planning application Archives - Page 2 of 3

Assessing Ground conditions for self-build project

Are groundworks suitable for construction?

When you are looking at developing a building plot, there are many aspects to the ground that you may not be able to see from simply looking at the lie of the land. You can’t see if any services or utilities, such as electrical cables or drainage, pass under the ground surface. You can’t tell if the land is likely to flooding – unless it is currently covered in water – and you can’t easily assess whether the ground conditions are suitable for self-build. Most of these points will need further investigation, either by a specialist land surveyor or by officials who will examine land deeds and the geological history of the site.

Mitigating against flooding

Flood risk is a combination of two factors – the probability and the potential consequences of flooding from all sources. This can include rivers, the sea, directly from rainfall on the ground surface and rising groundwater, flooded sewers and blocked drainage systems, or from overflowing reservoirs, canals or lakes.

Self-building on solid ground

When it comes to flood plains, flood risk and other water-related land problems (such as coastal erosion), the UK government has legislation in place. The National Planning Policy Framework sets strict tests to protect people, property and developers from flooding. All local planning authorities are expected to follow this. Where the tests for suitability are not met, the policy is clear that new development should not be permitted. The main steps are designed to make sure that if there are better sites in terms of flood risk, or a proposed development cannot be guaranteed to be made safe, it should not be permitted.

Land stability is a crucial aspect of any development – some would say the singular most important factor! The government also has clear advice to ensure that ground conditions are suitable for development and how to avoid risks caused by unstable land or subsidence. Land instability can cause an array of problems, including landslides, settlement and ground heave. Failing to deal with instability from the outset can have serious consequences, with the considerable chance of financial and actual damage to human health, local property and its associated infrastructure, and the wider environment, especially if compensation claims are involved.

Planning authorities have an important role to play in considering land stability. They do this by minimising the risk and effects of land stability on property, infrastructure and the public, by helping to ensure that developments don’t occur in unstable locations, or without appropriate precautions. Local planning authorities work with other organisations when it comes to land stability – these include obvious ones such as Building Regulations, but also more specialised ones, such as the Coal Authority (due to public safety risks caused by past coal mining activities), depending on the circumstances.

Prepare to investigate ground conditions

A preliminary assessment of ground instability should be carried out at the earliest possible stage, before any detailed planning application is prepared. If required, information about land stability can be found in geological information held by the planning authority’s own information (including building control records, which may contain previous surveys and records of previous events), local libraries and archives, and information about land usage contained in the National Land Use database, the British Geological Survey (including the national dataset on landslides and mapping and borehole records) and coal mining records held by the Coal Authority,

Where needed, a land stability risk assessment report will present all information obtained from investigations prior to the commencement of any development. All areas of the UK are different. Some soils can be dominated by clay or sand, and especially in Cheshire there is a lot of sandstone rising to the surface. This can be very useful for stability, but a hindrance when it comes to excavation and drainage. The type of land you are developing may have an impact on the type, size and shape, and design of your proposed project, so finding out exactly what lies beneath the surface is an important part of the preparation process.

Interested in building your own home? Talk to us about our complete self-build package.

Growing problems – the pitfalls of on-site trees and TPOs

Just because a tree is sited on a plot of land under your ownership, it doesn’t necessarily give you carte blanche to do as you like with the tree, including trimming it or removing it from the site altogether.

Whenever we see a new site, we always take note of the position of any trees in the vicinity. Trees can form a great backdrop to a property – and used well they can become part of the exterior landscaping – but they can also cause a variety of problems. Just because a tree is sited on a plot of land under your ownership, it doesn’t necessarily give you ‘carte blanche’ to do as you like with the tree, including trimming it or removing it from the site altogether.

Trees: protected species?

Trees in UK conservation areas are especially protected, but many trees have a variety of protection ‘rights’ when it comes to their existence. Chief among these is a tree preservation order, or TPO. These have been part of the Town and Country Planning Act in the United Kingdom since their introduction in 1947. Scotland has its own rules, but current tree preservation orders in England and Wales are made under the Town and Country Planning Act 1990 and the Town and Country Planning (Tree Preservation) (England) Regulations 2012.

