirsk Partner Derek Tyson,
supported by Assistant Land
Agent Harry Downing, will be the
lead surveyor on the contract.
Initially Bell Ingram will be
working to secure land access
for various surveys to determine
a defined cable route for a new
High Voltage Direct Current
(HVDC) link from Torness in
East Lothian to Hawthorn Pit in
County Durham.
As the country shifts away
from traditional forms
of fuel to heat homes,
charge vehicles and power
businesses, there will be
a greater need for green
electricity.
To help deliver this greener
energy to homes and
businesses across the UK,
Bell Ingram plugs into green revolution
with installation of EV charging points
ell Ingram ramped up our eco credentials this month with the
installation of electric vehicle (EV) charging points at our Perth HQ.
BThe move came as our Head of Estate Agency Carl Warden took
delivery of a new Tesla and the company hopes to roll out more charging
points at other suitable Bell Ingram offices in the future.
Says Carl: “Until recently electric cars weren’t practical for business travel
because they didn’t have the range. The Tesla, however, is a game changer
in terms of the distance it can travel on a single charge (around 300 miles).
This factor, combined with the growing number of charging points, makes
it a much more attractive proposition for rural business professionals who
need to cover a lot of ground.
“I am very pleased to see Bell Ingram demonstrating its commitment to
zero-emission transport solutions and hope that our new EV charging
point will give colleagues and clients the confidence to make the switch
to EVs, knowing they can get the charge they need in the right places.” n
National Grid needs to increase
the capacity of the network
between Scotland with its many
renewable energy sources, and
the rest of the UK.
To do this, National Grid is
proposing to construct two new
High Voltage Direct Current
(HVDC) links which will function
as electricity superhighways.
SEGL1 will run from Torness to
Hawthorn Pit and SEGL2 will run
from Peterhead in Aberdeenshire
to Drax in North Yorkshire. n
Renewable
energy
village
earmarked
for North
East
Scotland
Bell Ingram Design
is working with
Edinburgh-based
Holistic Energy to
develop plans for a
large-scale renewable
energy village
near Peterhead in
Aberdeenshire. The
plant aims to deliver
between 150-200
megawatts of green
energy to supply to
the Scottish grid, with
building work slated
to commence in 2023
and be operational by
2026. Holistic Energy
is working with several
partners in the design,
civil engineering
and construction
phases, including
Bell Ingram Design,
Will Rudd Davidson
and Aberdeen-based
Wood Group and XL
Group. n
2 bi2021 bi2019 spring
winter winter spring bi2019 bi2021 3
land management
design
land management
What is rural land worth?
Land values in Scotland and the North of England
Sarah Tyson
Partner and Head of
Valuations
sarah.tyson@
bellingram.co.uk
Bell Ingram’s guide to average
rural land values in Scotland
and the North of England
has been updated and
proves a useful tool for
many involved with land
transactions.
In reviewing the figures, Sarah Tyson, Head
of Valuations, said:
“It is interesting to see arable land and the
best pasture land values rising, proof of the
limited supply and continuing demand,
especially where neighbours have the
chance to buy. If borrowing is necessary,
current low interest rates make sense and
we are seeing increasing interest in long
term, fixed rate loans with AMC.
“In addition, the forestry sector is still
very strong with good timber markets
at present. The unprecedented demand
from investors for land suitable for tree
planting continues and is now expanding
due to the impact of carbon sequestration,
although values are very site specific
making it difficult to apply averages.
“Values for sporting interests remain
steady, but again vary depending upon
the particular estate, location and
facilities - for stalking estates a
modern deer larder that meets current
regulations is essential to support the
sporting asset.” n
Bare Land Capital Values,Scotland £/per acre (min) £/per acre (max)
Best Arable 8,000 17,000
Secondary Arable 5,000 8,000
LFA / Low Grade Arable 3,000 4,500
Temporary Grass / Silage 2,500 4,500
Permanent Pasture 1,500 3,000
Rough Grazing 450 1,000
Hill (*excluding any forestry planting premium) 50 750
Existing Forestry (crop and solum) * £/ per ha (min) £/per ha (max)
Productive Conifer Woodland 6,000 16,000
Pre-‐Productive Conifer Woodland 3,000 6,000
Native/ broadleaf/ retention woodland 3,000 8,000
*these exclude any carbon/ credit peatland sums which may apply
Sporting Values, Scotland
Red Deer Stags (per head) 12,000 40,000
Driven Grouse (per brace) 3,500 5,000
Salmon (per fish) 2,500 7,000
Land Values -‐ North of England £/per acre (min) £/per acre (max)
Best Arable 9,000 15,000
Secondary Arable 7,500 10,000
Permanent Pasture 5,000 8,000
Rough Grazing 3,000 6,500
Hill 1,500 2,500
Existing Forestry (crop and solum) * £/ per ha (min) £/per ha (max)
Productive Conifer Woodland 6,000 16,000
Pre-‐Productive Conifer Woodland 3,000 6,000
Native/ broadleaf/ retention woodland 3,000 8,000
*these exclude any carbon/ credit peatland sums which may apply
“An agent can
create some
all-important
breathing space.”
