Planning appeals are starting to be won on the basis of the self build registers, proving their worth at a macro level when many feel they fail to deliver for individuals.
While the National Custom and Self Build Association would like to see more positive outcomes for individuals as a result of signing, it welcomes the decisions where inspectors find in favour of a planning appeal because of a lack of action around the registers.
As many self builders know, anyone in England has the right to sign up to their local council’s self build register, individually and as part of a group. Read about the situation in regards to Wales and N. Ireland and Scotland.
However, despite this many people remain unaware of their right. Last year our joint survey with the National Self Build and Renovation Centre (NSBRC) found that 21% of people surveyed were not aware of the ‘Right to Build’ legislation, and 51% had not joined a register. This is surprising, as the interviews were conducted with people in the NSBRC database, so had an active interest in self build.
Councils also have the right to put tests and/or charges in place which prevents or discourages some people from signing up – find out more about these in the FAQs on our Right to Build page.
The registers are starting to prove important in planning applications and appeals as they represent a form of demand of people wanting to self build, that councils must have consideration for. The legislation does not require them to create plots, but they do have to consider applications, and any permissions granted, in light of this demand.
Tetlow King Planning has become something of a specialist in planning and applications and appeals for self build, and often refers to this demand where it is unmet, in its argument for the application.
And the results show that this can be very effective. For example, in some cases it has resulted in a positive outcome for the applicant.
It did this on the basis that the authority was falling short in meeting the demand on the register with sufficient permissions. The inspector gave “significant weight” and and passed the application. (Weight refers to how important one or another principle is in the overall argument over whether or not development is acceptable.)
Tetlow King also won an appeal for four custom build homes in the Greenbelt, with the argument that the council had failed to meet self build demand being instrumental in the final granting of permission.
This led the inspector to find that there were “very special circumstances” that justified the edge of village plots.
These cases are important for the wider self build world, as they emphasise the importance that inspectors can place on demand and a lack of activity from local authorities.
This also means that would be self builders should always sign up to the their local self build register, even if they feel that it won’t benefit them personally by securing a plot where they want to build.
The National Self Build and Renovation Centre Show returns on Friday 12 to Saturday 13 May, bringing with it its usual offering of insight and inspiration for anyone planning a self build, custom build or other major home project.
A new offering for this show is the introduction of VIP tickets, which includes a range of benefits. Most useful is the ability to engage 1-2-1 as VIP ticket holders have preferential access. This includes the opportunity to pre-book consultation appointments with experts, as well as an exclusive Q&A with one of the NSBRC’s own specialists.
Tickets for the show are free, while the VIP tickets cost £40 per couple (or £25 per person) – book here for Friday and here for Saturday.
The VIP ticket includes:
• Guaranteed parking space in front car park
• Exclusive Q&A with an NSBRC experts
• Pre-booked consultation appointments with experts
• Free tea and coffee
• VIP Lounge
• Complimentary buffet lunch (served between 12 and 1pm)
There’s plenty on at the show for whatever stage you’re at, whether you are trying to get an overview of the entire build process or drill-down detail.
Repeated on both days in the Build It Theatre is a six part overview of the stages of entire build process, including: Finance & Funding; Finding Land; Planning Permission; Design Principles; Building Control; and VAT Reclaim.
In addition Friday has Natural Environment Surgeries, including: bat conservation and ecological surveys; landscape design; wildlife-friendly borders; and, wildlife habitats, while Saturday has a focus on Energy and Cost Saving Technology, including: draught exclusion; performance assured insulation; water conditioning and sustainable window shading.
The Sustainability Theatre is also returning with over 20 talks, led by companies well-established in their fields, from MVHR to insulation. This will inform would-be self builders with practical measures and plans to enable them to create a sustainable and energy efficient build.
Potton has launched a new site, Liberators Drive, in Spixworth village with 13 serviced plots that come with a variety of building options. These are set out by the pre-approved detailed planning permission, including designs for single and two-storey dwellings.
Join Potton on 20 May between 12-4pm to discover how you can custom build at Liberators Drive. Register here.
Set on the rural edge of Norwich, the serviced plots offer the opportunity for buyers to customise or design their dream home, depending on how quickly they want to start the process.
Start your build immediately with detailed planning permission
With this option, buyers choose from 13 individual plots with tailored contemporary house designs complete with detailed planning permission.
Allowing the buyer to choose from a variety of finishing options from the materials palette, including cladding, external windows, doors, and features. This option means buyers can start the build process immediately. (See the concept designs, and some CGIs of the home types, below.)
Design a house unique to you
This option gives purchasers the freedom to get involved at the design stage by working with Potton’s architectural team to design a home that is unique to them.
