NaCSBA member Advanced Housing Systems has come up with what they think might be a first for the self build sector, with a pick-your-own timber service, from Will Benzies’ mature Douglas fir forest in Devon – all local to the company.
Advanced Housing Systems states that buyers can wonder through the forest to chose those perfect trees for their own build, which forester Benzies will then fell and process to create the raw materials for a greenwood post and beam frame, creating a home with a very personal touch. The frame is infilled with Advanced Housing’s panels, which can be integrated with its range of our systems, including its THEPASSIVHAUS PHI certified models.
Advanced launched its THEPASSIVHAUS system in 2021, bringing a passivhaus certified total envelope system to the market. On review, the Passivhaus Institute at Darmstadt system stated that it found it to be ‘the most comprehensive system’ it had assessed to date.
Self builders won’t be the guinea pig for this new service, as Advanced Housing Systems has chosen its own timbers to build its own new facility using this process, which it believes brings together the embodied carbon and the operational carbon figures, which, when combined with passivhaus technology, will create a super green build.
The company works to create Modern Methods of Construction (MMC) systems for both self builders and commercial developments alike, offering a customisable envelope for both the sub- and superstructure. To make life easier, the system can be delivered with joinery and electrical systems in place, that are ready to skim plaster internally and clad externally, saving work time on site.
Green wood is effectively fresh wood that has not been kiln dried. This type of timber is cut from the forest and used for construction immediately, with no need for seasoning, and is a traditional approach to construction that has been used throughout time. Often, pegs and holes join the frame together, and as the frame dries out naturally these joints tighten and become super strong. Oak is the wood typically associated with building with greenwood, but many woods such as Douglas Fir or cedar can be used – but this often depends on what is available locally.
Government has released plans to tackle the issue of ‘nutrient neutrality’ – which has prevented any building, including self builds, from taking place in many counties across England.
Backed by the Department for Environment, Food and Rural Affairs (Defra) and the Department for Levelling Up, Housing and Communities (DLUHC), the plans recommend a new mitigation scheme, which will mean that building can take place where certain conditions are met.
Natural water habitats are typically affected by the excessive run off of nutrients, which has an adverse effect on the delicate water-based environment, leading to algal blooms that threaten flora and fauna.
Such nutrients are usually due to run off from farming, such as fertiliser or effluent from chicken farms, or from untreated water being shed from water treatment plants that are not up to the job.
But construction has also been blamed for this, with 74 English counties affected – either wholly or areas within them. This led to a blanket ban on all new construction on undeveloped land in some areas, which has been in place for several years now, such as in Herefordshire.
Government’s new scheme is based on the idea of mitigation, meaning that you can effectively put in additional measures to offset any potential damage. These offsetting measures will then improve the local situation for wildlife. These may be through physical schemes or though a process where the developer (and presumably the self builder) can buy ‘nutrient credits’. These then contribute to mitigating measures built locally, rather than on each site.
These may involve local Sustainable Urban Drainage systems (SUDs), new or expanded wetlands and woodlands and so on, to support and promote new local habitats.
Once agreed, permission can then be granted for work to go ahead. Natural England will be the accreditation body overseeing this credit element, and government is also creating a a legal duty for water companies in these areas to upgrade water treatment works by 2030 to the highest levels.
Levelling up secretary Greg Clark added: “It is essential that new homes do not impair the quality of our rivers, streams and wetlands. These measures will ensure the development can take place, but only where there is practical action taken to protect our precious aquatic habitats.”
The National Self Build and Renovation Centre (NSBRC) is repeating its survey into the aspirations and expectations of people willing to build for 2022.
This is a vital piece of research as it feeds in to wider views on the sector, which in turn helps the National Custom and Self Build Association (NaCSBA) to represent the sector’s hopes and ambitions in its discussions with government and high-level trade organisations. Hear from NSBRC Managing Director Harvey Fremlin about why the survey is so important.
Like the National Custom and Self Build Association, the NSBRC believes that people deserve better homes, with a visit to the NSBRC being an essential activity for anyone planning a project. As such, the NSBRC is also looking to compile data that reflect visitor’s experiences, to support the centre to improve its offering, from training to exhibitors.
The experiences of people hoping to build provides valuable insight into the aspirations and expectations of people interested in the model, identifying common problems people experience and trends, that are important to track, such as people’s attitudes to sustainability.
The survey takes just a few minutes, and any data you provide is completely anonymous. As a thank you, the NSBRC is offering a 10% discount on any of its essential educational courses (valid for 3 months) for every completed survey. In addition, respondees can enter into a random draw to win one of five £50 John Lewis vouchers!