Professional advice
Looking for more time to enjoy your land?
Rob Whitson
Partner Rural Land
Management Highland
01463 717 799
highland@bellingram.co.uk
f you think that owning a Highland
estate bears any resemblance to the
I‘Monarch of the Glen’ picture perfect
ideal of tramping through the purple
heather with a pack of black labradors,
then brace yourself for a big reality check!
Land management in Scotland is under
a microscope like never before with the
Scottish Government’s legislative framework
setting out objectives and principles which
put communities at the heart of decision
making in an effort to improve how land in
Scotland is owned, used and managed.
Gone are the days where estates could
operate in splendid isolation, modern
owners have a responsibility as landowners
to manage the land in a way that delivers
lasting economic, social and environmental
wellbeing to the community.
And while many landowners do indeed
have the privilege of living and working
in this unique environment, it takes
an enormous amount of hard graft to
stay on top of the increasingly onerous
administrative and legislative burden that
makes an estate tick.
The current pandemic has also added to
this workload with a sharp rise in visitor
numbers as people escape the towns
and villages to walk, cycle, ride or paddle
down rivers and camp overnight. While the
majority of these visitors are responsible,
landowners are seeing a worrying increase
in dog mess, dirty camping, gates being left
open and fly tipping.
4 bi2021 spring winter spring bi2021 bi2019 53
I
t is important to get over the message
that the countryside is also a home
and workplace to people and wildlife,
and help visitors understand their
responsibilities and behave in a way which
does not cause damage or annoyance to
others.
Yet despite these challenges, land
ownership can still be a pleasure rather
than a pain! From sporting and mixed
estates to farmers and crofters at the other
end of the spectrum, Bell Ingram’s land
managers help our clients to navigate the
raft of ever-changing rules and regulations.
Whether it be heather management,
predator control or simply trying to
improve their land and the amenity of
their asset, we support our landowning
clients to keep on top of the changes to
legislation.
The bottom line is that time is finite and
while you can't add more hours to the day,
you can engage an agent to create some
all-important breathing space between
you and some of the challenges associated
with land ownership, thereby giving you
time and energy to enjoy the land that
you own. Clear communication between
you and your agent is key, as with that and
trust built up through shared experiences,
the relationship can be very fruitful.
Bell Ingram currently oversees hundreds
of thousands of acres on behalf of a wide
portfolio of clients. Our bespoke, personal
service ensures our clients maximise their
assets and comply with the ever changing
rural management requirements. n
estate agency
estate agency
M
omentum is building across the
Highland property market as
lockdown begins to ease and
we look forward towards the summer
months.
Last year saw Bell Ingram properties
across the Highlands and Islands selling
in super-fast time, attracting multiple
offers and often achieving 20% or more
over the asking price.
Island properties in particular sold like
hotcakes, some within 24 hours on the
basis of a video tour rather than a physical
viewing.
The
And it wasn’t just traditional homes that
were in high demand. Interest in anything
with development potential, especially
if there was an existing footprint, was off
the scale, with decrofted land and croft
houses also generating dozens of notes of
interest and offers.
While we are not expecting the same
heat in the market post lockdown #3, we
are braced for a surge of interest once
things return to some sort of normality
hopefully around April/May.
Without a doubt Covid has changed the
way we live and work, with investment
NC500
in technology making the Highlands
a far more attractive proposition than
previously.
The big push to expand rural connectivity,
not just in Inverness but throughout the
Highlands, means that working from
home is much less of a compromise and
more of an attractive proposition than ever
before.
The promotion of the North Coast 500
has really opened people’s eyes to
the attractions of the Highlands with
visitors seeing at first hand that there’s
infrastructure, facilities and support in
Joanne Stennett
Associate Estate Agency
Highland
01463 717 799
highland@bellingram.co.uk
place to support not just tourists but
those who want to live and work in the
Highlands as well.
A
ttracted by the affordable property
prices and the access to a lot more
outdoor space, we are talking to
people who want to move north and are
happy to consider rural locations. These
buyers don’t just want holiday homes, they
want a permanent move to live, work and
be part of the Highland community.
The trend is about the quality of life now
and not just about being within an hour’s
commute of the office.
With demand outstripping supply in
the Highlands and Islands, my advice to
potential sellers is to start thinking about
marketing your property now and consider
those things you can do to prepare your
house for sale
We are expecting another surge in the
market when lockdown is lifted so if you
have all the preparatory work done for your
sale you will be in the best position to take
advantage of the market opening up fully.
Declutter: Ask yourself what you would
look for if you were buying a property. Have
a walk round every room and consider
whether it is appealing or not. Declutter,
don’t make it clinical and ensure your
home still looks like a home and is not
stripped of all character.
Kerb appeal: Look at things that could be
lifted by a lick of paint, nothing major just
something that freshens things up. Finish
any little jobs that have been outstanding
for a while.
Look at a Home Report: There is
no better way to prepare yourself for
the Home Report visit than by looking
through someone else’s. Look for number
2s and 3s and what the issues were. Is
it something that can be addressed
with little expense ie. clearing gutters or
touching up paintwork on the windows?
It can sometimes be something as simple
as this that can mark you down?