The team guides buyers through the Design Guide and Plot Passports that have been agreed upon by planning, so that the final home fits in with the site and landscape, prior to detailed planning being submitted.
Self and custom build specialist Potton offers a design and build package manufacture service, which can be commissioned for stand alone plots, and it also operates as custom build enabler, bringing multi-plot sites to market.
A long-standing NaCSBA member, Potton has many resources that can support anyone wishing to build, including its Self Build Academy. In addition, anyone considering a Potton build can visit its Show Centre of five of its homes in Cambridgeshire, as well as see a fully built home inside the National Self Build and Renovation Centre in Swindon.
For more information and to download the Liberators Drive Design Code visit Potton’s website.
Got questions about custom building? Check out our dedicated Custom Build FAQs section.
Plot sales are now live on an exclusive five-plot custom build development in Hailsham, East Sussex, for homes between 3-5 bedrooms.
The Paddock is the result of a partnership of Custom Build Homes and development partner and NaCSBA member Landström, with planning permission in place for five substantial properties of up to 252-396m² on plots up to 1/3 acre. The plots start from £230,000, and the homes, which have enough space for garages, are ranged around a shared central courtyard that provides each individual access.
Plots come with flexibility in terms of house design, size and specification, and purchasers will be able to design and create their home with Chartered Architect and Homebuilding & Renovating Magazine expert, Head of Architecture Allan Corfield, who is also a NaCSBA member. A design code and Plot Passports are in place to frame what can be created, as part of the planning permission from Wealden District Council.
This process includes a collaborative design process that will explore how purchasers want to live, culminating in a digital design with a fixed cost, that includes planning and technical design.
Tom Connor, CEO & Founder of Custom Build Homes said, “We’re excited to launch the development to market. The Paddock offers people in East Sussex the unique opportunity of creating a new home exactly as they wish it to be, while being supported by the experts at Custom Build Homes.
“I look forward to seeing the unique designs homebuyers create and the development becoming
an exemplar for future sites.”
DLUHC’s latest data for custom and self build in England shows that while the number of individuals and groups on the register has grown modestly, the number of permissions fell.
In addition, the number of planning permissions granted for plots for custom and self build was 6,374, a reduction of 23% on the previous year.
In total, there are 63,662 individuals who have signed their local self build register, as well as 807 groups. But the numbers for the last 12 months until 30 October 2022 were overall down on previous figures. This showed a 34% decline in individuals and a 37% fall in the number of groups signing up.
The data is published annually by the Department of Levelling-Up, Communities and Housing, and is based on council returns for 2021-2022, running annually from 31 October to the next 30 October.
There are numerous reasons why the numbers are down, but logically a significant factor is the current economic environment. With inflation and prices skyrocketing, all housebuilding and planning applications across the board have slumped over the last 12 months, to their lowest figures in 16 years, as reported by the Department of Levelling-Up, Communities and Housing.
Repeated government commitments to overhaul planning have created uncertainty, with many local authorities freezing their local plan making process until a clearer picture emerges. This means that many fewer policies supportive of custom and self build have emerged as a result.
This has got so problematic that the Home Builders Federation (HBF) has forecast that housebuilding will fall to its lowest levels since the Second World War unless the planning system starts to support housebuilding in England.
The National Custom and Self Build Association (NaCSBA) is also aware that more councils than ever have applied tests to limit people signing up to the local self build registers, which act as a deterrent.
However, the register remain a vital tool for the sector, and must be used by the public to raise their profile. Research in 2022 found that 21% of people were unaware of the Right to Build legislation, meaning that many more people want to self build. In addition, a lack of activity in terms of permissioning enough plots to reflect demand for people wanting to custom and self build is now starting to gain more weight in planning appeals.
NaCSBA urges anyone interested in building to sign up to their local register because of this. If your authority places charges or tests that you deem unfair it has provided template letters of complaint that you can fill in.
These have a two-fold effect – they should act as secondary evidence beyond the register that you want to build locally, and highlight where you, as a resident, feel that your local planning authority’s rules are prejudicial to you in your ambition in regard to housing.
You can find and sign your local register via the Self Build Portal, access the template letter or get answers from our FAQs about what the Right to Build does – and doesn’t – deliver on this website.
Peter Johns, CEO of NaCSBA said, “The latest data is disappointing and reflects the obstacles put in place to registering by many local authorities (be it registration fees, local connection or financial tests).
“NaCSBA continues to challenge authorities where they are putting road blocks in the way, but also supporting authorities through the work of its Right to Build Task Force. We know that the numbers underestimate the level of demand by some margin – NaCSBA is currently undertaking research and analysis to demonstrate this and expects to report on it later in 2023.”
