Storage yard buisness advice

[bells-couriers]

Hello I'm looking for a little advice on costs and if I need planning permission on not to start up a caravan/motorhome storage yard buisness,

Long story short I inherited some money and I'd like to use it to start my own Haulage company (currently work in the haulage sector) now I've came across a large secure yard for sale (6 acres) and i figured I'm going to need a yard so if I were to buy it what costs will I be looking at to start using the yard at first as a storage facility for caravan/motorhome and will I require planning permission to use the yard as a storage yard?

The yard is an ex scrap yard and it has permission granted to use as a recycling facility, will this affect anything in terms to use it as a storage yard?

The yard is a freehold sale with large 12ft walls and a heavy duty metal gate, great location and easy access it's been on the market for over a year now, the seller is asking offers around 50k which does not seem bad considering you can charge maybe £300 per caravan/motorhome per year and fit possibly a few hundred in there

What other cost can i incur other than insurance, electric for cctv, tax?

The biggie for me is will I require planning permission?

Thank you for taking your time to read my post.

 

[Mr D]

How to gain access to yard for people renting space?
What security on site? What can prevent the stored vehicles being raided / nicked? Walls and gates are great for keeping people out, you will want people to come in. Which bypasses the walls and gate as a good security measure on their own.




Don't know the planning permission side.

 

[bells-couriers]

The plan is self access everyone who has storage there has a key, I've thought on the security side of things if needs be I will stay on site overnight every night until im in a position to hire security for the site, I have family who have offered to stay on site during the day on a temporary basis,

But other than that CCTV, walls, gates, and locks

Thanks for your input.

 

[Alex - A2 Hosting]

The plan is self access everyone who has storage there has a key, I've thought on the security side of things if needs be I will stay on site overnight every night until im in a position to hire security for the site, I have family who have offered to stay on site during the day on a temporary basis,

But other than that CCTV, walls, gates, and locks

Thanks for your input.

Security might need more than 1 person when taking into account the size. While less likely, it is possible for someone to store a caravan/motorhome for short periods with you which essentially grants them access and then just go on a nicking spree, store things in their caravan and drive it all out the front gate.

I guess if you were to compact it in size as you're starting out (to a well-monitored area) then gradually bring on more CCTV, security staff as you grow and utilize the space fully?

I'm not sure on the planning permission issue, I assume if the building was not adjusted in anyway (extended etc) then you should be fine. For the most accurate answer, go ask your local planning authority.

 

[Mr D]

Have you thought of outfitting containers and making it a storage yard for 10, 20 and 40 foot container storage?
People usually do not drive off with them. Though of course they can be broken into.

 

[bells-couriers]

Thanks again for the input, The security side of things is a concern and I have considered storage containers only concern I have there is the height as some caravans/motorhomes will be higher than others and may be too high for the containers,

I've thought of maybe installing folding bollards, each storage space will have there designated marked and numbered parking bay with a folding bollard to the front, caravans go around the perimeter so there backed up to the wall, Motorhomes in the centre of the yard again in a marked and numbered parking bay

That way I could track which number bays are available to rent etc and it should ensure that no one could just hook up to someone else's caravan and nick it as the owner will hold the key to there parking bollard,

I know it does not defeat the fact things could be stolen out of people's or off people's caravans/motorhomes but it stops them stealing the whole thing in a fashion,

I'd expect 24 hour CCTV monitoring and security patrolling the site to minimise theft from caravans but to get to that stage its going to take time.

 

[Mr D]

Wasn't thinking of putting vehicles in containers.
More actual item storage.

 

[Rotor]

Hello I'm looking for a little advice on costs and if I need planning permission on not to start up a caravan/motorhome storage yard buisness,

Long story short I inherited some money and I'd like to use it to start my own Haulage company (currently work in the haulage sector) now I've came across a large secure yard for sale (6 acres) and i figured I'm going to need a yard so if I were to buy it what costs will I be looking at to start using the yard at first as a storage facility for caravan/motorhome and will I require planning permission to use the yard as a storage yard?

The yard is an ex scrap yard and it has permission granted to use as a recycling facility, will this affect anything in terms to use it as a storage yard?

The yard is a freehold sale with large 12ft walls and a heavy duty metal gate, great location and easy access it's been on the market for over a year now, the seller is asking offers around 50k which does not seem bad considering you can charge maybe £300 per caravan/motorhome per year and fit possibly a few hundred in there

What other cost can i incur other than insurance, electric for cctv, tax?

The biggie for me is will I require planning permission?

Thank you for taking your time to read my post.

6 acres for £50k ? something is wrong there ,I wouldnt do a thing until my lawyer was happy with everything .
Also speak to a land agent rather than an estate agent , use a big name like Savills or Carter Jonas , they will charge you for advice but it will be cheaper than losing everything, you have been warned!

 

[Gecko001]

When you say everybody who has storage will have a key, does that mean they will have a key to the front gates?

 

[deanpunchard]

As a point of reference, our caravan storage is £25 / month. I'd say the more secure the site is, the more you can charge. If you can become CASSOA http://www.cassoa.co.uk/ then you could charge more too.

For £25, we get a secure site. To enter the site, we have to use the intercom, state our name, and they manually buzz us in. If everyone were to have a key, it wouldn't be very secure.

Also the site is run by a couple, who live on site, along with a couple of ex police dogs! I think this is a good solution, manned 24/7. Could you do a deal with someone to live free on the site, and pay them enough for the security job?

I'd also put the emphasis on the owners taking responsibility for their own security too. Caravans are easy to steal.

 

[MOIC]

There are many storage sites that run without any on-site staff. The key is to employ a good security firm who will manage the entry/exit of each customer. They also have regular monitoring teams. The initial outlay in securing, gating and installing a CCTV system to adequately protect and allow for the goods to be insured will not be cheap. But it's a one off cost and should be built in to your set up costs.

As @Rotor has advised, don't part with any money until you have had the green light from a professional team, especially to see what local searches may bring up as well as the title deed. This will be money well spent.

If all goes well, split it into 2 areas, 2 acres for self storage containers and the balance for a caravan/motorhome park facility.

You WILL need planning permission for either, if it's for the general public that you'll be offering these facilities to.

There maybe other possible options open to you:

1. Agree a sales figure subject to planning permission being granted and in the interim rent the yard off him.

2. Make enquiries with the local council to see what the site can be used for without the need for applying for planning permission. You can use this as a safeguard, should your preferred use not be granted.

3. A good agent will offer other solutions.

Title deed and local searches first . . . . . .

Good luck.