Find out more about the NSBRC, whats on at the centre in Swindon and its training courses, and how they can help you with your dream project.
Responding to the need for a bespoke architect-designed home without the cost of commissioning from scratch, Lynn Palmer Architects has launched BluPrint, a suite of pre-designed homes that self builders can purchase.
BluPrint came into being when Director Lynn Palmer, identified a gap in the market between the package companies customisable homes and a one-off architect commissioned home.
Not all price-sensitive self builders can afford to commission an architect from scratch, but still want to access the benefits that working with an architectural practice can deliver.
Key to this is delivering homes that have sustainability at their heart from the design stage, and are able to meet the challenges of more energy-efficient homes in the future.
This led to the idea of BluPrint, a catalogue of three pre-designed homes – with more to come – that can be adapted to suit the buyer’s needs.
The practice states that the advantages of this route is that it makes self build easier as much of the predesign work has taken place, meaning that the cost of this element is optimised. This is achieved as each design is costed as designed, rather than taking a bespoke approach, offering the equivalent savings that could be achieved when building at scale.
This can deliver up to 40% savings on professional fees, says the practice, which benefits the buyers, although the more the designs are amended the more the costs will increase to reflect this work.
Initial design work, pricing and planning are factored in to the plans to give buyers a starting point, and empowering them with the option to customise the design in the full knowledge of the cost implications that amendments will have. This supports informed decision making.
The homes are ideally suited to serviced plots sites, something NaCSBA is expecting to see more of, as increasing numbers of local authorities create policy that sets out to support custom and self build locally. Palmer expects the initial market to be buyers at Graven Hill, but the model is flexible and will work in a range of areas across the UK, as well as on single plots (planning allowing).
The designs of the three homes already created include a variety of modern approaches suitable to a range of budgets, in particularly the double gabled design, where the each wing can be pushed up or back to tailor the home to the buyer’s budgets and preferences.
One of the benefits of the route are that the designs can help speed up the process, by getting many of the elements needed for the planning submission ready in good time.
With all the designs the structural and energy calculations are pre-worked out, and this can put you six months further along on the process of preparing for your planning submission, states the practice.
Lynn Palmer Architects has teamed up with English Brothers to deliver the homes, both trusted NaCSBA members, and this partnership is another reason why the cost savings can be secured. What’s more, the homes are designed with as many costs factored in as possible, in advance, to empower people about the reality behind their build.
In addition, the homes are designed with sustainability at their heart, creating homes that not only look beautiful but are fit for the future.
“We’re really excited to have launched these homes, as BluPrint represents a genuine saving for consumers, with the designs providing a flexible alternative to the bespoke route, that encapsulates many of the costs, and the implications of design changes. This will empower people, helping them with the process of creating their ideal home, while balancing the realities of their budget with their ambition.
“Our designs offers self builders a new route to building, while the reputation of English Brothers meaning that buyers can trust the process from start to finish.”
Prices vary depending on plot location and topography, but construction start from £505,500 for the B1 Linear House design, shown at the top. This includes an allowance for everything from foundations to kitchens.
Government has opened the much anticipated Help to Build equity loan scheme, with applications accepted from 27 June. Initially announced in March 2021, the Help to Build equity loan scheme will help more people with smaller deposits access an owner commissioned home.
The scheme will make a big difference to many, as most custom and self build homes were unable to access Help to Buy, and this scheme will help redress the balance. Based on proposals from NaCSBA, the Help to Build will enable many more people to build the homes that they want to live in, bring choice and diversity to the market.
The £150 million of initial funding will offer people an equity loan of between 5% to 20% (up to 40% in London) of the total estimated cost. But to qualify you need to meet set criteria, set out in the prospectus.
To qualify you can spend no more than £600,000 on your new home, including the cost of the land, unless you already own it. In this case you can spend no more than £400,000 on the build.
To apply you need to:
Full details are available in the Help to Build Prospectus
Successful applicants will receive an equity loan offer based on the estimated cost to buy a plot and the build costs. Once your home is complete, Homes England pays the equity loan to the registered lender.
Remember, this is not a discount scheme – the costs are the same as if you were funding the build yourself, and the loan attracts interest. For the first five years no interest is charged, and is only applied from year six onwards, and the total amount you pay is related to the value of your home at the time of the loan being settled, as opposed to how much you borrowed at the start.
Plus, once offered, you have a three year period to find land and complete your home.
While you’re building you’ll be on a self build mortgage, which typically pays out money at different build phases, and on completion you will transfer to a regular repayment mortgage. It is at this point that the equity loan element is paid to the lender by the government.