Andrew Baddeley-Chappell, Policy Director, NaCSBA said, “The drop in numbers joining the registers is a disappointment and we are in the process of undertaking a deep dive into the data. We do not believe the fall off is as a result of any reduction in the underlying desire of people to have a home built to their design and specification.
“We continue to see challenges from a proportion of planning authorities, that are contrary to the spirit and letter of the legislation – legislation that is being tightened to address some of the poor practice that have been identified. Factors such as covid, inflation and cost of living challenges may also have had an impact.
“We continue to strongly believe that low public support for new homes is closely linked to the lack of desire for the homes that are currently being delivered and that greater customer choice is the key to more and better homes.”
Rowallan Castle Estate is offering the opportunity to live and custom build with Cherish Homes in the grounds of the castle, which is also home to the 18-hole golf course.
There are two main opportunities – exclusive plots that even come with golf club membership at Fairview, or a choice of plots at Stable Fields. All homes are contracted to NaCSBA member Dan-Wood House, with a choice of pre-agreed designs to customise, with sustainability at the heart of every home.
Every house has been designed to be highly energy efficient, with a range of measures designed to achieve a ‘B’ energy rating.
The planning permission on plots available for custom building allow residents to customise the pre-agreed design, to create a layout and interior that suits their requirements.
The homes at Fairview on the estate offer a truly Grand Designs-style vision, with spacious plots laid out in clusters of homes in the wooded grounds. Buyers can either chose to have their luxury eco home built out as designed, or they can purchase as a custom build opportunity with the ability to customise the Dan-Wood House-built homes to suit their needs.
Only a limited number of plots remain on the market in cluster A and C, which will be home to five and eight homes respectively when built out.
Cherish is currently constructing a show home (see images) of the Newton design for people to visit, with an open day on the Easter weekend. Booking is essential and needs to be on the website.
There are 36 fully serviced plots at Stable Fields on Rowallan Castle Estate ranging from 0.1 to 0.28 acres, for houses with planning for 1,550 sq ft to 3,750 sq ft. The wide variety means that there is a choice of house sizes to suit a range of budgets and needs, offering 3, 4, 5 or 6 double bedrooms.
Buyers will work with the site’s architect to design their ideal layout plan, whether that involves a live-work space, open-plan or segregated living spaces or a downstair bedroom and wetroom.
The island community of Raasay is welcoming the start of a new development that offers much needed local housing, with a start on a site of five community-led and five affordable self build plots. The combination of house types and tenures offers a solution to housing for rural communities that could be replicated elsewhere.
With support from the Communities Housing Trust, the Raasay Development Trust is leading the project and will ultimately manage the three community-owned homes for affordable rent, with the other two community homes available for social rent with Lochalsh & Skye Housing Association.
The remaining five affordable self-build plots will be discounted with the Rural Housing Burden, which is unique to Scotland, which guarantees affordability in perpetuity as it controls future sales linked to the local community. The plots are also smaller than open-market plots, which also helps with affordability.
The community-owned site was purchased by the Trust with funding from the Scottish Land Fund in 2020, with further key funding from the Scottish Government’s Rural & Islands Housing Fund, and Ecology Building Society, who may also be able to provide mortgages for the self-build homes.
Like many rural communities, Raasay has seen an increase in demand for affordable housing, and this solution provide valuable new homes to meet this need, for people with a link or need to live on the island.
Anyone interested in the plots should register with the Communities Housing Trust, with the Raasay Development Trust managing the allocations process, and the Trust also recommends those in housing need to register with the Highland Housing Register.
Chair of Raasay Development Trust, Iain Hector Ross, said: “Raasay has a clear and present need for new affordable housing stock to meet the growing demand from young islanders choosing to stay and others wanting to move to the island for increasing work opportunities.
“We are fortunate that the island is enjoying an era of growing economic confidence and opportunity, where young people now see a long-term future for themselves here. Quality housing is vital to support that future and we hope that the delivery of these new homes is just the first step towards providing every young islander with an affordable option.”
Jon Lee, community housing lead at Ecology Building Society, said: “We’re excited once again to work alongside the other funders to support this development on Raasay. Providing funding for affordable, energy efficient, community-led housing and to encourage sustainable self-build particularly chimes with our mission to build a greener society.”
Image: Raasay Development Trust director Ali MacInnes marks the start on site
Custom Build Homes (CBH) is acting as the enabler delivering Swale’s first custom build development, a community of nine custom build houses to be built at Callum Park, Lower Halstow.
Formerly an equine centre, the site is being enabled in partnership with a local development company Masters Knowles Developments. Callum Park overlooks the River Medway in a rural setting, with excellent links to London, meaning it offers the best of both worlds for would be buyers.
