How to Get Planning Permission for a Self-Build Project (2024)

Choosing to build your own home is a very exciting project that will allow you to live in a bespoke home designed to meet your individual needs and lifestyle requirements. A self-build or custom build development will be a very rewarding project, but there will be a lot challenges along the journey.

Self-Build or custom-build development is proving popular, and given Government policy changes over recent years, will continue to be so.

What is Self-Build or Custom Build Housing?

The Self-build and Custom Housebuilding Act 2015 (as amended by the Housing and Planning Act 2016) provides a legal definition of self-build and custom housebuilding and does not distinguish between the two. This type of housing relates to a project where an individual, an association of individuals build or complete houses to be occupied as homes by those individuals.

We have provided professional support in the form of architectural and technical design and planning advice to several clients who have built their own by home.

Some examples of the projects we have worked on can be found here.

Is Your Plot Suitable for Housing?

One of the first challenges for a self-builder is to actually find a suitable development plot.

If it comes with planning permission, then the permission will need to be reviewed to understand whether it meets the needs and aspirations of the self-builder. If it does not, then there may be scope to amend the planning permission or submit a new planning application for an alternative scheme.

If the site does not already have planning permission, then there are various challenges that may need to be overcome, depending on the characteristics of the plot, with the first of these being to establish the principle of development.  

Each of local planning authority will have a different set of planning policies that considers new housing, and some may have specific self-build policies. These will need to be reviewed to establish whether the principle of development is acceptable, although it may always be obvious, and may require some interpretation.  

As a very general rule, sites within defined settlement boundaries are more likely to be supported by the Council than sites that fall outside of these boundaries. However, there are instances where housing may be allowed in countryside locations.

The following is a list of development options that may be suitable of a self-builder and could apply to both urban and rural locations depending on specific circumstances and planning policies:    

• Replacement Dwelling – A common self-build project that involves the demolition of an existing building and its replacement with a larger dwelling.

• Backland Development – There may be scope to build a new dwelling to the rear of an existing building line, for example in the garden of a large property.

• Infill Development – Where there is a gap in an otherwise built-up frontage, there may be some scope to develop a new house.

• Edge of Settlement – If a local planning authority has a supportive policy, or where they have not met their housing supply requirements, it is sometimes possible to secure planning permission for a new dwelling on sites at the edge of existing settlements.

• Conversion and Change of Use – There are several opportunities to change the use of existing offices, retail units, industrial buildings and barns through the prior notification process. This could an opportunity to develop a very unique home.  

The Planning Application Process

It is always prudent to engage with the local planning authority in pre-application discussions. This process will establish if the Council will, in principle, support the proposed self-build and will allow them an opportunity to provide design advice, which will inform the formal planning application submission. If there are technical issues that need to be addressed, these are likely to be identified during this process.   

There are three main planning application types that could be applied for. These being:

• Permission in Principle - This process seeks to establish the principle of development only.

• Outline Planning Application – This process seeks is agree the general principles of how a site could be developed, before any substantial design costs are incurred. If approved, the detailed elements would then follow in the subsequent “reserved matters” application stage.

• Full Planning Application – The full detailed proposal will be submitted with this application. If planning permission is granted, the permission may be subject to compliance with any planning conditions.  

In the case of the outline and full planing permissions, it is likely that the application will need to be supported supplementary evidence. This information will depend on the site but can include matters such as: transport, drainage, trees, ecology, heritage, contamination etc. This information is required to enable the local planning authority to make a judgement on whether the site can technically support the development being sought.

If a change of use of an existing building is being sought, then a prior notification application may be available as an option. This process is more streamlined than either an outline of full planning application and requires less technical information.

Common Planning and Design Issues

There are various planning challenges that may need to be overcome to secure planning consent for a self-build or custom-build dwelling. Some of these include:  

• Design and Surrounding context - The creation of high-quality buildings and places is one of the fundamental aims of national planning policy. A proposal for a new dwelling will therefore need to be not just visually attractive, but also be sympathetic to the local character and setting.

• Residential Amenity – New development should not detrimentally impact upon the residential amenity of either the neighbouring uses or the future amenity of the residents of the proposed development. Amenity normally refers to overlooking and privacy, daylight and sunlight, noise and outlook.   

• Technical Standards – There are various design standards that will need to be met. These could relate to access, the number of car and cycling parking spaces, bin storage and collection. There may be other standards associated with the impact upon existing trees or ecological features.     

Planning Obligations

If the application is approved, in some cases there may be planning obligations. These are legal obligations entered into to mitigate the impacts of a development proposal.

The obligations must be necessary, fair and directly related to the development. If applied, these could relate to a variety of matters, for example, contributions towards education and medical provision.

Where the Community Infrastructure Levy is in place for an area, there may also be a requirement to contribute towards infrastructure through a fixed charge. Although, self-builders are one of the exemptions from this charge, which should apply in most cases.

What Happens if the Self-Build Planning Application is Refused?

If the self-build planning application is refused, the main options moving forward would be either to resubmit the application if the reasons for refusal can be easily addressed, or appeal the decision, if there are sound planning reasons for why the proposal should have been approved.

A planning appeal would need to be submitted to the Planning Inspectorate who are independent of the local planning authority. The appeal process can take anywhere between 6 and 12 months.

How A D P Can Assist Your Self-Build Project

We will take time to understand your needs and aspirations and work with you to develop these into your new dream home. We will then guide you through the planning process, giving clear advice. Following a permission, we will provide the technical design required to take the project through to completion.

Please contact us at mail@apdltd.co.uk to discuss further, or use the form below.