The National Custom and Self Build Association (NaCSBA) has released its final analysis of the practice around local authorities and their activity. The data follows its initial announcement of the early data, released in January, that revealed that councils were restricting people from signing the Right to Build registers with a series of “dirty tricks”.
The final analysis reflects the most complete set of data NaCSBA has had access to to date, which represents a 97% response, based on responses from 317 of the 327 planning authorities in England. The overall number of authorities has decreased by 9 than 2018, due to merged authorities.
Extrapolating this data to reflect the situation across England, NaCSBA estimates that the number of new individual entries on registers to be 11,420.
This is 5% more than the 10,878, with individual entries up by 8%, while group entries are down. This is the first year-on-year increase we have seen since the registers were launched and a welcome increase against 2018. This is especially so in light of the increasing barriers to joining registers, which are suppressing demand.
NaCSBA also estimates that the overall numbers on the registers is now at 45,655. This is up by 8,499 from the 37,156 last year but is considerably less than the 11,420 new additions.
This will be largely due to the removal of existing entries from registers – a practice that NaCSBA does not accept. The cumulative impact of these changes has been to remove over 9,000 entries from registers. Without such actions it estimates the totals on registers would be over 55,000 by now
In addition the data demonstrated that:
- 31% of councils now impose some restriction on joining registers, up from 26% last year.
- The proportion of local connection tests (30%) and charges (15%) both continue to rise, although in both cases the rate has slowed.
- It was not possible to establish actual delivery as required by the legislation, due to the mixed picture of activity. To date only 58% of Councils have indicated they have complied, 23% appear not to have complied and 19% have either not responded to our request or have not answered the question.
- For the first time NaCSBA tracked Community Infrastructure Levy exemptions as a source of evidence for provision of self build homes. Again using extrapolation, this found that 6,000 homes were being built across the country could quality for CIL, were it administered by every local authority.
Andrew Baddeley-Chappell, NaCSBA CEO commented, “The wider picture that is emerging of local authority activity with regards the Right to Build suggests that the 30 October 2019 deadline appears to be driving activity by some local authorities to manage registers down rather than manage delivery up.
“However, outside the registers the picture does appear more positive, as self and custom build becomes referenced in more local plans, but there is much still to do”.
NaCSBA is calling on Government to act before bad practice becomes too embedded. This is especially important because the multi-year process means that there is already a large amount of manipulated information within the system already. This needs to be addressed, or allowed to work its way through.
Right to Build Background
Right to Build legislation requires all planning authorities in England (including National Parks) to maintain a register of individuals and groups seeking to acquire land on which to build their home.
Entries onto the register are recorded in annual base periods ending 30 October each year. Local authorities have 3 years after the end of the base period to provide sufficient suitable development permissions.
The first (shortened) base period ran from 1 April 2016 to 30 October 2016 meaning the obligation must have been met by permissions granted between 31 October 2016 and 30 October 2019.
Maps for the Freedom of Information and the final report can be accessed in the Statistics area of the Library.
NaCSBA members can also access the full suite of data by emailing firstname.lastname@example.org
NaCSBA urges anyone wanting to build, including groups, to sign up to use the registers, as they remain a crucial route of evidencing demand to local authorities.
The National Custom and Self Build Association (NaCSBA) has released new findings showing that, while the number of self builders signing up to the Right to Build has grown, some local authorities are using “dirty tricks” to make it harder for people to sign up to the Custom and Self Build registers.
The research show that 1,400 new registrations signed the registers in the last year, bringing the total number of people who have signed up to Right to Build to 55,000. However, that total number on the registers is actually lower, due to people being removed for the wrong reasons.
NaCSBA estimates that over 13,000 people build an owner-commissioned home annually, a number which is growing slowly, but which it feels is far below actual demand. According to the Building Society Association over half of us (53%) would like to self build one day.
On Right to Build Day, NaCSBA conducted a Freedom of Interest request to all English councils about the registers to see how many plots had been permissioned, against the numbers that signed up in the first year of the registers (a part year running from April to October 2016).
The results showed patterns of behaviour that are very concerning, and which NaCSBA will be sharing with Government.
While local authorities are required to promote their registers, NaCSBA believes that both a lack of marketing and a range of “dirty tricks” by a growing minority of local authorities is making it much harder for individuals and groups to sign up to, and remain on, the custom and self build registers.
The research showed three significant areas of questionable activity by some local planning authorities, with more and more councils repeating these as a way to get around managing their duties.
This restricts the opportunity for people to self-build, acting as a restrictor in the market that limits activity to those with enough money or equity to commission their own home – the very people who didn’t need the support of the legislation in the first place.
Barriers to signing the registers
Constraints: Local authorities are imposing unreasonable constraints to signing the registers. This includes the charging of excessive fees to sign up to, and stay on, the registers. It also could be a local connection test that denies those living outside an authority the chance to build a home there – despite no such restrictions being in place in the wider market.
