Can I Build a House on my Land in London?

Building a home on your own land is a dream many people share. The ability to customise every aspect of your living space and create a place that perfectly suits your needs and desires is undeniably appealing. However, before you can embark on this exciting journey, there is one crucial hurdle to overcome: obtaining planning permission. Without it, your dreams will remain just that – dreams.

In this comprehensive guide, we will explore the intricacies of obtaining planning permission in the UK from the perspective of an experienced architect with 20 years of experience in a small, contemporary design-led architecture studio. With a focus on low energy and low embodied carbon designs, we understand the importance of sustainable and environmentally friendly solutions in today’s world.

Whether you are considering building on backland sites, Green Belt land, agricultural land, or brownfield plots, we will delve into the specific challenges and considerations associated with each type of development. By providing valuable insights and practical advice, we aim to empower you with the knowledge needed to navigate the planning process successfully.

Section 1: Understanding Planning Permission

Before delving into the intricacies of specific types of developments, it is crucial to understand the concept of planning permission itself. Planning permission is essentially the agreement granted by your local authority to allow you to develop land for a building project or a change of use. Local authorities closely monitor all developments to ensure they align with their standards and vision for the area.

The National Planning Policy Framework (NPPF) provides guidelines to all local authorities, which they adapt and customise based on their specific circumstances. In most cases, obtaining planning permission is a requirement when creating a new home, whether it involves building from scratch, extending an existing building, or subdividing it to create additional living spaces.

While some home improvements may not require planning permission, it is essential to understand the procedure to maximise the chances of success. Typically, full planning permission is necessary for new dwellings, including self-contained annexes or entire blocks of flats.

Section 2: Building on Backlands

Backland development refers to building on land that is not visible from public areas, such as roads, and is usually located in already developed areas. This type of development, also known as urban infilling, can include building on a garden plot or a piece of back garden land. Backland development can be carried out by individual homeowners looking to capitalise on their land or by groups of homeowners collaborating on a development.

While backland development has faced opposition and criticism, it can be a viable solution for increasing housing stock in urban areas. If you are considering developing your back garden land or building on your property grounds, several crucial questions need to be addressed:

1. Is road access available? Easy access to the public highway is ideal for any building plot. If direct access is not possible, having a quick path under your control can still be acceptable.
2. Will the new building impact neighbours negatively? It is essential to consider factors such as blocking light or affecting neighbour’s’ privacy. Maintaining good relations with your neighbours and accommodating their concerns can significantly impact the success of your planning application.
3. Does your development include off-road parking? Unless your property is located in a town centre or near a train station, local authorities will likely expect you to provide dedicated off-street parking spaces.
4. What is the ecological impact of your development? Trees and local ecology must be considered when seeking planning permission for backland development. Conducting an ecological survey to assess the potential impact is often necessary. In some cases, compensatory measures, such as planting new trees, can help offset any negative effects on the natural environment.

To ensure the success of your backland development, careful consideration of local planning policies, architectural design, and collaboration with professionals experienced in this type of development is crucial. By addressing the concerns of both the planning department and the local community, you can increase the likelihood of obtaining planning permission without significant obstacles.

Section 3: Building on Green Belt Land

Building on Green Belt land remains a contentious topic in the UK. While preserving the countryside and protecting nature and wildlife are valid concerns, certain exceptions exist that allow for development on Green Belt land. Understanding these exceptions is crucial if you wish to build your dream home or develop a housing project in a Green Belt area.

Green Belts are designated zones surrounding major cities, towns, and urban settlements with the primary purpose of preventing urban sprawl. However, not all Green Belt areas are idyllic open spaces; some include already built-up areas. It is important to distinguish between Green Belt land and other protected areas, such as Areas of Special Scientific Interest (SSIs), Areas of Outstanding Natural Beauty (AONBs), ancient woodlands, listed buildings, and flood risk zones.

Certain circumstances may lead to a successful planning application for Green Belt land:

1. Previously developed land: Some Green Belt land has already been developed. If you can demonstrate that your new buildings will have no more impact on the Green Belt than what was previously there, you have a good chance of obtaining planning permission. Agricultural buildings are not considered previously developed land, although there is a permitted development right to convert barns and stables into homes.
2. Infill developments: Building in gaps between existing properties in villages can be successful if it has minimal impact on the surrounding area. Such developments fill in spaces without significantly altering the character or landscape of the village.
3. Affordable housing provision: Meeting the need for affordable housing in rural areas can increase the chances of obtaining planning permission. If your plans align with the local housing plan and address the shortage of affordable housing, your application may be successful.
4. Exceptional properties: Under the National Planning Policy Framework (NPPF), “Paragraph 80 houses” may be granted planning permission if they enhance the appearance of the local area and compensate for any damage to the Green Belt through exceptional design and sustainability features. If you aspire to build a remarkable, environmentally sound home in a rural setting, this approach may be suitable.

