In collaboration with Mark Doodes Planning (MDP).
Planning Permission for a Self Build
Introduction
Planning permission is required for most new homes. The planning system determines whether a house can be built on a particular site and, if so, what form it should take.
If your plot already has planning permission, you should carefully check exactly what has been approved and whether the permission is still capable of being implemented.
If the land does not have planning permission, we strongly recommend obtaining professional planning advice before you commit to buying it. A site that looks ideal for a self build may have planning, environmental, highway or other constraints that make obtaining permission difficult.
A planning consultant can assess the site and explain the opportunities and risks before you spend money on buying land or preparing detailed designs.
Do you need planning permission for a self build?
Most new self-build homes require planning permission. There are some exceptions, including certain forms of permitted development, but these are limited and do not generally allow a new standalone house to be built wherever you choose.
It is important to research the planning history of the plot and the policies that apply to it before you proceed.
The fact that neighbouring properties have been built nearby does not necessarily mean that your site is suitable for development. Each site is assessed on its own circumstances.
Professional advice at this stage can save considerable time and money later in the project.
How to get planning permission for a self build
Your local planning authority (LPA) is responsible for deciding planning applications.
Before submitting an application, you should research the site's planning history, the Local Plan, national planning policies and any relevant constraints.
It is also worth looking at planning applications and appeals for similar sites nearby. Both successful and unsuccessful applications can provide useful information.
However, researching a site yourself can only take you so far. A planning consultant can bring together the various policies, previous decisions and site constraints and provide a clear planning strategy for your particular project.
Creating a successful application
A good planning application should explain why the proposed house is appropriate for its location and demonstrate that relevant planning issues have been properly considered.
Research
Research the planning history of the site and surrounding area and understand the policies that apply to it.
You should also identify potential constraints such as flood risk, ecology, trees, landscape, heritage, highways and drainage.
A professional planning appraisal can help identify these issues before you commit to detailed designs or expensive surveys.
Drawings
Your application will need accurate drawings showing the proposed development.
An experienced architect or designer can help develop a design that responds to the site and local character and meets the LPA's requirements.
We also recommend involving your planning consultant early, so that the design and planning strategy develop together rather than treating planning as something to deal with once the drawings are finished.
Reports
Depending on the site, you may need specialist reports or surveys covering matters such as ecology, biodiversity, trees, drainage, flood risk, highways, landscape or heritage.
A planning consultant can advise you on which issues are likely to be important and which reports are actually required, helping you avoid unnecessary expenditure.
Pre-application advice
Many LPAs offer a pre-application service, allowing you to obtain the Council's initial views before submitting a formal application.
This can be useful, but it is not a guarantee that planning permission will subsequently be granted.
If you are considering buying a plot, we recommend obtaining independent planning advice before purchasing the land, rather than relying solely on the Council's pre-application service.
A planning consultant can assess the site first, identify the key planning issues and help you decide whether a pre-application enquiry or planning application is the best next step.
Who can help?
A successful self build usually involves a team of professionals, including designers, town planners, architects, engineers and specialist consultants.
Planning consultants
A planning consultant can assess whether a site has realistic development potential, advise on planning policy, identify constraints and develop a strategy for obtaining permission.
They can also manage the planning application process and liaise with the LPA on your behalf.
When choosing a planning consultant, look for relevant experience and, where appropriate, the MRTPI qualification after their name.
Getting professional planning advice at the beginning of your project can be one of the most valuable investments you make.
Architects & Designers
Your architect or designer will develop the design and prepare the drawings needed for your application.
The best results are usually achieved when your architect or designer and planning consultant work together from the outset.
Factors to consider
Getting planning permission isn't simply a question of whether the Council likes your proposed house. The planning authority will consider the proposal against national and local planning policies and the characteristics of the site.
The area
Different locations have different planning policies.
A site within a settlement may have very different prospects from an isolated site in the countryside. Green Belt, National Landscapes, conservation areas and other designated areas can also have additional planning considerations.