The importance of registered documentation for trees

A TPO is decided by the local council’s planning authority to protect specific trees, for specific reasons in a designated area – be it in a garden, a roadside verge, part of woodland, or other rural feature. This is done to protect them from damage, if those trees are deemed to be an important amenity to the area, including older trees that are thought to be of historical or cultural significance. TPOs make it illegal to fell, lop, top, uproot or otherwise interfere or damage trees, without the express permission of the local planning authority – although different TPOs have different levels of protection with some permissions. Any details about TPOs on a land purchase will show up on the registered documents and should be checked as to what level of protection the trees have.

If a tree with an order on it is damaged, a local authority can bring a successful prosecution if it can show sufficient evidence. This includes evidence that the tree was protected by an order at the relevant time, or was sited in a conservation area. It will also have to establish culpability, beyond reasonable doubt. As a defence, in general it’s no excuse for the perpetrator to claim ignorance of the existence of an order. However for any prosecution to take place, the local authority should be clear that a valid order exists and that the tree in question was protected by it.

Exceptions to the rule for trees

There are a number of exemptions too. These include the felling or trimming of dead or dangerous trees to make them safe. The onus or responsibility here is on the person who authorises the work to prove that the tree was dead or dangerous. This can of course cause debate if the tree is felled and removed, as no proof remains of its current condition. Normally its state is decided by a report by a qualified operative before the work is carried out. There has been a great deal of storm damage across Cheshire and the North West in the last few months and it has become commonplace to see council highway staff felling, making safe and disposing of storm-damaged trees, some of which have fallen across roads and through services, such as telecommunication wires.

Other TPO exemptions include any work approved by the Forestry Commission under a felling licence or other approved scheme, or where there is an obligation under an Act of Parliament – e.g. to safely maintain a public highway for public use. Work can also be carried out at the request of certain agencies or organisations, which are specified in the order. There may also be an exemption to allow work to fruit trees which are cultivated in the course of a business for fruit production – providing the tree work is in the interests of that business. This means that all fruit trees are not automatically exempt, unless they are being actively used for a commercial enterprise business based on fruit production.

Permitted developments

Importantly from our perspective, tree works can be carried out where there is a direct need to work on the tree to allow a development for which detailed planning permission has already been obtained. This means that if, as a developer, you can present a convincing case for the trees to be removed, then you can address this before any development takes place.

If trees are protected to the extent that their removal is not permitted, then an imaginative designer can incorporate onsite trees into the overall landscaping finish. There is an appeals process too, where you can apply to a local authority to carry out work on a tree with a TPO, so there are many options available as a landowner and/or developer. Trees on site must be kept in mind at the design stage and also if their position will hinder or impede access or construction of the proposed project.

If you dream of building your own home, contact CB Homes to find out how we can help you.

Rights and boundaries to a plot of land: Know your limits

If we are looking at buying a plot of land or we want to sell our land at any point, we need land borders to be clearly defined. It’s often when a land sale takes place that changes to boundaries come to light – but by then it may be too late to do anything about it.

How to identify boundaries of a plot of land

Registered land ownership

Land registers are where a plot’s extent is recorded, but the real world is seldom like line drawings, plans and maps. HM Land Registry will tell you exactly who owns a piece of land, but the exact perimeter may still be up for discussion or heated debate. Fences are erected, walls are built and hedges and trees grow. Over time, the borders between properties can become blurred and the exact point where one starts and another ends can be difficult to see.

In England and Wales, often there’s no record of the exact boundary between neighbouring properties, or who owns a division such as a hedge, party wall, fence or tree (party walls are walls which you share with your neighbours in a terrace or semi-detached, but they can continue outwards to become boundary walls). Boundaries are set by the deeds of the property. You can contact the Land Registry to get the exact boundary determined, but if your neighbour disagrees with you on where it is, this can be an expensive and time-consuming process.