Navigating the complexities of building on Green Belt land requires careful consideration of local policies, understanding the unique circumstances of the land in question, and developing designs that respect the surrounding environment. Consulting with architects experienced in Green Belt developments can help you craft plans that align with local requirements, increasing your chances of obtaining planning permission.

Section 4: Building on Agricultural Land

While many people perceive agricultural land and Green Belt land as similar, the distinction is essential. Agricultural land serves the purpose of food production and other agricultural activities. However, with farming on the decline in the UK, some agricultural land is no longer operational, opening up opportunities for residential development.

Building on agricultural land is not a straightforward process, and it is crucial to understand the challenges involved. The cost of agricultural land without planning permission is significantly lower than that of comparable plots with planning permission. However, assuming that purchasing agricultural land, obtaining planning permission, and making a fortune is a straightforward path is a high-risk gamble.

To increase your chances of success when building on agricultural land, consider the following steps:

1. Research local housing policies: Understanding the local council’s policies on housing, especially those addressing the housing shortage, can provide insights into sites where development is likely to be approved. If your land is on the edge of a town or within a strategic development area, it may have a higher chance of obtaining planning permission.
2. Participate in the call for sites: Local councils periodically review their local plans and call for sites to be submitted. This process stimulates landowners and developers to propose potential development sites, including agricultural land. Preparing your land in advance by working with an architect specialising in agricultural property development can ensure you are ready to submit your site during the call for sites process.
3. Assessment and local plan review: The council will assess the submitted sites through several stages to determine the most suitable options that align with environmental, economic, and social considerations. The selected sites will be included in a draft document as part of the local plan review, and public input will be sought to determine the best options.

Building on agricultural land requires careful consideration of local planning policies, economic viability, and the long-term sustainability of the proposed development. Engaging with planning consultants who specialise in agricultural land development can provide valuable guidance and support throughout the process.

Section 5: Building on Brownfield Land

Building on brownfield land is gaining attention as a potential solution to the housing crisis. Brownfield land refers to previously developed land, encompassing a wide range of sites beyond abandoned factories or wastelands. However, it is important to note that brownfield land does not automatically mean unused or environmentally degraded areas. Many previously developed sites can still possess natural value and require consideration of ecological impact and heritage preservation.

Advantages of building on brownfield land include:

1. Planning policy considerations: Planning applications for brownfield sites can often be more straightforward due to the recognition that previously developed land is suitable for development. However, this does not eliminate the need to address other factors such as access, parking, neighbour’s’ concerns, and ecological impact.
2. Availability of land: The National Housing Federation’s comprehensive map provides a valuable resource for identifying brownfield sites across the UK. Investing in property development on brownfield land can offer opportunities to transform underutilized spaces into vibrant communities.

Building on brownfield land requires careful assessment of the site’s suitability for residential use, including access, infrastructure, ecological impact, and local planning policies. Collaborating with architects who understand the intricacies of brownfield development can help you navigate the planning process effectively.

Conclusion

Building your dream home on your own land is an exciting prospect, but it comes with the challenge of obtaining planning permission. By understanding the specific requirements and considerations associated with different types of developments, you can significantly increase your chances of success.

Whether you are exploring backland development, Green Belt land, agricultural land, or brownfield sites, it is crucial to work with professionals experienced in the respective areas. Architects and planning consultants can provide invaluable guidance, ensuring your plans align with local regulations, address ecological concerns, and respect the surrounding environment.

At RISE Design Studio, we are a RIBA chartered architecture practice with extensive experience in residential extensions, conversions, and new builds. Our focus on low energy and low embodied carbon designs aligns with the growing emphasis on sustainability and environmental responsibility. 

If you are considering building on your own land, we are here to help you navigate the complexities of planning permission and turn your dreams into reality. Get in touch with us today to discuss your project.

If you would like to talk through your project with the team, please do get in touch at mail@risedesignstudio.co.uk or give us a call on 020 3949 8471

RISE Design Studio Architects company reg no: 08129708 VAT no: GB158316403 © RISE Design Studio. Trading since 2011.