The Council's housing land supply position can also be relevant to the assessment of new housing proposals.
The design
The design of your home should respond to its surroundings and the characteristics of the site.
A planning consultant and designer can work together to ensure that the design responds to the planning policies and constraints affecting your particular plot.
Sustainability
Energy efficiency and sustainability are increasingly important considerations in new homes.
Your designer can incorporate measures such as high levels of insulation, renewable energy, sustainable materials and low-carbon technologies.
Plot suitability
The physical characteristics of the plot are crucial.
Flood risk, drainage, access, ecology, trees, landscape, heritage and ground conditions can all affect whether development is possible.
This is why we recommend having a site assessed by a planning professional before you purchase it.
Your neighbours
Neighbours will normally be consulted on a planning application, but objections only carry weight where they relate to relevant planning considerations.
Issues such as overlooking, loss of privacy, unacceptable loss of light, highway safety and impacts on trees may be relevant. A neighbour simply objecting to the principle of development does not, by itself, mean that planning permission should be refused.
How much does a planning application cost?
The cost depends on the type and scale of development and the local planning authority's current planning fee. However, the Council planning application fee is only one part of the cost. You may also need to budget for professional planning advice, architectural drawings and specialist reports. A typical planning application will cost around £12,000-25,000 with the main variable being how many reports are needed for a given site and also your own tastes and preferences in terms of design. For example using a RIBA Architect will be more costly than apply in outline and avoiding these costs.
Obtaining professional advice at an early stage can help you understand the likely costs before you commit to the project.
Type of planning permission
Outline Planning Permission
Outline permission can establish whether a site is suitable for a new home without agreeing every detail at the outset.
Some matters can be reserved for a later Reserved Matters application.
Whether outline permission is appropriate depends upon the circumstances of the site and what you are trying to achieve. In general terms, outline defers cost to later in the process but will take longer than applying in Full at the outset. For this reason Outline is often favoured by planning consultants to may direct your funds toward reports rather than design spend.
Full Planning Permission
A full planning application considers the detailed proposal, including the design, layout, access and other relevant matters.
For some individual self-builders, a full application will be the most appropriate route, but this should be considered on a site-by-site basis and with the benefit of advice.
How long will the process take?
The statutory determination period for a typical householder or minor planning application is normally eight weeks, although most applications take longer. Allow 3-5 months.
The preparation stage can take considerably longer, particularly where ecology surveys, specialist reports or design changes are required.
Allow plenty of time for planning when budgeting and scheduling your self build.
What to do if your planning permission is refused
A refusal does not necessarily mean that your project cannot proceed.
You may be able to amend the proposal and submit a new application, or appeal the decision to the Planning Inspectorate.
Before deciding what to do, we strongly recommend speaking to a planning consultant.
An experienced planning consultant can review the Council's reasons for refusal, assess the prospects of an amended application or appeal, and advise you on the most cost-effective way forward.
Right to Build scheme for self builders
The Right to Build scheme requires local authorities to maintain a register of people who are interested in building their own homes and to have regard to that demand when considering the provision of self-build and custom-build housing.
If you are interested in building your own home, it is worth checking your local authority's self-build register and registering your interest where appropriate.
Get professional planning advice before you buy
Planning permission can be one of the biggest risks involved in buying land for a self build.
Before committing to a plot, consider getting professional planning advice to establish whether the site has realistic development potential.
Note from author.
Mark Doodes Planning specialises in advising self-builders and landowners on the planning potential of individual sites. We can assess your proposed plot, identify the key planning opportunities and constraints, and advise you on the best route towards planning permission. Budget for around £1000 for initial input. Use discount cost NSBRC26-10 in your initial email for a 10% discount off the initial assessment.
For more information about self-build homes, please explore the NSBRC's other Guides, Courses, Workshops and Shows.
Last updated August 2026.