Approach an Agent: Contacting an
Agent early in the process is a good
idea. They can give you guidance on
anything that should be done to make
your property more appealing to buyers.
Establishing that relationship early in
the sale process means you can chat any
decisions through. Even if you are not
ready to push the button just yet, your
Agent can then get any pre-marketing
work done and banked so you are ready to
go when the Home Report is done. n
Start planning your next
house move by booking a
Free Market Appraisal
by contacting either Joanne
or Julie on 01463 717 799.
effect:
Highland housing
market gains
momentum as we brace
for post-lockdown surge
in rural living
62 bi2021 bi2019 spring winter
winter spring bi2019 bi2021 37
events
design
careers
Rural
education
innovators
urged
to enter
Helping It
Happen
Awards
Bell Ingram’s Managing
Partner Mark Mitchell
is encouraging rural
businesses across Scotland
to follow in the footsteps of last
year’s winner Duffus Estate and
enter the Education category
at this year’s Helping It Happen
Awards.
The annual awards, which are
organised by rural business
organisation Scottish Land &
Estates, are free to enter and will
showcase the work done in 2020/21
by businesses, farms and estates to
help rural Scotland thrive during a
difficult year.
Bell Ingram is once again teed up
to sponsor the Education category,
won in 2020 by family-run Duffus
Estate. Judges were impressed
by the Earthtime’s Forest School
Nursery at Duffus which aims
to have the children outside for
at least 80% of the time. The
youngsters grow vegetables
which they then harvest and eat
in their own meals at lunchtime.
Earthtime was also chosen to
be an educational hub during
lockdown and provided 18 weeks
of emergency childcare provision
for 36 children of key workers or
vulnerable families.
Mark Mitchell said: “Together
Bell Ingram and Scottish Land
and Estates want to recognise
champions of rural education,
so that future generations grow
up knowing more about farming
and the countryside and what
it delivers as well as nurturing a
lifelong interest in the natural
world.
“Duffus Estate was a very worthy
winner last year and I know that
the judges are looking forward to
seeing an equally high standard
of entries this year as we celebrate
the very best initiatives across the
sector, whether on-farm, in the
classroom, or even online.”
The Helping it Happen Awards
will once again be sponsored
by GLM and this year there is a
new ‘Business Resilience Award’
category which is open to those
who have, despite the pandemic,
seen their business flourish by
adapting, being innovative and
working hard.
Sarah-Jane Laing, Chief Executive
at Scottish Land & Estates said:
“This year has been difficult for us
all. Our world leading tourism and
hospitality sector has lay dormant.
Across the rural sector businesses,
land managers and community
groups have done everything in
their power to keep their staff in
jobs and their work going in trying
times.
“That is why this year we think it
is more important than ever to
celebrate the talent, innovation,
and passion of rural Scotland. To
recognise the efforts made in the
most difficult of circumstances by
our members and others to protect
communities, jobs and nature in
rural Scotland, through the Helping
it Happen awards.
“There is no shortage of
achievements to celebrate from
Scotland’s rural businesses. We urge
people from Shetland to the Borders
to submit their entries for this year’s
awards. You can nominate yourself
or others.
“The quality of entries we receive
to the Helping it Happen Awards
is always exceptional, and we are
excited to see this year’s crop of
nominations.” n
The 2021 Helping
it Happen Awards
categories are:
● Education Award sponsored by
Bell Ingram
● Business Resilience Award
● Conservation Award sponsored
by Anderson Strathearn
● Enhancing our Environment
through Land Management
Award sponsored by
NatureScot
● Innovation in Farming Award
sponsored by Douglas Home
& Co
● Iver Salvesen Award for
Combatting Climate Change
● Rural Business Award
sponsored by Shepherd and
Wedderburn LLP
● Rural Housing Award
sponsored by VELUX
● Tourism & Visitor Management
Award sponsored by GLM
● Working with Communities
Award sponsored by The
MacRobert Trust
The awards close to entries on 4th August and winners will be announced
at a live virtual ceremony on 27th October 2021. To view last year’s winning
entries or make a nomination please visit www.scottishlandandestates.
co.uk/helping-it-happen
What can you do
with a GIS degree?
Marcus Humphrey turned
a schoolboy interest in
geography and cartography
into a successful career in
Geographical Information Systems (GIS)
and hopes his journey will inspire others
to think differently about the type of job
opportunities that exist for students with
an aptitude for geography, maths or IT.
Says Marcus: “As a relatively new
profession, GIS has been overlooked
to a certain extent when schools are
giving out careers advice. I’m glad to
say that this situation is changing and
with organisations like Ordinance Survey
actively supporting the national geography
curriculum, the profile of GIS has never
been higher.
“A variety of careers are open to those
interested in working within the GIS
sector and I’d strongly advise young
people to test the water by organising
work experience with a company like Bell
Ingram to give them a flavour of what’s
involved in the job.”
Based in our Perth HQ, Marcus joined
Bell Ingram in 2016 and heads up our
Geographical Information Systems (GIS)
department which provides mapping
expertise across the company.