Pushing the boundaries

Usually, a change of land ownership will have to be done with a sale of the land. But there are instances when land ownership can change subtly, like when someone moves a fence when a new set of panels are fitted and pinches a few inches of land. If this is done blatantly, it can amount to a foot or a metre. And if you don’t complain – or even notice it, there may be plants for example obscuring it – for a period of time, they could then legally claim to be the owners and occupiers of the land. That’s when things get complicated, as you have to prove that the strip of land now on their side of the border used to be yours. A dispute of this kind can prove costly and often take years to resolve, which is no help if you are looking to sell your land in the interim.

Adverse possession

This type of land ownership is called ‘adverse possession’, where land is stealthily appropriated for longer than 10 years by someone other than its owner. It happens more often in rural areas, where boundaries are less clearly defined, and often happens when gardens border onto fields, hedgerows, heath or moorland, or parcels of woodland. The area at the bottom of the garden can become adopted as the landowner’s own – garden waste and grass cuttings might be dumped there, for example, which enables the perimeter to creep into the farmland. You sometimes see this type of encroachment on canals too, where narrow boats with more established moorings begin to set down roots on the riverbank, with the pitching of tables and chairs, etc. Eventually the encroachment becomes permanent and part of the landowner’s property.

Rights of way

Another challenge to land ownership can be with shared spaces and ones that grant rights of access. A shared garden or courtyard is everyone’s to use and so cannot be sold as part of a single property. Any owner would have to understand that outdoor space was a shared commodity. This includes shared driveways too.

Often a piece of land has a granted access to the public. People have a right to access land for walking, or certain other leisure activities. The public always have access to public roads and pavements (this includes narrow lanes and unnamed roads, if they are not private) or public rights of way, for example footpaths or bridleways. People can exercise their ‘right to roam’ on open access land, including mountains, moors, heaths, downs, common land and some land around the Coast Path too.

You can also access private land if the land used to be a public right of way in the past (you can check this on old maps and documents), the land has been accessed by the public for at least 20 years and nobody has asked them to stop, or the landowner has granted ‘permissive access’. Any access points will need to be clearly defined, so that access doesn’t become trespass. This will all need to be stated clearly however when the land is sold into new ownership and a professional land buyer will know what to do and where both buyers and sellers stand.

Any of these disputed or contentious aspects regarding land and boundaries can cause problems when it comes to selling a piece of land or a property with land around it. It’s always a good idea to appoint someone who knows the ins and outs of land sales and ownership. If you think the land you have has issues with its boundary or access, CB Homes can help with this. We are always on the lookout for suitable land to purchase – whether a small single plot, a large site or a redundant building with land around it. If you’d like guidance and advice on a land sale, then contact us today.

Is self-building for you?

When you want to move house and you know exactly what you are looking for, it can be very frustrating to spend weeks or even months house-hunting and not even come close to finding what you want. At the moment, demand for houses is high and supply is short so there are a lot of people wanting to move who are unable to do so. If you are looking to move house, building your own home may be an option for you to consider. Nearly a third of adults are interested in designing and building their own home. There are certainly some immediate advantages to self-building.

Your own design

If you decide to go down the self-build route, you can of course choose your own design. If you have always dreamed of living in a Georgian townhouse, an Elizabethan farmhouse or a striking, modern Grand Design, self-building might provide you with the opportunity to construct the house of your dreams.

Choosing the look of your house on the outside is only part of the appeal of building your own home. With a self-build, you can choose the layout you want too. You can choose the number of bedrooms, the number of reception rooms, the location of the kitchen and so much more. If you love open plan living, you could embrace the modern trend for a large open family living space. If you have always dreamed of a walk-in wardrobe, then you can make sure you have one – or two – included in your design. There will be some limitations to what you can have, dictated partly by your budget and partly by your building plot. However, a skilled architect can advise you on how to make a layout really work and will enure sure that the house ‘flows’ correctly.

Favourite finishes when self-building

As well as the overall design, you can choose your preferred options for all the fixtures and fittings too. From your dream kitchen and favourite flooring down to door knobs and bath taps, you can choose your colours and finishes.