Included as part of the nine homes are two smaller properties which are ring-fenced for locally based homebuyers.
Purchasers have the opportunity to choose their preferred serviced plot and associated house design. The planning permission gives prospective homeowners the ability to design their interior layout based on a series of options, which are then built out on their behalf as a ‘Blank Canvas’ by the developer for the owner to complete. The homes are then handed over as a plastered and painted shell with services brought to each room.
Upon purchase buyers have access to a unique ‘My Custom Build’ App, a digital platform that gives freedom of choice in terms of designing internal spaces. Homebuyers then fit-out their homes with kitchens, bathrooms, flooring and decorations, taking advantage of local trades and vendors, all with support from the App.
Set out in this way, the custom build model means that much of the up-front risk and stress is taken care of in comparison to finding a plot from scratch, with buyers can engaging with the elements that will personalise their home.
Outline planning permission is in place and Custom Build Homes has recently submitted a Reserved Matters Application for the custom house designs and the range of options available to homebuyers. CBH expects Full Planning Permission to be secured in early in 2023, with works on site, alongside a sales launch in early summer.
Find and sign Swale’s Self Build Register
For anyone looking for land, Potton has a range of plots available to make the process easier. Searching for land remains one of the most significant barriers to anyone wishing to self build, but more and more companies are now bringing on multi-plot sites where custom or self build is an option.
Potton has a range of both types of plot options available, as do other NaCSBA members, such as Hugr Homes’ Wellbank site in Cumbria.
Typically on such sites you custom build, where you engage with an enabler already associated with the site to build out your home, with various options for customisation on a site by site basis. But on some multi-plot sites you can self build, so it is worth talking to the promoter about the route available on a development.
For self building on such sites you may have the freedom to commission your own home for the plot, although you will have to meet some preset requirements. These are typically set out on a development level in the design code, and a plot level in the Plot Passport.
Just north of Swindon, Tadpole Garden Village is an award winning Crest Nicholson development, that includes 14 plots of land. Buyers can customise the Potton custom build home that is agreed for each site. Plots are currently all reserved, but it’s always worth registering your interest as buyers sometimes fail to proceed – meaning the plot returns to the market.
Set in a village near Maidenhead, Kent, this development includes nine plots, in a range of sizes, where buyers can custom build. Potton will work with the buyers in the design and construction of the home, which contractor Northchurch Homes will then provide a fixed-price for the build of the turnkey home – meaning they build the entire house. Buyers have complete control of the internal layout and specification.
You can expect more sites like these to come forward over 2023, including in Norfolk, Kent, Hertfordshire, Hampshire, Oxfordshire, Cambridgeshire, Sussex, Worcester, Essex and Bedfordshire.
The beauty of such multi-plot sites is that they come with certainty that a house can be built from a planning point of view, with services and wider infrastructure, like roads, in place.
Potton also offers a range of training opportunities, including dedicated Ask the Experts sessions where you can get help and advice about your project – whatever stage you are at.
Visit its Self Build Academy for details, including of its next events in January, at both the Potton Show Centre in Cambridgeshire and the National Self Build and Renovation Centre in Swindon.
Custom Build Homes has secured outline planning permission at Cross Nursery in Goffs Oak, Hertfordshire for 14 detached homes that can be customised to buyer’s choices. Coming to the market in 2023, the development includes a range of house and serviced-plot sizes.
The company secured outline permission with the help of planning consultants Tetlow King Planning on the site of a derelict former horticultural nursery site in a semi-rural location in the Hertfordshire Green Belt.
The plots are laid out in an attractive landscape, and come with permission for “blank canvas” homes that are fully customisable, with buyers having freedom of choice around room layout, interior fixtures and fittings and green utilities. There is also the opportunity to build in greater affordability by using “sweat equity”, whereby owners can take part in their home’s completions.
The application at Cross Nursery was approved in compliance with Broxbourne Borough Council’s supportive local planning policies, which enables suitably designed custom and self-build housing to come forward on former nursery sites in the borough. This is despite being classified as inappropriate development under Government Green Belt policy.
In making the planning case Custom Build Homes worked closely with Tetlow King to present a strong demand, viability and design-led case, with BuildStore and Custom Build Homes’ demand data being an important part of the planning arguments.
Custom Build Homes praised the officers at Broxbourne Borough Council for their positive and consistent engagement on the Cross Nursery site, with Mario Wolf, Director of Planning at Custom Build Homes saying: “We are delighted to have secured planning permission for our customisable homes range on this challenging green belt site.
“As a specialist enabler of custom build housing, we work closely with our landowner clients and local authorities to design high quality housing communities which maximise value and are sensitive to their local context.”
Find your self build register on the Self Build Portal.