After graduating BSC (Hons) in
Geographical Information Systems from
Kingston University in London, Marcus
Marcus Humphrey
Manager GIS &
Mapping Services
perth@bellingram.co.uk
worked first for BP conducting offshore
mapping before joining a data
management company mapping utilities
in London and the South East of England.
His work at Bell Ingram has a similar focus
on utilities and infrastructure projects.
Marcus continues: “I’m currently mapping
routes for new fibre optic telecoms going
into Aberdeenshire. Working alongside
land agent colleagues, my role is to
confirm land ownerships as well as the
adopted highways.
“Rural professional services companies
often have dedicated GIS departments
which can offer support to staff with
different levels of mapping expertise.
This is the case at Bell Ingram where I
work alongside colleagues whose rural
or forestry degrees included a mapping
element. While some might have
completed a basic GIS module which
gives them the confidence to produce
a location/site plan, others have more
advanced skills.”
Marcus’ love of maps continues outside
work and he enjoys sharing his knowledge
by volunteering with the Scout Association
and the Duke of Edinburgh’s Award.
He says: “As an adult volunteer I help
young people to develop their navigation
and outdoor skills. It’s a privilege to be able
to share my knowledge and expertise, and
maybe even encourage them to consider
GIS as a potential career.”
“It’s an exciting
time to be
involved in
the geospatial
industry
thanks to the
advancement of
new technology
which is making
it one of the
fastest growing
global sectors.”
8 bi2021 spring spring winter bi2021 bi2019 91
design planning
Do I Need Planning
Permission?
It all depends says Bell
Ingram’s Planning Consultant
Catherine Newton
Catherine Newton
Planning Consultant
Tel: 01738 621 121
perth@bellingram.co.uk
planning
Changes to
Permitted
Development
Rights (PDR) for
farm and forestry
buildings
The Scottish Government is making
changes to increase farm and forestry
permitted development rights (PDR)
which are intended to support rural
development and diversification.
These changes include increasing
the size of agricultural buildings and
allowing some farm/forestry building
to be converted into homes and other
uses without the need for planning
permission.
However, these extended rights are
still subject to a number of conditions
and limitations including size, height,
distance from a public road. There
also remains the requirement for prior
notification/prior approval from the
planning authority.
Do I need planning
permission to keep a
donkey; race pigeons;
cut down a tree; build
a shed; or form a hill track?
The answer to all these
planning questions around
land use and development
is invariably, “it depends”. It
depends on what, where,
when, why and who the
development is for. And it also
depends on legislation, local
development plan policies and
guidance.
The same applies to the
question I’m asked most
frequently, ie. what planning
permission is needed to
develop new houses in the
countryside? My answer
is – you’ve guessed it is – “it
depends”!
As Bell Ingram’s Planning
Consultant, I provide
professional advice to clients
and colleagues on an infinitely
varied range of planning
projects across Scotland and
the North of England.
My expertise is in everything
related to town and country
planning, and my knowledge
and experience allows me to
make an initial assessment
on whether or not a new
house in a specific countryside
location would be supported
in principle by the Planning
Authority and if further
investigation and appraisal
would be cost effect and
beneficial to the client.
For example, I often work
with my colleague Andrew
Fuller from our Oban office
to identify rural plots with
development potential for
clients who are in the process
of selling estates and farms,
and want to add value to the
sale.Most recently I was
able to provide
timely planning
advice to a client
before he agreed the sale of his
house and surrounding land
south of Oban. I was aware
that there is a clear planning
policy presumption in favour
of rural development in certain
parts of the countryside near
Oban. I undertook a site visit
and successfully identified two
suitable plots of land for small
scale development where,
in accordance with policy
criteria for new houses in the
countryside, development
would have no adverse
impact on the character of the
landscape.
In this case, the Planning
Authority was able to agree
that the sites offered an
appropriate opportunity for
new homes, subject to a high
standard and sustainable
design being agreed through
the submission of a subsequent
planning application.
Ultimately our client did not
want to go as far as submitting
planning applications, but was
satisfied that the development
potential had been identified
to support the sale of the house
and the land.
The bottom line is that I can
give clear and pragmatic
planning advice on the best
approach, based on the client’s
needs and aspirations. Much
of my work starts with a quick
phone call from a colleague or
a client recommendation … so
if you need planning advice at
early stage please just get in
touch. n
l Securing planning
permissions was an
important part of
the process when
Bell Ingram Design
transformed this derelict
agricultural building in
the Angus Glens into a
stylish holiday home.
One of the biggest changes - which will
interest Bell Ingram clients - is allowing
the conversion of existing buildings to
residential dwellings. It is not intended
that the right should permit the
redevelopment of sites, but to allow
alterations to an existing building to
function as a dwelling with installation of
new doors and windows being included.
Conditions may still be attached when
Prior Approval is given and a building
warrant would also still be required for
the conversion.
In my experience, the conversion of farm
buildings to residential use requires
extensions, adaptions and often a new
build element beyond just conversion
to make the development financially
viable. Such changes would not become
permitted development. Therefore
we would not necessarily advise
trying to stay within the constraints
of permitted development, where
planning permission would otherwise be
supported in principle and provide more
flexibility to create a well-designed and
viable project.
