Finding a self-build plot
It’s the starting point to any self-build dream. Here’s what to consider when plot hunting
You may be fortunate enough to have a plot already at your disposal — a large side garden, for instance, that could accommodate a new home. However, for many would-be selfbuilders, the process begins with finding a suitable building plot.
It’s important to approach plotfinding with an open mind. Rarely does a flat plot of land, adjacent to open countryside in a picture-postcode village, present itself (without a high price tag to suit, of course). Self-build plots come in all shapes and sizes. Typical plot ‘types’ include:
Garden plots. As the name suggests, a garden plot may be a large side or front garden on which the owner has sought planning permission to build a new house. Greenfield plots are areas of previously undeveloped land. A greenfield site is often a parcel of land in an urban area or village that occupies a ‘gap’ in the streetscape.
Brownfield land. This term applies to land that has had a previous planning use that may have ceased. It could be a redundant warehouse or an old garage, for instance. Challenges could include contamination, which can be costly, which should be reflected in the price.
Serviced plots. Increasingly, local authorities and private companies are bringing plots to the market with services such as roads and sewers already taken care of. These are serviced plots and in many cases service supplies will be connected into the plots. The developer of the land may then offer the plots for custom build homes with varying levels of design involvement from the prospective homeowner. This can be a great way to get a bespoke home, particularly if you hope to be relatively hands-off, but the rub is that there is generally a more restricted design process.
Replacement builds. When looking for a plot on which to build your dream home, don’t limit your search to looking for land. In high-value areas in particular, such as the South East – where this approach can perhaps make more financial sense – widen your search to include dated houses and bungalows, which could be prime candidates for replacement. The key is to treat every home as just a temporary occupant of a building plot — once you get into this mindset, opportunities begin to present themselves.
What makes land a building plot?
A piece of land is not a building plot until planning permission is granted. Access is another key requirement for unlocking the land’s potential (more on which later).
If you do identify land with the hallmarks of a potential building plot (for instance, it doesn’t fall outside the settlement boundary or contravene other national and local planning policies), there is nothing to stop you applying for planning permission, even if you do not own the land. If you do opt for this route, ensure you have a contract in place with the owner to ensure you can purchase the plot for an agreed sum if you do successfully obtain planning permission.
More commonly, you will have purchased a plot with outline or full planning permission already in place. The good news is, you can re-apply for planning permission for a design which more closely resembles your dream home. That said, the existing design and planning history of the plot should give you a good clue about the likely success of, say, increasing the approval from a bungalow to a two-storey home.
What to pay
The price of your plot will reflect the local housing market. Ideally, the real value of a plot should equal the end value of house minus the total build cost (visit www.homebuilding.co.uk/calculator). You should also try to factor in any ‘additional’ costs (see page 187) and put aside 10-30% of your build cost to cover any unexpected expenses.typically, self-builders pay between £100,000 and £275,000 for a plot. However, this varies across the country, with many affordable plots on offer in Scotland, while the South East and counties such as Cheshire are home to some of the UK’S most expensive building plots.
What to look out for when assessing plots l Ensure planning permission has not expired and is not about to expire when you purchase your
plot.there is no guarantee that reapplications will succeed.
Check access: When searching for a plot, keep an eye out for access. “Access arrangements to building plots should be clear and the land required to gain access should extend directly up to the adopted highway. If this isn’t possible, the land concerned should at least have a legal right to cross third party land to access the plot in perpetuity,” explains self-build expert Mark Stevenson. “The lack of a legal right of access could prevent its development or prove costly in agreeing a settlement to cross what’s known as a ‘ransom strip’.”this should be reflected in the plot’s cost, or negotiated prior to purchase.
Check for covenants: These may be restrictions, which limit the use of the land or the ways that it might be developed, or overages — obligations that ensure a previous owner benefits from future development, which may involve payment to the previous owner.
Are services on site already? In most cases it will only take a quick look to ensure services are in place, but if services are not available, then it pays to do some research into your options and the costs. In the pre-purchase and assessment stage, if there are no service connections, it’s a good idea to begin establishing the likely costs of bringing services to site. If there’s no time to get quotations, you can assess where and whether utilities are close by looking for manholes, overhead lines or access and inspection chambers. Off-mains options for heating and hot water, and drainage, are readily available. l Ensure the title deeds are ‘absolute’ rather than ‘possessory’, or negotiate on the plot price accordingly. Finally, read our in-depth guide to assessing plots online: www.homebuilding.co.uk/building-plothow-to-assess-its-potential.