“Help to Build is important because it opens up custom and self-build as an option to those with smaller budgets and in particular smaller savings. Access to finance is just part of the answer. The key constraint is access to land with permission to build. This challenge is being addressed in part through the Right to Build legislation, which requires local authorities to ensure enough plots are permissioned to match the demand on the registers that they operate.
“However, some local authorities have been too slow to respond to the legislation, and it is important that they do more, not least to respond to the increased demand following the launch of this scheme. This is why the government’s response to the Bacon Review, also published today, and the ongoing funding to the Right to Build Task force are important pieces in a wider plan,” says Andrew Baddeley-Chappell, NaCSBA CEO.
Karen Curtin, managing director at Graven Hill, the UK’s largest custom and self build development, welcomed the Help to Build scheme, saying it was long overdue.
“The Help to Build scheme is a dream come true for many would-be self-builders, and we’re in full support of the initiative. With applications now open, the UK is finally moving in the right direction as we continue to revolutionise the housing market. Gone are the days of self and custom building being for the few – we are thrilled to see it become an option for the many,” she said.
During the build
You borrow from your mortgage lender:
Deposit: £20k (5%)
Self build mortgage: £380k (95%)
Total amount: £400k
Once completed
Once your home is ready and (should you still want the equity loan) government pays it to your lender to reduce the amount you need to borrow on your repayment mortgage. The example below shows a loan outside London (based on 20% – within London government will lend up to 40%)
Equity loan: £80k (20%)
Deposit: £20k (5%)
Equity loan: £80k (20%)
Repayment mortgage: £300k (75%)
Total amount: £400k
Andrew Craddock, Darlington Building Society Chief Executive said: “Extending into Help to Build was a logical step as the Society has been at the forefront of self-build lending for over a decade, in partnership with BuildLoan.
“Self-build isn’t the preserve of the wealthy, and Help to Build makes it more practical and accessible than ever before for people to build their dream home. This scheme also opens up the opportunities to first-time buyers. It is a fantastic example of the market moving with the times, and people’s changing wants and needs.
“With 40% of UK emissions coming from homes in the UK, self-build projects can also offer a greener alternative, as people can opt to add more environmentally conscious measures – both during the build stage and to last throughout the lifespan of the finished property.
“Help to Build also helps to diversify the UK’s housing stock and alleviate the shortfall in available homes, and I for one am looking forward to seeing the new homes it creates.”
Help to Build represents an opportunity for sector growth, and NaCSBA is encouraging the sector to ensure that the fullest possible ranges of options to custom and self-build exists. This includes, for example, the building of custom and self build flats and apartments, and the conversion and renovation of existing properties.
The challenge now is to secure enough smaller and more affordable plots and options to enable people to take advantage of Help to Build, and democratise self build. This will help address the “Missing Market” identified by Richard Bacon MP in his Review of Custom and Self Build.
“When we have fully opened up the housing market and the planning process to the power of consumer choice, we will see more great places being developed which are warmly welcomed by their communities, with beautiful and more spacious houses, at keener prices – and that are better designed, better built, greener and which cost less to run, which enrich the lives of the people who live there – while driving innovation and inward investment. And when afterwards we have done this, we will look back and wonder why it took us so long,” Richard Bacon, Review of Custom and Self Build.
We’re following the story of Anne, mother of six boys who is building a home for her family and one for the grandparents on the same site. They used the Right to Build to help them escape the private rental sector, acting as pioneers for the legislation, which even the council was unsure about at the time.
A quick recap:
The church had made us 2 offers: a chance to buy the combined site in an off-market sale on Charity Commission rules and an offer to explore the community idea on another church site. (Blog 10).
A month after our meeting with the council, they came back to say that the council site had fallen out of the picture. Enfield was simply not in a position to sell their land quickly. Their Disposals Manager had lost his assistant and was busy with larger projects.
So the Diocese’s plan was to put their site into auction in the Autumn, but they would allow a small window of opportunity for an off-market sale at 10% above the Savill’s valuation. However at this point there were still uncertainties including interest from a housing association and we would have to wait the outcome.
It was a low point for us. The family we had partnered with (see blog 6) were still interested in building with us but the uncertainties made them nervous. It was difficult to keep them encouraged whilst we ourselves felt unsure. But we kept up communications and after a couple of months I received a call, and the Diocese were offering us the chance to buy their plot ‘unconditionally’.