Savings to be made when self-building

Self-building often allows you to incorporate features into your home that would be extremely expensive to retrofit into an older property. This is especially true when it comes to energy efficiency measures and ‘green’ considerations, which will make your home cheaper to run in the long term. With everything built to current building standards and regulations, you are likely to face lower maintenance costs than you would with an older house too.

Regardless of your budget, self-building may be an option for you. Don’t forget, self-builders can reclaim VAT on labour and building materials and Stamp Duty is charged on the cost of the land, not the value of your completed house. You will also be exempt from the Community Infrastructure Levy.

Complete self-build package

Unless you have the skills or a burning desire to undertake the building work yourself, you should rest assured that fewer than one in ten self-builders actually take part in the building work of the project. Many opt for a turnkey package such as CB Homes’ full self-build package, which includes everything from initial design, through to planning and the final build itself.

If you have always dreamed of building your own home, talk to us to find out how we can help with our complete turnkey self-build package.

CB Homes wins Bronze in What House? Awards 2021

Here at CB Homes, we are delighted to report that we have won the Bronze Award in the Best Luxury House category in this year’s What House? Awards, dubbed the Oscars of the housebuilding industry.

Our clients’ beautiful self-build project, Further Meadow, at our Swallow Close development in the village of Kingsley, Cheshire was a thoroughly deserving winner.

Here at CB Homes, we are delighted to report that we have won the Bronze Award in the Best Luxury House category in this year’s What House? Awards, dubbed the Oscars of the housebuilding industry.

Our clients’ beautiful self-build project, Further Meadow, at our Swallow Close development in the village of Kingsley, Cheshire was a thoroughly deserving winner, described by the judges as,

“A labour of love. The owners worked closely with CB Homes to create an impressive luxury home that is tailored to their lifestyle while making the most of the extensive south-westerly views across Cheshire farmland………An expansive open plan kitchen/dining/ reception forms the centrepiece of the home, cleverly cantilevered to ensure free-flowing space and uninterrupted views…..there are subtle touches of luxury throughout and each element has been carefully considered to blend with the whole, resulting in a comfortable and striking family home.”

Glittering What House? Awards ceremony

The glittering awards ceremony celebrated some of the brightest stars in the housing sector, honoured those who won their category and celebrated all the well-deserved finalists too.

The WhatHouse? Awards, now in their 41st year, shone a light on customer-focused housebuilders and housing associations, large and small, who have continued to deliver the best new homes in Britain amid the unprecedented challenges of 2020 / 2021.

The gala luncheon was hosted by one of Britain’s greatest-ever Olympians Sir Chris Hoy and renowned sports broadcaster and presenter Clare Balding

Read more about our clients’ journey to self-building their award-winning home here or watch our series of video journals tracking the whole self-build project here.

Have you always dreamed of building your own home? Have you got a plot of land suitable for building on? Contact CB Homes today to find out how we can help you.

A classically beautiful self-build Georgian home, with a very modern twist

Work on one of our latest self-build projects, a two storey Georgian countryside property, is continuing apace. This beautiful country house has a historic, Georgian aesthetic where we have managed to retain an authentic character feel but given the property a modern twist with contemporary design features.

Externally, at first glance, you may not notice some of the intricate detailing that makes this house so special.

The oversized timber frame hardwood windows have sash windows, with traditional style cords and weights to open and close them, rather than being mechanised. Despite this nod to tradition, they still have a very modern take, owing to their full matte charcoal finish. The artstone all around the house is black to match the striking feature of the windows. It provides a strong contrast with the beautiful mellow toned Cheshire brick. Our team has already predicted that this innovative design feature will become really popular when people see how fantastic it looks.

The fascias are also custom-made to match the very specific design requirements. The whole build has been very client lead in terms of the design chosen. Our clients were clear they wanted something very stand out and different, which would still blend with the surrounding Cheshire countryside. We have ensured that every element is designed to meet that criteria, while still working beautifully together as a whole.

Home to roost in a Georgian home

Environmental issues remain high priority in this build with bat boxes built in around the house, along with EV charging points to future proof the home. Internally, the bats have not been forgotten either, with traditional felt used which has a gap at ridge height to allow the bats to fly freely in and out.

