Self build - obtaining land

JJPA

Hope this is an okay place to ask this.

We're in the process of looking for a new family home, but having been searching and searching for some time now we've yet to find anything quite suitable. I think it's probably fair to say that we have ideas and expectations which don't quite reflect our budget, which I guess is only natural.

Anyhow, one alternative that we've been tentatively considering is a self build option. Now, I would openly admit that DIY skills are not a strength of mine, nor would I necessarily feel confident project managing myself however I have come across firms offering semi-bespoke packages which offer project management as an option (albeit not necessarily a cheap one).

We're in a fortunate position financially, in that we would be able to fund the lions share of the land and build cost without a mortgage. Whilst that goes some way to sovling one particular headache, one part I'm particularly uncertain / nervous about is obtaining the land on which to build.

My understanding is that there are two basic options:

1. Buy land with planning permission, however this permission is specific to a pre-determined design and scale and wouldn't permit us to build the house we wanted.
2. Buy land without planning permission, but then risk either loads of hassle obtaining planning permission or alternatively failing to obtain it at all.

So my question is, is my basic understanding right and if so, is there a way to build a bespoke or semi-bespoke property without taking a huge punt on the land?


Thanks!

bris

Buying land without planning permission is a huge gamble, simply because if anyone is selling land the first thing they do is see if it can get planning permission because that is where the premium prices are with land.




Even if you did find a bit of land without planning permission it could take years to get permission if at all.
A plot with outline planning permission would be your best bet, this gives you more what you can build rather than the design already with the plot and you can work with the planning department to give you more freedom to what you want. Good land comes at great expense now though so be prepared to pay a premium for the right location.


Project managing the build isn't as hard as you might think, a good architect can take you through the stages and tbh they also have good house builders that they can recommend to get the job done. The architect is the key, they do it day in day out doing your homework should be on getting the right architect.

PasturesNew

1b. Buy land with PP that looks "kind of OKish" .... and hope that you can get the plans changed to suit your needs. You can speak to the planning people to see.

In short, if they gave PP for a 2-bed bungalow, you won't get a 4-bed house approved ... and vice versa .... but every area's different.

You see people on Homes Under the Hammer that do it - buy a plot with the PP, but hate the PP.... and put in for a change. Most get it, some don't.

Doozergirl

I'd agree with PN. You can change what you have permission for; you want the existing planning permission to be of similar proportions to what you have in mind, for an easier life.

We bought what we hoped would be a plot. It took us four years to get permission. It was unbelievably stressful.

Davesnave

There's another option that's been exercised near me a few times recently, which is to buy a non-traditional construction property on a good plot, demolish and re-build.

Currently, there's a 4 bed dormer property going up where there was a small Woolaway bungalow a year ago. I was surprised the planners allowed this, but the plot size is over an acre and the bungalow had no visual merit.

In the countryside, there's also the option of converting a redundant agricultural barn under relatively new legislation, which some local authorities are only just beginning to understand (!) These tend to be quite expensive, as they often come with a few acres, and there may be further constraints not encountered with straightforward house building.