Starting Your Self-Build Journey – From Research to Plot Purchase

The UK is seeing a steady rise in people embracing the self-build route to create their dream homes. The process is exciting, but also complex, especially if you are starting from scratch. Here is my personal guide to laying a solid foundation for your self-build project.

(Source: pixabay.com)

1. Do Your Research Properly

Just like any house needs solid foundations, your self-build project needs solid research. Attend self-build exhibitions and events like those run by Homebuilding & Renovating, Grand Designs, Future Build and BuildIt. These offer invaluable insights into the design, planning and building process.

Before you start anything, really think about what you want your self-build project to achieve. Clarify your goals, needs and budget. Define your must-haves vs. nice-to-haves and keep your timeline realistic.

2. Build Your Dream Team

   
   

Despite what Grand Designs might suggest, self-building doesn't mean doing everything yourself! Unless you are a trained architect or experienced builder, you will need professional help. Having a good Project Manager can save you serious time and money by handling things such as finding land and designing and constructing your home.

As a minimum, you will need:

• An Architect,

• A Structural Engineer, and

• A Planning Consultant.

  
  

If your site is challenging then consider adding a Geotechnical Engineer and a Topographical Surveyor. If you are getting bank funding, you will also need a specialist Mortgage Advisor.

Hire professionals who specialise in self-build projects, rather than general architects. If you are aiming for an energy-efficient home or a Passive House, find an architect with specialist knowledge in eco-design - their input can save money and improve energy performance long-term.

3. Create a Solid Brief

Your design brief is absolutely crucial – it is the foundation your architect will work from. Take plenty of time to get this right, as rushing it can derail your entire project.

Think of your brief as a living document that starts with your wish list of priorities. At the very least, include basics like how many rooms you need and architectural styles you like or dislike.

Consider how your family will actually live in the space. Do you all gather in the kitchen while dinner is being prepared? Do your children need homework space? Understanding these daily patterns will help create a home that truly works for you.

Remember to stay flexible - your brief will evolve as the project progresses and not everything will go according to your original plan.

4. Find the Right Plot and Navigate Planning Permission

   
   

It is tempting to get carried away designing your dream home before you have a plot but resist that urge! Focus on finding the right piece of land with appropriate planning permission first. Only then should you work with architects on design. There is nothing more disappointing than having an amazing design with nowhere suitable to build it.

Understanding planning permission is absolutely crucial to your self-build success. There are several types of planning permission you might encounter:

• "Outline planning permission" establishes that development is acceptable in principle but requires further "reserved matters" applications for specific details.

• Other plots might have "full planning permission" with detailed plans already approved, though you will likely want to modify these for your own design.

Local planning authorities each have their own Local Plan that outlines what kind of development is permitted where. Before purchasing any plot, research the relevant policies for that area. Some regions are more self-build friendly than others and rural areas often have stricter regulations than urban ones.

Also, register on your local authority's Self-Build Register. This is essential if you want access to future self-build opportunities.

For finding plots, I recommend registering with Plotfinder, which has the UK's largest selection of available sites. Local estate agents with land sale experience are also worth contacting.

Do not be afraid to try more creative approaches too - putting "Land Wanted" ads on social media, distributing leaflets, or even directly approaching farmers about selling a portion of their land.

Once you find a promising plot, get it properly surveyed, especially if it doesn't have planning permission. Always check boundaries to avoid neighbour disputes later.

If suitable plots are scarce or expensive in your area, consider joining a group self-build project on a larger plot - it can be more affordable than going solo.

5. Master the Planning Process

   
   

Planning permission can feel intimidating but breaking it into steps helps:

• Get Pre-Application Advice: before submitting any formal application, invest in pre-application advice from your local planning authority (LPA). This typically costs between £100-£500 but can save you thousands in the long run. You will get feedback on your proposals before committing to a full application, helping you understand any potential issues early.

• Know Your Local Planning Policies: every LPA has a Local Plan that sets out development policies for their area. Spend time reading the sections relevant to your plot - look for policies on design, housing density, environmental considerations and any specific local requirements. This document is your roadmap to what planners will be looking for.

• Get Your Neighbours Onside Early: planning objections from neighbours are one of the main reasons applications get delayed. Visit your potential neighbours before submitting your application. Show them your plans, listen to their concerns and see if you can address any issues in your design, prior to formally submitting any application.

• Hire a Planning Consultant: your planning application needs to demonstrate how your proposal complies with local and national planning policies. A planning consultant will prepare a planning statement that addresses policy requirements and pre-empts potential concerns.

• Submit a Complete Application: nothing delays planning applications like missing information. Work with your architect and planning consultant to ensure everything required is included in your initial submission. Check the LPAs validation checklist religiously.

• Stay Engaged During the Process: once submitted, do not just sit back and wait. Monitor your application's progress online and be prepared to make minor amendments if needed. Most councils have target response times but complex applications often take longer.

Coming up in Part 2:

In the next blog post, we will dive into budgeting, materials eco-design and how to keep your build on track once construction begins.

--

If you would like expert guidance to navigate the complex world of self-build planning and development, contact Bluestones Planning by calling +44 1235 766825 or emailing admin@bluestoneplanning.co.uk. Our experienced team specialises in helping self-builders successfully navigate the planning process, from initial site assessment through to securing planning permission.