If you have a project in mind, it
is always wise to seek planning
advise at an early stage. Contact
Bell Ingram’s Planning Consultant
Catherine Newton on
01738 621 121 or email
perth@bellingram.co.uk
10 bi2021 spring spring winter bi2021 bi2019 11
5
design
design
Murray Fleming
Associate Design Highland
01463 717 799
highland@bellingram.co.uk
Plotting your
dream move
to the
country?
Here’s 5 top tips
for identifying a
perfect site
Readers of a certain vintage will remember
1970s’ sitcom The Good Life which
chronicled the adventures of Tom (Richard
Briars) and Barbara (Felicity Kendal) Good
as they embraced a life of self-sufficiency
in their home in Surbiton.
And this desire to create a ‘good life’
has been one of the enduring property
trends of the last 50 years with the current
pandemic only increasing the demand
for house plots as many people reassess
their priorities in favour of building a better
quality of life in the countryside.
So, if you are thinking of swapping city
living for the rural idyll, Architect Murray
Fleming who heads up Bell Ingram’s
Highland Design team shares his 5 top tips
for things to consider when plot hunting:
Where is the sun?
One of the great benefits of
designing a new house on
your own plot of ground is the
opportunity to take advantage
of the sun as it moves through
the day and to simply enjoy the
pleasures of a light filled house.
Whether it be the morning sun
in the kitchen or a view of the setting sun
from the living room, good house design
begins with designing around the sun
‘path’.
However it is not a simple as north facing
site = bad and south facing = good, it is
much more a matter of the surrounding
topography and how that affects how the
sun reaches the site. A north facing site
may actually benefit from sun throughout
the day if there are no obstructions and a
south facing site may not see any sun if its
path is obstructed by trees or a large hill
immediate to the south.
Try and visit the site at different times
of the day to find out when the sun first
hits the plot and when it dips below the
horizon at the end of the day. Then, taking
account of the time of year, an assessment
can be made of how this will vary during
the year, as the sun path from winter to
summer varies enormously at our northern
latitudes.
Where are the
utilities?
Not so glamourous,
however as many sites
in the countryside are
sold with no utilities, an
assessment of the cost
of bringing in water and
electricity, and dealing with
sewage is crucial to understanding the
‘real’ cost of the project.
A site that seems like a good buy at first
can quickly become a money pit if the
cost of running in each of the utilities
is exceptional due to long distances
for water/electricity, or poor ground
conditions for a sewage system soakaway.
Watch out too if no water supply is
available and the only option is an
expensive and uncertain water ‘borehole’.
Where are the
under-ground
services?
While bringing services a
long way into a site can
be expensive, dealing with
services already on site, but
which are in the ‘wrong’
place, can be equally
problematic, whether it be a water main
running across the plot (which can be
the case even in an apparently remote
location) or overhead electricity or BT
lines.
There are several companies that can
supply this information for a fee, however
local knowledge is equally invaluable, and
a short chat with a long-time neighbour
of the site could save you thousands!
Where are
there planning
conditions?
Most house sites will
be sold with either
‘Planning in Principle’ or
full ‘Detail Approval’ and
both are likely to have
‘conditions’ attached
which you will be required to comply
with. These can vary from a requirement
to carry out protected species surveys to
archaeological ‘watching briefs’ or simply
forming a new vehicular entrance from
the public road to meet the current local
council standards.
While many conditions may have no cost
implications, the above examples could
prove expensive and so making a careful
assessment of the potential costs and
indeed risks of any planning conditions is
an essential part of plot assessment.
Where is the
love?
Buying a plot of land and
designing our own house
is a dream for many of us,
and it’s not as complicated
as it might first appear! But,
before you make that life
changing purchase, ask
yourself: “Do I love this site? For better, for
worse? For richer for poorer? ‘Til de … well
hopefully not that part!” And if the answer
is YES!, come and speak to us at Bell
Ingram Design and we can help make
your dream come true.
Start planning your dream home by
checking out the plots for sale on our
website www.bellingram.co.uk
or contacting Murray Fleming by
ringing our Beauly office.
12 bi2021 spring spring winter bi2021 bi2019 13
9
Bell Ingram
walkers go the extra
mile for charities
intrepid walkers of miles) during the month-long
all ages and abilities March fundraiser, the group
37 have been stepping of colleagues from across the
up to raise cash for Bell
company’s offices in Scotland
Ingram’s three chosen charities and the North of England
- rural charity RSABI, the Great set themselves daily targets
North Air Ambulance (GNASS) ranging from 2,000 to 15,000+
and Scotland’s Charity Air steps.
Ambulance (SCAA).
Clocking up a combined total
of 10,843,048 steps (5,134
Supported by their dogs,
children and partners, the
walkers fitted in their extra
miles before, during and after
work as well as at weekends,
and a WhatsApp group was
set up to motivate the group
and soon became a great way
of sharing routes and posting
pictures.
As well as walking some
people also added cycling
and paddle boarding to
the challenge, converting
kilometres into steps!
Alison Lowson, Bell Ingram’s
Marketing Manager, helped
organise the challenge. She
said: “With so many people
home-working at the moment,
the idea was to challenge
colleagues to take more
exercise during the day and
focus on something else apart
from Covid and the dreaded
home-schooling!