Miscounting: Local authorities must demonstrate how many self build plots they have granted permission for, to compare to people on the registers each year. Many councils are counting plots intended for building on by housing developers as potential self-build plots – even though they have were never marketed as such.
Removals: Some councils have removed many people from their registers for the wrong reasons, thereby reducing the number of plots that they must permission. Examples include restarting registers with new conditions, removing people as part of GDPR data protection exercises and so on.
Right to Build Day
The 30 October 2019 was the first date ever when local authorities had to demonstrate that they had ‘permissioned’ enough plots to reflect the demand evidenced by the registers, for those that signed up in the first year of the registers. Permissioned means the act of granting a self or custom build permission, and each year councils will have to match ‘permissions’ with the number of people that signed up. It doesn’t mean that the council has to create plots itself, nor does it have to contact people on the registers.
Despite permissioning sufficient plots being a requirement of the law, 8% of all authorities said they had not met their duties under the legislation and 37% failed to provide any response at all.
Of all the councils, only 45% claimed that they had met their legal duties, but this figure includes those councils that achieved this by using some, or all, of the limiting factors set out above.
Consequently, NaCSBA believes that the numbers provided are simply too unreliable for an accurate assessment of custom and self build delivery to take place.
NaCSBA is calling on local authorities to act within the letter and the spirit of the law and do better in future, especially as it estimates that at least 8,000 people have been wrongfully removed from registers.
Kevin McCloud, Self Build Champion, said: “It is about time councils got off the fence and positively support this piece of legislation. The launch of the Right to Build register was an encouraging start of the movement to improve the availability of custom and self-build plots across the country, however, authorities still need to offer better service to residents wanting to build their own homes. At the moment, the return on entries to the register is nowhere near as high as it needs to be in order to meet targets and encourage an increase in the number of custom and self-build homes by the British public.”
Andrew Baddeley-Chappell, NaCSBA’s CEO said, “For the first time, local authorities have had to meet a statutory duty to help self builders access the plots that are needed. It is clear that overall they have come up short. In some cases, this is despite the hard work and best efforts of the authority, and we recognise those that have worked hard in this area.
“In too many cases however local authorities have spent scarce time and effort not on delivering plots but rather on seeking to avoid their obligations. This cannot continue, not least if we are to deliver homes in the volume and of the quality that this country needs.”
England has the lowest known rate of owner-commissioned homes among developed economies, and NaCSBA plans to work with government to improve this, giving more people the chance to live in a home designed to suit their needs.
NaCSBA still urges anyone wanting to build, including community-led groups, to sign up to the Right to Build as the registers remain a vital element in demonstrating to authorities how many people want to self build.
Image: Marmalade Lane Cohousing by TOWN.
New tech platform MyPlot has launched in the Self Build market, aiming to make the process of building as simple as possible by bringing together a range of services to assist novice builders on a single platform.
While self-build is on the ‘bucket list’ for many, it has yet to become a mainstream housing solution in the UK. For some would-be self builders, the process can appear complex especially for those with a full-time job and family obligations, or without any construction know-how.
While finding a plot remains a significant barrier for some, for others navigating the complex planning system, sourcing trusted contractors or securing finance for the project can be key challenges. For those without a property background these obstacles can feel insurmountable, and many will return to the established homes market, which leaves their self-build ambitions unfulfilled.
Navigating the process
To help remedy this, MyPlot has been created to assist aspirational self-builders with the process. Users can find their ideal plot, and source contractors from the directory on the platform to interview and appoint the entire team to take their home from concept to reality.
From planning consultants, architects, building contractors and mortgage advisors, the experts listed, are all experienced in delivering self-build projects, and are carefully selected by MyPlot to give novice self-builders the confidence in their choices.
The company aims to grow the number of self-build homes in the UK from under 10% of new housing in the UK, which currently creates around 12,000 homes per year. In contrast, The Self Build Housing Market Report Analysis 2016-2020 revealed self-build rates in Austria, Belgium, Italy and Sweden are as high as 70 per cent.
MyPlot Director, Paul Smith, said: “In Europe, it’s much more straightforward to source a plot of land, and the planning system is less onerous – there’s also more support for those embarking on the process.
“With MyPlot, we’ve looked at the issues and offered a solution, filling the gaps and removing the complexity by providing a directory of self-build experts on a single platform.
“The government has been very supportive of self-build, particularly in recent years, introducing policies to oil the wheels and make it more attractive financially, but it’s often the practical considerations that put people off, such as financing the project and living arrangements during the build.
“What’s more, the assumption that self-build is something only wealthy people do has to be challenged – we hope that MyPlot helps to encourage people to at least be open to the idea, rather than dismiss it out-of-hand.”
Credit: Flo Pappert on Unsplash
NaCSBA Member Message
Exmoor National Park Authority (ENPA) recently led a tour for young people of six self-build homes, supporting young people interested in self building their own home in the National Park.