Our clients were keen to make the most of the land surrounding the house. Outside, the new garage has been designed to be in keeping with the Georgian theme. It looks exactly like a traditional rural outbuilding, such as an old fashioned stable block. Usually a garage would be constructed as a single skin building but here it has been insulated throughout and heated to widen its capability and increase its functionality.

Through the keyhole

An oversized custom made hardwood front door leads inside the house. High ceilings throughout continue the Georgian home aesthetic but contemporary mouldings and architraves, including a shadow groove, again provide a contemporary twist. Unusually, we have selected black as the colour for all the internal doors, along with contemporary brass ironmongery, which makes the whole look quite opulent, yet refined. The ground floor is tiled throughout which has the effect of luxury wooden flooring but needs far less maintenance, making the upkeep easy.

Fireplaces are being constructed on both the ground and first floors. On the ground floor the fireplace is seamless so completely flush with the floor, providing a breath-taking finish to the main living area. Due to building regulations, the one on the first floor is more traditional, with a mantel and hearth.

A simply stunning handmade kitchen leads into an open plan family living space, perfect for entertaining, with three sets of French doors opening onto the front and rear gardens.

The modern requirement for home working has not been forgotten, with a sizeable office downstairs, complete with a stunning vaulted ceiling and a cosy woodburning stove.

Upstairs, the magnificent master bedroom has two Juliet balconies with wonderful views across the surrounding countryside. The master suite includes a huge walk-in dressing room and a beautiful en suite bathroom with bespoke sanitaryware, featuring brass ironmongery for a luxurious finish.

This striking home is typical of a CB Homes’ self-build project – a classically beautiful bespoke house, built to exceed modern building standards. If you have always dreamed of building your own home, contact CB Homes to find out how we can help you.

Recommendations could transform self-building

A recent report by an MP may make all the difference in getting a clear voice on the subject of self-build heard in the halls of Westminster. With the ongoing housing crisis in the UK and the simple fact that not enough houses are being built to meet demand, the Bacon Review hopes to galvanise opinion and move the self-build sector into increased activity. This could deliver between 30,000 and 40,000 self-build homes annually.

A recent report by an MP may make all the difference in getting a clear voice on the subject of self-build heard in the halls of Westminster. With the ongoing housing crisis in the UK and the simple fact that not enough houses are being built to meet demand, the Bacon Review hopes its recommendations will galvanise opinion and move the self-build sector into increased activity. This could deliver between 30,000 and 40,000 self-build homes annually.

Creative overdrive

MP Richard Bacon is keen to raise the profile of custom and self-building, focusing on efficiency and attractiveness. Earlier this year, the prime minister asked him to undertake a review of the current state of play of self-build, and to make a series of recommendations on his findings. The 114-page review has now been completed and published, and it makes encouraging reading, both for anyone looking at embarking on a self-build project and self-build specialists, such as ourselves. It addresses a wide range of subjects and looks at how self-build can be promoted as a viable option for anyone to undertake.

The report, called House: How Putting Customers in Charge Can Change Everything, notes that ‘Instead of beauty and a natural order, we see a sterile sameness almost everywhere we look…We are failing to create the listed buildings of tomorrow.’

While houses are being built by developers to meet the current huge demand, it is at the cost of the distinctiveness that a self-build scheme brings to the appearance of a completely new construction project.

The review lays out six main recommendations for growing and strengthening the self-build sector, which would make it much simpler and more straightforward for people to build their own homes, in their own style, in their own way.

Recommendations for self-building

In his review, Bacon makes six key recommendations, which map out a clear way forward for the sector.

Greater role for Homes England

The report recommends a new ‘Custom and Self-Build Housing Delivery Unit’ to be formed within Homes England, to enable the creation of serviced building plots on small and large sites. It will also support the delivery of custom and self-build housing at greater volume across the country.

