Comprehensive Itemised Cost Breakdown by Planning Route
Navigating the removal of an agricultural tie requires specialist agricultural surveyors and chartered town planners.
A breakdown of standard professional disbursement costs in England and Wales:
• LPA Application Fee: £293 for Section 73 condition removal; £578 for Section 191 Certificate of Lawfulness.
• Agricultural Planning Consultant: £3,500–£8,000 to produce technical planning statements and examine local farm labour statistics.
• RICS Chartered Surveyor Dual Valuation: £1,500–£3,000 to provide certified unencumbered vs tied valuations.
• Legal & Statutory Declarations: £1,800–£4,000 for drafting sworn affidavits, reviewing title deeds, and managing submission.
• Marketing Campaign (Section 73 only): £2,000–£5,000 for 12–24 months advertising in local papers and farming publications.
| Fee Element | Section 191 CLEUD Route | Section 73 Variation Route | Payment Timing |
|---|---|---|---|
| Statutory LPA Application Fee | £578 | £293 | On formal submission |
| Planning Consultant Fee | £3,500 – £5,500 | £4,500 – £8,000 | 50% upfront, 50% on submission |
| RICS Dual Valuation Fee | £0 (Not required) | £1,500 – £2,500 | Prior to commencing marketing |
| Specialist Legal & Affidavits | £2,000 – £3,500 | £1,500 – £2,500 | During evidence preparation |
| 12–24 Month Marketing Campaign | £0 (None required) | £2,500 – £5,000 | Spread across marketing period |
| Total Typical Expenditure | £6,078 – £9,578 | £10,293 – £18,293 | Project lifecycle |
Return on Investment (ROI) Example
On a typical property with an unencumbered value of £650,000, lifting the 30% tie creates an immediate gross equity uplift of £195,000.
Subtracting total professional fees of approximately £9,000 (CLEUD route) leaves a net capital gain of £186,000—representing an exceptional return on capital investment exceeding 2,000%.