“The land agents and foresters
definitely had an advantage
when it came to putting in
the mileage because the very
nature of their jobs means
that are always out and about
managing estates, farmland
and forestry as well as
supporting our utilities clients.
“However, it encouraged the
rest of us to ‘up our game’
and we made a real effort to
explore our local areas. We all
live and work in some of the
UK’s most beautiful places
and it was great fun sharing
pictures and seeing some of
the stunning walks.” n
Housing
market
is very much open
for business
The high level of transactions we saw
carried over from the latter half of last
year into January 2021 has now hit a
roadblock with demand far exceeding
supply in the prime residential market.
Given the lack of stock, buyers are
reluctant to sell their own homes which
in turn has created a vicious circle. The
incorrect perception that the housing
market is closed for business is another
factor creating a drag on the market.
However, we are very much open for
business and know that the demand
is there. In Perthshire and Kinrossshire
for example, we are seeing offers
accepted within hours of being listed
on our online platforms. Private deals
are also becoming more common with
properties snapped up before they’ve
even hit the market.
More good news for sellers is that the
market is attracting serious cash buyers
with no chain to hold them up. Any
Carl Warden
Head of Estate
Agency
perth@bellingram.co.uk
available properties are selling fast, often
achieving 10-20% over the asking price.
Looking ahead, there are plenty of
reasons to be optimistic that the
situation will improve, and estate agents
are holding their breath in anticipation
of a much-needed housing boom when
lockdown eases in April and May.
In his Spring Budget, Chancellor Rishi
Sunak chose to keep the fire under the
property market alight by extending
the stamp duty holiday from the end
of March to the end of June. After this
date, the starting rate of stamp duty will
be halved to £250,000 until the end of
September.
estate agency
l An offer was
accepted on this
Perthshire property in
just three days.
However, Stamp Duty is only applicable
in England and Northern Ireland, and it
will be interesting to see if the Scottish
Government follows suit with the Scottish
equivalent, the Land and Buildings
Transaction Tax (LBTT), as Ministers
previously indicated the LBTT holiday
would end in March
The Budget announcement of a mortgage
guarantee scheme to help people with
small deposits get on the property ladder
by offering incentives to lenders to provide
95% mortgages is most welcome. This will
help first time buyers get onto the housing
ladder which in turn stimulates the rest
of the property market and increases
property transactions
Simultaneously, the Chancellor is easing
the UK from an end-of-furlough cliff edge
and has turned away from increasing
capital gains tax - an increase in CGT
could have dented the holiday home and
investment sectors. These moves point the
way to a lively property market through
2021.
With the public looking forward to the
stepped retreat from lockdown and many
people planning new ways of working
between office and home, there are
compelling new opportunities for buyers
looking for first homes or for homes with
more room in different surroundings. n
214 bi2019 bi2021 winter spring spring winter bi2021 bi2019 153
estate agency
estate agency
TV programmes like Amanda
Owen’s ‘Our Yorkshire Farm’
and Ben Fogle’s ‘New Lives
in the Wild’ have tapped into
a national obsession with selfsufficient
lifestyles.
So much so that even during
lockdown, farm and crofting
properties generated high levels
of enquiries as soon as they
came on the market.
But for those seeking the rural
idyll, does the romantic notion
of swapping city life for a sheep
farm in the Dales or living in a
white-washed croft house on
a west coast bay live up to the
reality?
Bell Ingram’s resident crofting expert
Ian Blois says: “It can do, but it’s
not always straightforward and
prospective crofters need to be
aware of a number of points when buying
a property which could be restricted by
crofting legislation.”
He continues: “Increased interest in
crofting properties during the Covid
lockdown has been prompted partly
by lower property prices and partly by a
genuine consideration of escaping to the
country and leaving behind the stresses
of city living. Working from home is now
a reality for many people and with good
broadband, connectivity to a business or
employment anywhere in the world is now
possible amidst the freedom and slower
lifestyle of the Highlands.
Based in Bell Ingram’s Beauly office,
Ian has worked with Estate Agency
colleagues advising potential crofters for
over ten years and reckons that a working
knowledge of crofting legislation almost
comes as standard if you are a rural
professional living and working in the
Highlands.
He adds: “While the rules and regulations
around crofting aren’t particularly
complicated, like most things of this
nature there are certainly a few pitfalls that
could trap the unwary, and it’s sensible to
do your homework and consult an expert.”
Ian Blois
Senior Land Agent
01463 717799
highland@
bellingram.co.uk
Thinking of
buying a
It’s important to do
your homework and
consult an expert
Here’s a number of points you might want
to consider if you are thinking of buying a
croft:
What is a croft?
Crofting is a system of landholding which
is unique to Scotland and is an integral
part of life in the Highlands & Islands. A
croft is legally any small land holding,
which is registered as a croft by the
Crofting Commisson and therefore subject
to crofting legislation. The croft may or
may not have a house or farm buildings
associated with it and there is no size limit.
Currently Bell Ingram have a number of
crofts for sale ranging from a 1.6acre croft
near Oban to 127 acres of farmland near
Lairg in Sutherland.