Raise Awareness of the Right to Build

The Government, working through Homes England and in partnership with the custom and self-build industry, should create a custom and self-build housing ‘Show Park’. It should also strengthen existing legislation, to ensure the wider publicity of ‘Self-build and Custom Housebuilding Registers’, and the sharing of key data between landowners and people on these registers.

Support Community-Led Housing, Diversity of Supply and Levelling Up

The successful Community Housing Fund should be reactivated. This will create accessible opportunities for communities to help themselves, by introducing a Self-Help Housing Programme and introduce a ‘Plot to Rent’ scheme.

Promote Greener homes and more use of advanced manufacturing

The trailblazing role of custom and self-builders should be recognised for its use of advanced manufacturing and its ongoing investment in greener homes, to accelerate the delivery of the government’s ‘Modern Methods of Construction’ and ‘Net Zero Housing’ ambitions.

Support Custom and Self-build housebuilding through the Planning Reforms

Any future planning reforms should ensure that they maximise opportunities for access to permissioned land. This should include making focused changes to the ‘Right to Build’ legislation, so it achieves its objectives.

Iron out any tax creases for building houses

The government should investigate any possible tax disadvantages between self-building and other forms of house construction and identify specific actions to eradicate them.

Here at CB Homes, we welcome these recommendations. We are pleased that finally a spotlight is being shone on a sector of the construction industry that is often neglected. We hope that the government can now implement these recommendations in a way that works for everyone, so they can make a real and lasting difference to the custom and self-build sector. This will deliver both confidence in the industry and more diverse houses for people to live in.

Interested in self-building and not sure where to start? We have lots of useful resources on our website with loads of information on everything you need to know. Get in touch to find out how we can help with our fixed fee turn key self-build package.

Designing a Georgian country house for the 21st century

Recently, a client came to us looking for assistance with design and planning for a replacement dwelling. They had a clear idea of what they wanted to build, a two storey Georgian countryside property with simple authentic period detailing, appropriate to its rural surroundings in the heart of Cheshire.

The brief was to create a beautiful four bedroom home, fit for 21st century living but which would reflect the style and formality of the Georgian era. This meant that the front of the house would be rectangular and very symmetrical in appearance.

The brief was to create a beautiful four bedroom home, fit for 21^st century living but which would reflect the style and formality of the Georgian era. This meant that the front of the house would be rectangular and very symmetrical in appearance.

Authentic Georgian detail

The owners wanted authentic, joiner-made, period sash windows, including carefully observed Georgian proportions, using the Golden Ratio. Owing to this perfect symmetry, on paper at least, Georgian houses look like a deceptively simple rectangular box. What sets them apart and makes them look really special is when every tiny detail of their appearance is exactly right. Every pane of glass, every panel of bricks and every detail of moulding needs to be in the right proportion to everything else. Achieving these perfect proportions is absolutely key to building a stunning home.

As our clients wanted the windows to have tall, elegant proportions, our architect Russell Baker recommended making the ground floor ceiling height taller and also lowering the level of the window sills. This meant they would maintain the slim and elegant look that our client wanted but would also remain in perfect proportion with the tall facades of the house.

The front door of a house is always an important part of design and this project will be no exception. Georgian front doors were really imposing and were a definite style statement for the homeowner. Today, you can still be very authentic as to the Georgian design, with the added advantage of using modern, hard wearing, materials.

Rural farmhouse appeal

Georgian houses, especially town houses, are known for their formality. As this is to be a rural home, based on a Georgian farmhouse look, it can be slightly less formal, a little more cosy and a little lighter on things like the details of the mouldings, which on a more urban authentic Georgian townhouse are often heavier and more ornate.

To maintain the appropriate size and scale of proportions to the Georgian, symmetrical front elevation, our architect designed a further rear L-shaped section. This was to accommodate our client’s more modern preference for open plan living. This includes the kitchen and a dining/ family area with views from glazed walls across the countryside to make the most of afternoon and evening sunshine.

Finding an architect and developer who understand exactly what you want from your self-build is very important. If you have always dreamed of building your perfect country home, contact CB Homes to find out how we can help with our complete turn key self-build package.