Organised by the local planning authority and charity Exmoor Young Voices, the visit shared a number of properties in Wheddon Cross, Cutcombe, Hoe Farm and Exton for young adults living and working on Exmoor, illustrating a variety of routes and construction models to a self-built home.
With over 320,000 people living in National Parks, and over 22,500 businesses, housing, and especially affordable housing, is a crucial topic for managing local housing need, ensuring the parks remain living communities for all local people. Self build, especially when connected to registers with local connections, can be a paced and viable route to additional homes that is far more appropriate than large-scale housing development.
During the trip the group received advice from Dean Kinsella, Exmoor National Park Authority Head of Planning and Sustainable Development, and Tessa Saunders, Senior Planning Officer, about planning and potential opportunities for self-build within Exmoor communities.
Mr Kinsella said: “With the generally higher cost of housing in National Parks, it can be difficult for people to find homes that are both affordable and close to work and family. Our Local Plan aims to help local people get on the housing ladder by enabling self-build homes where suitable homes aren’t available on the open market.
“Through our work with Exmoor Young Voices we aim to guide young people through the planning process to help them decide early on whether a self-build is a realistic opportunity to provide them with the home they need.”
ENPA reported that over 200 local people have benefitted from new locally-tied affordable homes built in the National Park since the introduction of specialist affordable housing policies in 2005. Some of these have been delivered via self-build, as well as by private developers and housing associations.
Earlier this year, National Parks England called on the Government to increase the total stock of affordable housing for families and young people in National Parks through additional financial support, restrictions on holiday and second homes and greater support to empower communities.
Lancaster City Council is holding an information evening for prospective self and community builders on Thursday 20th June 2019 at The Storey, Meeting House Lane, Lancaster.
Starting at 6pm with presentations from an architect, Lancaster planning, a self-builder and Action with Communities who offer help and advice for community builders. This will be followed by exhibitors and the chance to get advice from planners, architects, passive, eco and modular house suppliers and builders including Beattie Passive, The Green Build Store, Hartwyn Eco Build and Simply Modular, The Penrith Building Society, Action for Communities and the Community Land Trust.
If your company provides goods and services which may be of interest to self-builders and would like to exhibit at the event please email, email@example.com
Eden District Council, in partnership with Andy Lloyd of the National Community Land Trust Network, is running a free self-build, custom-build and community-led housing event in Penrith on 4 July. With exhibitors and presentations, the event is ideal for any prospective custom, self and community builders wanting to get help or advice, find like-minded people or take the next step on their ambition to create their own home.
Kicking off at 6pm at the Rheged Centre, there’s an hour allocated for networking and talking to exhibitors, with presentations starting at 7pm.
TV presenter and architectural technician Charlie Luxton will be sharing his enthusiastic personal experiences of self building, before a range of presentations that will help you discover more about building as part of a community, planning, finance and more.
Exhibitors and advice*:
• Andy Lloyd, National Community Land Trust Network Technical Advisor
• ACT Cumbria and Lancaster Community-led Housing Hub
• Atkinson Building Contractors
• 2030 Architects
• JIW Properties
• LoCal Homes
• Penrith Building Society
• Thomas Armstrong – kit systems
• Unity Trust Bank
• Hyde Harrington
• Manning Elliott
• Green Footsteps
• Ecological Building Systems
• Eden District Council – Officers from Planning, Building Control and Community-led Housing
And presentations from:
• Charlie Luxton, architectural designer, writer and TV presenter
• ACT Cumbria and Lancaster Community-led Housing Hub
• Patterdale Community Land Trust / Eden Housing Association partnership
• Lancaster Forgebank Co-housing
• Ecomotive, a social enterprise supporting group projects with an emphasis on sustainability and affordability
• Rod Hughes from 2030 Architects
• Rob Jerams from LoCaL Homes, a not-for-profit advanced housing manufacturer, offering high performance, low carbon housing solutions
• Bruce Armstrong-Payne, local self-builder and Planning Consultant
• Michelle Stevens from Penrith Building Society.
*Subject to change
While the event is free, places are limited so registration is a must.
Andy Lloyd is a community housing adviser to the National Community Land Trust Network. He provides technical support to communities and local authorities in the Penrith area, helping to deliver community owned affordable housing projects, such as:
• Lyvennet Community Trust in Crosby Ravensworth
• Keswick Community Housing Trust
• Lune Valley Community Land Trust in Halton, Lancashire
Community-led housing includes self-build, co-housing, co-operative housing, self-help housing and community land trusts (CLTs). This housing enables communities to become active players in their own sustainable development.
EXHIBIT: If your company provides goods and services which may be of interest to self-builders and would like to exhibit at the event please email: firstname.lastname@example.org
Find out more about Build your Home, Build your Community event here.