I was elated! What could I say? ‘Thank you.’ In my naivety I thought ‘unconditionally’ meant no more obstacles – the process would now be straightforward. Peter, was pleased, but explained that ‘unconditionally’ meant the sale could not be ‘subject to planning’ or any other condition we might wish to apply.
It is common to enter an agreement to purchase land ‘subject to planning’. A timeframe would be agreed as part of the agreement where the buyer/developer makes an off-market offer to buy the site, funds the professional fees at their risk and puts in for planning permission but does not have to raise the finance for the purchase at a time when it is not clear what the development will be.
‘Unconditionality’ was a major problem for us. We had hoped to agree a purchase subject to our getting planning permission for two houses. Without planning permission neither we nor our partner family could get a mortgage and without funds we could not buy the plot. We had meetings with the Diocese Development Manager but they now wanted a quick sale and were not prepared to wait.
I tried various self-build mortgage providers but their answers were all the same. No one would provide funds to purchase the land without planning permission.
One solution came at the Autumn Homebuilding & Renovating show. An exhibitor Nick at ‘Marlborough House Finance’ gave some encouragement. He said: “There is always a way.”
This turned out be ‘bridging finance’, which might tide us over until we could get planning permission. Nick advised us to assume that this would probably be for a period of six months, which would give us a window of opportunity.
Theoretically, planning decisions are supposed to take eight weeks but there are usually delays and then some time was needed to raise the main line funding. It was an option and it seemed our only option but it was not an attractive one.
Bridging is risky and expensive. With a retained interest (where interest charges for the full term of the loan is deducted from the loan facility) of 0.95% per month, 2% completion fee, 1% exit fee, legal fees and a modest fee for the broker – we were looking at finance costs of about £38k for a period of 6 months to cover the cost of the land purchase (over above such deposit/capital from us and our partner family).
Between us we had 10% in hand which is a minimum. Even bridge funders want some headroom between what they are lending and what the land is worth in the event that the plan fell through, and a sale had to be made to pay them back. And as with all borrowing the rates become more expensive the more you need it (ie. the higher the ‘loan to value’).
Our other dilemma was should we go ahead and put in for a planning permission? Peter had produced some designs to establish what might be possible.
Given the funding situation there was no guarantee that we would get the land and the fee for a planning application for two houses was £1k. £1k seems very little with hindsight, when you are paying for building materials costing £1,000s, but when it is coming out of the monthly groceries budget with no guarantee of success or return it seemed such a big dilemma.
The site was to go to auction in November, less than two months away. We had friends in property development who warned that submitting a planning permission was a waste of money. It was work, effort and cost on our part but would add value to the land which someone else might buy and gain the benefit of.
So it was a gamble. Peter was also concerned that if we got consent before the purchase date then the ‘market valuation’ would go up and we would have to pay more. On the other hand without it we would not be able to get a self-build mortgage and we needed to do this as quickly as possible to release ourselves from an expensive bridging loan.
It was easy for professional advisers to talk airily of ‘take it or leave it’ but we were heavily invested – we knew it could take another year or two to find and start over with another site and it was an opportunity to have a home.
We didn’t want to see the opportunity pass by without doing everything we could. Our partners were not interested in taking this risk so we would have to apply and pay for planning alone.
Events now moved quickly. On 26th October the plot was put on the auction catalogue. The same day we submitted our planning application. The date of auction was to be 26th November by which time we had to pay 10% and the balance by Christmas.
If our planning application was successful within the 8 weeks (supposed statutory time to decide applications) we could hope to get a self-build mortgage set up early in the New Year.
Most people regarded this as improbable, particularly with Enfield planning department’s reputation! How long would we have to rely on bridge funding? Were our partner family still with us? A successful outcome at this stage looked unlikely!
Read the other parts of the Self Build Family Build Blog.
Part One: Deciding to Self Build, the Turning Point
Part Two: Looking for Land in London
Part Three: The Land Value Idea
Part Four: A Small Matter of Access
Part Five: The Mystery of the Road Unravelled
Part Seven: Best Consideration Pursuing our Community Building Idea
Part Eight: Calling on Higher Parts
Part Nine: The Affordability Question
Part Ten: The Thorny Question of Government
Photo: printed with permission of Fiona Hanson 2020©
NaCSBA congratulates the National Self Build & Renovation Centre (NSBRC) on 15 years of supporting aspiring self builders as they plan and carry out their project. As the UK’s only permanent visitor centre for self-builders, renovators, and home improvers it has numerous awards and much praise for its crucial role in the sector.
No planning for a self build is complete without a visit to the centre in Swindon, where its permanent stands and exhibits support people getting to grips with the process, where they can experience materials and processes, chat to suppliers or get tailored advice. In addition the NSBRC also runs a calendar of self build shows, training and external events that make repeat visits well worth the effort.
