I am looking at buying some land so I can build my own house – will I get planning permission?
Many people now consider buying land with a view to building their own home. Small sites in rural or countryside locations are often particularly attractive, offering an opportunity to live affordably in more natural surroundings.
Obtaining planning permission can however be extremely challenging. Paragraph 84 of the National Planning Policy Framework (NPPF) places a strong emphasis on avoiding the development of new isolated homes in the countryside (i.e. remote from a settlement) unless:
- there is an essential need for a rural worker, including those taking majority control of a farm business, to live permanently on or near their place of work (n.b. keeping animals as a hobby will not satisfy this criteria);
- it would enable a heritage asset to be restored;
- it would involve the re-use of redundant or disused building(s) and enhance its immediate setting;
- it would involve the subdivision of an existing residential dwelling;
- it would be of exceptional design quality in that it:
- is truly outstanding, reflecting the highest standards in architecture, and would help to raise standards of design more generally in rural areas; and
- would significantly enhance its immediate setting, and be sensitive to the defining characteristics of the local area.
Only where one or more of the above special circumstances apply will your local planning authority consider the granting of planning permission for a new isolated home in the countryside.
In designated areas such as National Parks, National Landscapes (previously Areas of Outstanding Natural Beauty), World Heritage Sites and Green Belts development is particularly stringent and restrictive. The NPPF provides further information on these issues.
What other things do I need to consider?
Once you have established whether your new isolated home in the countryside satisfies national policy, you will then need to find out what local planning policies apply.
The Local Plan for the area (and Neighbourhood Plan if there is one) will contain detailed information – usually in the form of criteria-based policies – about what issues you will need to consider in order to demonstrate your site is suitable for a new home. Considerations usually include the provision of safe road access, the design and appearance of the new home, energy efficiency, any relevant environmental and landscape constraints, utilities and the provision of services such as water, electricity, sewage and the internet.
Before applying for planning permission, it is advisable to seek pre-application advice from your local planning authority. This is usually a paid-for service but can highlight potential issues at an early stage, saving you time and money in the long run.