The planning challenges of a replacement dwelling

Our architect met with the client and took a design brief for a two storey Georgian countryside property with simple authentic period detailing.

Last year, we were approached by a self-build client for assistance at the planning stage of their project, which was for a replacement dwelling on a plot of land currently occupied by an old farmhouse and various ancillary buildings. Our architect Russell Baker met with the client and took a design brief for a two storey Georgian countryside property with simple authentic period detailing. Once the client was happy with his proposal, the drawings were submitted for planning approval.

Changes to planning policy

A few years ago, the local authority changed its planning policy with regard to replacement dwellings. Previously, plans for building a new property on the site of a previous one could have entailed designing a house twice the size using arguments around Permitted Development Rights. However, the rules have now changed. You are allowed to build a replacement property 30% bigger than the existing dwelling as it stands. The policy states ’replacement dwellings should not be significantly larger (i.e. more than 30%) than the existing dwelling’.

The local authority has taken this action to take back a certain amount of control to avoid the risk of overly large replacement buildings being constructed in rural areas. Planning officers were concerned about the potentially negative impact on the openness of the countryside, especially in greenbelt.

For a self-builder, who very often wants to build a replacement dwelling, these rules may seem somewhat restrictive. Quite often the building to be replaced is really quite small. The rules are strict and self-builders need to understand the limits within which they have to operate.

Being creative with the space for planning challenges

This house to be replaced at this self-build project in Cheshire was not particularly large but did have an additional connected building at the back of the property. This was not an agricultural building and it was attached to the main house so when it came to measuring up its space could be included in the total overall floor area of the house. This was helpful as it gained some further space for our client’s house and meant that our architect could maximise the size of house that was achievable on the plot and allowable under the rules.

‘Granny flats’: the new rules

To gain some further living space, the architect also included plans for a separate granny flat to accommodate our client’s elderly mother. It consists of a bedroom, bathroom, living area and kitchenette.

The local authority has also changed some planning wording with regard to so-called ‘granny annexes’. ‘Annexe accommodation should be closely related to, and functionally dependant on, the main dwellinghouse……. annexe accommodation should be limited in size to provide for the basic needs of the dependent person, remain subordinate to the main dwelling, and normally include only one bedroom’.

From a planning point of view, if a dependent relative can live in a smaller building within your grounds then that saves another house being built somewhere so this is to be encouraged. However, it is really important to be aware that once the annexe is built you cannot then sell it off as a separate house and you cannot have anyone living in it apart from someone who is dependent on the main house.

Thinking outside the box for planning challenges

Thinking creatively about how to use the land available is another key part of maximising your self-build development opportunity. This property also included a brick built barn which already had planning approval for a residential barn conversion with a generous allowance of land for a garden. We could see that by sacrificing the option of another residential property and keeping the building as a useful storage facility instead, we could free up a sizeable amount of land to be a fantastic garden for the main house. Our client was very happy with this solution.

The best team designs the best self-build solution

An expert architect and developer will work with you to get the best possible solution, no matter the restrictions of planning policy. There is no doubt that the quality of the design and eventual build really matters when it comes to securing planning. Our architect Russell explains,

“When it comes to getting planning approval, and you need to push the boundaries of the planning restrictions as far as you can to secure the house design you want, it is all about balance. If you make your house design really attractive, it is far more likely to get the planning officer to look more favourably on your application. For example, in this particular case, the house we are building is taller than the property it has replaced. Strictly speaking, this is not generally permitted under planning rules. However, the overall proposed development creates a much greater openness within the countryside than the original buildings and the completed house will be much more attractive than the one it is replacing.

“When a local authority is presented with plans for a house that will be beautiful and know that it will be constructed by a trusted developer with a long-standing reputation like CB Homes, they are very likely to be a little more pragmatic in their decision making. After all, if they turn it down, they risk receiving an application in the future that may fall within the most stringent planning restrictions but equally may not be a very attractive house at all, and do nothing to enhance its surroundings.”

Have you found the perfect plot for a self-build but you’re not sure what to do about the existing property? Get in touch with us to find out how we can help turn your self-build dreams into reality.