Launched by BuildStore, for the last six years the centre has been run as an employee-owned business, ‘The Homebuilding Centre Limited’, ensuring that staff are invested in the services they provide.
Over the years the centre has won several awards, not least in 2017 it won a Build It Award for ‘Outstanding Contribution to Self Build’, as well as several for its employee-ownership model.
To celebrate its fifteenth anniversary the team hosted a special birthday dinner in April to thank the local and national self build community and stakeholders for their support over the years.
Harvey, said, “2022 is a special year and a real achievement for NSBRC, and we’ve got lots of exciting plans for the future. We’re hosting more events, workshops and courses than ever before to help people build better homes, including a late opening (until 9am) on select Thursdays over the coming months to give people the chance to discover self build at a time that’s more convenient to them.
Late nights at the NSBRC run on 28th April, Thursday 26th May and Tuesday 28th June – visit the website for the full calendar of events.
Find out more about NSBRC’s employee owned model
Timber frame home supplier Scandia-Hus has added a brand new show home – the Mulberry – to its site in West Sussex. Self-builders can book a visit to the new house, which officially opens on the 19 March, at its show centre just outside of East Grinstead.
With over 45 years experience in timber frame homes, Scandia-Hus has become a trusted name in the package manufacture sector, creating energy-efficient properties and sharing their expertise with self-builders.
A visit to the show centre gives would-be builders the chance to see a Scandia-Hus first hand, as well as the opportunity to discuss their project with the knowledgeable team. Visitors can also book a one-to-one consultation with experienced Project Managers to discuss their own project.
Visitors can experience and research a range of products, including windows, doors, kitchens, and underfloor heating, and see how the homes feel to walk around as spaces.
With its Scandinavian roots, Scandia-Hus has built a reputation for combining Swedish technology with British architectural style and craftsmanship.
The timber used is sustainably sourced and is fabricated to create an airtight structure that works well with many renewable energy technologies.
To demonstrate how these work, the eco-friendly Mulberry runs on an air source heat pump, whilst the adjacent property utilises a ground source heat pump, popular solutions that can help reduce carbon emissions.
The new build is one of three properties at the Scandia-Hus show centre, which also includes the contemporary Adelia and the traditionally styled Oakleigh.
Any self builder responsible for their site will be interested to read the latest findings from the Health and Safety Executive (HSE), to ensure workers and visitors to their site are safe.
The report found that fatal injuries to UK construction workers have risen 8.3% since 2016/17, with half of these fatalities due to falls from heights.
With such a high-risk factor, it is essential that any self builder – or contractor, carefully plan any work at height, ensures relevant training has been undertaken and that the right equipment is used and procedures followed.
Many self builders like to help on site even if they are not working there in the day – and jobs like fixing gutters and painting can all involve working at height risks.
In Great Britain construction is framed in law by the The Health and Safety at Work etc Act 1974, a comprehensive suite of legislation embracing health and safety, and the risk assessments that mitigate risks. And even in line with this, the number of fatalities and accidents is still increasing.
Herts Tool Hire reviewed the data from the HSE (and produced the above infographic), looking at the impact of non-fatal construction accidents on construction industries. Read its analysis here.
It reported that injuries and ill health cost £16.2 billion in 2018/19 – with 20% borne by employers, 22% by government and the remaining nearly 59% end up being a cost to the individuals themselves. This could be because of the high-number of sub contractors and self employed in the construction sector.
NaCSBA, the National Custom And Self Build Association has launched its first annual survey of self builders, and needs anyone that has completed their self or custom build in the last five years to help out.
The survey takes around 10 minutes to fill in – but you are performing an invaluable service to the sector and anyone that dreams of building or commissioning their own home! And to thank you NaCSBA is giving five respondents a £100 John Lewis voucher!
We all know that data is king – but NaCSBA uses this data in its discussions with government as it works to create more opportunities for businesses and people wanting to self build. It has had phenomenal success to date – from the Right to Build legislation to the government-commissioned Bacon Review of Custom and Self Build, but needs your help to compile a more robust – and ongoing set of data.
This need for solid data was recently stressed in a recent report by Places for People and Cambridge University, the Economic Review of Self Build and Custom Housebuilding, and the survey is a first crucial step in meeting this need for facts and figures.
Please take the time to fill in the survey, and share with anyone you know that may have completed their own project in the last five years.
You can copy the link and email to your friends: https://www.surveymonkey.co.uk/r/NaCSBA2022