Where are crofts
located?
There are 21,186 crofts entered on the
Crofting Commission’s Register of Crofts
(ROC) of which 15,137 are tenanted and
the remainder are owned. These crofts
are located within the traditional Crofting
Counties of Argyll, Caithness, Inverness,
Ross & Cromarty, Sutherland, Orkney
and Shetland, or in one of the newly
designated crofting areas – Arran, Bute,
Greater and Little Cumbrae, Moray.
How much does it cost
to buy a croft?
This depends of a number of factors,
including location, land quality and
whether the sale includes a croft house.
For example, a croft (with a croft house)
in a desirable area like the Black Isle with
good transport links to Inverness is likely
to fetch a higher price than a property
without a croft house in a more remote
location.
What is the legal
position if I buy a
croft?
There are two possible scenarios when you
buy a croft and these should be apparent
in the sales particulars. The croft may be
classed as owner-occupied, in which case
you would be buying the land and the
crofting tenancy, which is the right to farm
the land. Or, in some cases, the ownership
of the land is not part of the sale and
you would be buying the assignation or
tenancy of the croft, which is just the right
to farm the land.
What are my rights
and responsibilities if I
buy a croft?
Owning a croft is not the same as owning
an ordinary regular home or farm because
the use of the land is regulated by the
Crofting Acts. Whether you become an
owner-occupier or just the tenant, in both
cases you must comply with certain duties
imposed on you by the crofting legislation.
These are:
lA duty to
be a resident on, or
within 32 kilometres
of, the croft.
lA duty not to misuse
or neglect the croft.
lA duty to cultivate
and maintain the croft
or to put it to another
purposeful use.
If any of these rules are breached, the
Crofting Commission have the statutory
powers to terminate the tenancy and
allocate the croft to someone considered
to be more suitable. This applies even
if you own the croft, so it is important
that prospective buyers understand the
commitment they are making.
Can I buy a croft house
without any land?
A “croft” house is not necessarily a croft.
If a house is being sold without land, it is
unlikely to be subject to crofting legislation
which applies mainly to land. In this case,
normal property laws apply and you can
use it as a second home or let it out as a
holiday cottage.
If a registered croft is being sold with a
house, the house and garden has often
been de-crofted which means that while
the land remains under crofting tenure,
the house is no longer subject to crofting
legislation. This can be important if the
buyer needs a mortgage as lenders will
only offer financial assistance if the house
is free of crofting legislation.
Making an Offer
If you are serious about buying a croft,
speak to the selling agent and your
solicitor to make sure you are fully aware
of what it will mean to become a crofter.
It is usual to make a formal offer subject
to getting approval from the Crofting
Commission. This means that if your
offer is accepted, you will then make an
application to the Crofting Commission to
be approved as the tenant of the property.
This is likely to be successful as long as you
intend to live permanently on the croft or
at least within 19 miles of it and to actively
farm the land. Once approved, your offer to
buy will be completed.
Still Confused?
If you have found you dream house on
an internet search and you find that
crofting is mentioned, please do not be
discouraged. Just give us ring at either our
Beauly or Oban office and someone will
be pleased to answer all your questions. It’s
not as complicated as it sounds.
Useful links:
• Crofting Commission
www.crofting.scotland.gov.uk
• Citizen’s Advice
www.citizensadvice.org.uk
• Shelter Scotland
www.scotland.shelter.org.uk
16 bi2021 spring spring bi2021 17
Gaelic
speaking
staff are a unique
selling point for
Scottish businesses
A
surge
Simone Hogan
Administrative Assistant
Highland
01463 717 799
highland@bellingram.co.uk
of interest in Scottish
Gaelic saw more than
560,000 people sign up
to learn the language with
learning app Duolingo during the 2020
lockdown.
Statistics released by the company
revealed that a third of learners on the
site are from Scotland, with another third
from the US, and the remainder from
around the world, including eight per
cent from Canada.
The global popularity of Scottish Gaelic
comes as no surprise to Bell Ingram’s
Simone Hogan who had been learning
the language since 2009 having
emigrated to the UK from Australia in
1995 and living in Kent before finally
settling in the Highlands in 2019.
And Simone, who works as an
Administrative Assistant in the company’s
Highland office in Beauly, believes that
Scottish hospitality and tourism industry
is missing a trick by not weaving Gaelic
into their business plans and employing
more fluent speakers.
Says Simone: “From personal experience
I know that international visitors seek out
Gaelic speaking businesses when they
travel to Scotland.
“For example, when a friend I met
through online Gaelic classes travelled
to Scotland from the USA with a group
of her colleagues, she specifically sought
out accommodation, restaurants and
excursions which employed Gaelic
speakers. As a Gaelic learner, she
understood how intrinsically linked to
Scotland’s landscape, history, heritage
and culture the language is, and she
wanted to share this with her co-workers.
“It’s also worth pointing out that
Duolingo’s Facebook group alone has over
9,000 members worldwide who use the
forum; combined with members of other
learners’ groups, the number of potential
customers exceeds 18,000. Post-lockdown
many of these people will be looking
for opportunities to travel to Scotland,
practice speaking the language and
interact with fluent speakers. So, say you
have a café with a Gaelic speaker behind
the counter then learners are more likely
to pop into your establishment to get
some practice speaking.