Building your own home: opting for a turn key package

Once our client Suzanne had decided to build her own house on the plot she had bought at an online auction, she selected CB Homes’ turnkey service to deliver her self-build.

Knowing the total price up front, as well as having every aspect of the self-build taken care of, was a very attractive proposition for her and her husband.

Once our client Suzanne had decided to build her own house on the plot she had bought at an online auction, she selected CB Homes’ turnkey self-build service to deliver her self-build. Knowing the total price up front, as well as having every aspect of the self-build taken care of, was a very attractive proposition for her and her husband.

Having bought the property in March 2020 and spent some time deciding whether to renovate the old building or to go with the self-build plan, the plans were ready to submit for planning permission by August. The planning process did take some weeks longer than usual, owing to COVID-19.

Planning application paperwork

Suzanne says,

“Buying the property during the first lockdown was probably quite bad timing! Luckily, the CB Homes team continued to work the whole way through the pandemic. I was taken aback by all the paperwork involved in housebuilding, in addition to the planning application. Luckily, it’s all being handled by CB Homes but I did not anticipate how long it would take. I suppose this is one of the big differences between a mass developer throwing lots of houses up very quickly and a developer that specialises in individual bespoke homes. I don’t mind though, this is a really big investment for us and if it takes longer then so be it. I’m very confident that it will turn out exactly how I have envisaged it.”

As part of our turn key service at CB Homes, our planning experts pull all the paperwork together and submit everything at once, which saves our clients a lot of time going back and forth with the Planning Officer. Suzanne continues,

“I was shocked by how expensive a bat survey can be. It’s obviously really important ecologically to make sure these things are carried out but I was quite pleased we didn’t need a newt survey as well! Luckily, CB Homes could advise us on which surveys were required and the company has contacts with the expertise to carry them out efficiently.”

Freedom to choose the finishings with a turn key solution

Part of our service is to provide clients with plenty of freedom to choose finishings for their new home. Now that the foundations have been dug, the time has come for our clients to start making exciting choices for their house. Sometimes the amount of choice available may seem slightly overwhelming, but Suzanne says,

“I have to say, the whole process is really very easy. We have basically had our hands held by the CB Homes team the whole way through so everything seems really simple.

“My husband works very long hours so is not always available to discuss things with. One of the best things about CB Homes is that there is a dedicated person for each aspect of the build – so there is a project manager and a site manager and I can just speak to the right person straightaway. The lines of communication are really good. It really is a pain free way of building your own house.

“With their years of experience of self-builds, the team can provide really good advice on what will or won’t work and also what is most practical yet effective.”

Considering value with a turn key package

When it comes to budgeting, Suzanne admits she is a little obsessed with her spreadsheets. She says,

“I like to know exactly where we are with the budget at any time. The staged payment process that CB Homes uses makes it easy. The company has been very helpful with advice and keeping an eye on potential re-sale value too. At this stage, we don’t know how long we will live in this new home and we don’t want to put potential future buyers off by choosing things that might be considered a bit outlandish by someone else. CB Homes really understands that and have helped guide me very step of the way.

“It has been so helpful to have professional advice on things like choices of materials and finishes. I never knew that choosing small floor tiles make rooms look smaller for instance. CB Homes has also recommended suppliers. With the team’s years of experience these things really matter.”

Sticking to the budget with our turn key service

“When it comes to extras, you do need to be careful – it would be easy to get carried away with things like upgrading door furniture and it can quickly add up. Luckily, little things are standard for CB Homes that would be considered an upgrade by another company – now I am making my choices of finishings, the quality of everything they build really comes through.

“It may seem a small thing, but I really appreciate having the site kept so neat and tidy. Even our new neighbours have been complimentary about that. CB Homes wrote to all of them to advise that work would be starting which I hope got us off on the right foot with them straightaway.”

With the foundations complete, the next job will be the bricklaying.

Suzanne commented,

“Before finding my perfect plot, I had never heard of a full turnkey package for self-building before. Basically, it means that taking on a self-build doesn’t need to be scary at all.”