“The #cleachdi Gàidhlig badge is also
popular with learners and when I
wore mine I noticed others who did
too, including at the local outdoor
markets. Businesses can apply for these
promotional materials once lockdown is
lifted.
fiath
is fàilte
romhad
tapadh
leat
halò
“The bottom line is that Gaelic groups
are full of people asking about
accommodation, tours, excursions,
restaurants, music venues, ceilidhs, etc.
where Gaelic can be heard, and spoken.
In addition, there are people who take
photos of everyday instances of Gaelic
to post on social media; in some cases
just to make the language, and culture
(at least appear) more accessible. Any
sign, poster, brochure, clothing, jewellery
or gift that has the Gaelic becomes a
collector’s item. Honestly, these pictures
– together with the information on where
to see and buy these Gaelic products
– are shared around Gaelic groups and
pages constantly.
“If you are a business employing Gaelic
speaking staff, make sure you shout
about it as it’s a unique selling point.
Learners will spend considerable time
seeking you out even if you just promote
and/or support Gaelic.”
After a decade living and working
in London and the South East,
Simone finally made the move
to Scotland permanent in 2019,
working first at the port of Nigg before
taking up her current position with Bell
Ingram in Beauly.
She continues: “Scotland has always
felt welcoming and inclusive and the
slàn
leat
first time I visited I knew instantly that I
wanted to make my home here. Learning
Gaelic felt like the best and fastest way
to immerse myself in the culture and
history of the country.
“My first time spontaneously speaking
Gaelic was at Bell Ingram when one
of our clients mentioned returning to
Uist. As I had only ever discussed Uist
in Gaelic classes, I instinctively asked (in
Gaelic) if she was from North or South
Uist – ‘Uibhist a Tuath, no Uibhist a
Deas?’, and our conversation continued
exclusively in Gaelic. It was exciting!
Weirdly, my very first use of
Gaelic in the workplace
was when I was in London
working for a Texan law firm.
They were drafting an agreement with
one of the parties having a Gaelic name,
and I noticed an accent was missing
during proofreading. Forgetting an
accent can be dangerous in Gaelic (you
might be referencing something rude!),
so I made certain the correct accents
were added.”
Despite the challenges of lockdown
Simone is committed to improving her
command and understanding of the
language.
She adds: “I am aware of other learners
àitefuirich
Gàidhlig
in my area, so once lockdown is lifted,
I hope to set up a Cofaidh & Craic
(coffee and fun) group in the area. More
particularly, I hope to find Gaelic friendly
venues to host the group as well as any
excursion providers who can expand our
working Gaelic knowledge, e.g. walking,
foraging, boating, cycling, etc.” n
Useful Links &
Articles
Visit Scotland’s Gaelic
Tourism Strategy: https://
www.visitscotland.org/aboutus/what-we-do/working-inpartnership/gaelic-tourismstrategy
A collection of available online
resources for (beginner) learners
can be found here: https://padlet.
com/Sgribhisg/storasan
There is also a Gaelic LinkedIn
group https://www.linkedin.com/
groups/4025859/
18 bi2021 spring spring winter bi2021 bi2019 19 11
www.bellingram.co.uk
Follow Bell Ingram on:
Facebook, Instagram, Twitter,
Linkedin
Beauly
Oban
Ayr
Aberdeen
Forfar
Perth
Morpeth
Ambleside
Head Offce: Durn, Isla Road, Perth
Northwich
Thirsk
Durn
Isla Road
Perth, PH2 7HF
Tel: 01738 621 121
Email: enquiries@bellingram.co.uk
Aberdeen
2 Albert Street,
Aberdeen, AB25 1XQ
Tel: 01224 621 300
Email: aberdeen@bellingram.co.uk
Ambleside
Low Nook, University of Cumbria
Rydal Road, Ambleside
Cumbria, LA22 9BB
Tel: 01539 896 101
Email: ambleside@bellingram.co.uk
Ayr
33 Sandgate,
Ayr, KA7 1BG
Tel: 01292 886 544
Email: ayr@bellingram.co.uk
Forfar
Manor Street
Forfar, DD8 1EX
Tel: 01307 462 516
Email: forfar@bellingram.co.uk
Highland
5 High Street
Beauly, IV4 7BS
Tel: 01463 717799
Email: highland@bellingram.co.uk
Morpeth
Ellington Business Centre
Lynemouth Road, Ellington
Morpeth, NE61 5HB
Tel: 01670 862 235
Email: morpeth@bellingram.co.uk
Northwich
Blakemere Village, Chester Road
Sandiway, Northwich
Cheshire, CW8 2EB
Tel: 01606 523 030
Email: northwich@bellingram.co.uk
Oban
5 Albany Street
Oban, PA34 4AR
Tel: 01631 566122
Email: oban@bellingram.co.uk
Thirsk
Thirsk Rural Business Centre
Blakey Lane, Thirsk
North Yorkshire, YO7 3AB
Tel: 01845 522 095
Email: thirsk@bellingram.co.uk
20 bi2021 spring winter bi2019 1
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