Self-Build and Custom Build Planning — Getting Permission to Build Your Own Home

What Is Self-Build and Custom Build?

Self-build means you directly organise the design and construction of your own home. Custom build means you work with a developer or enabler who provides a serviced plot and supports the construction process. Both are defined in the **Self-Build and Custom Housebuilding Act 2015**.

Self-build and custom build homes account for approximately 7–10% of new homes built annually in the UK — a much smaller proportion than in countries like Germany and Austria, where over half of new homes are self-built. The government has taken steps to encourage more self-build through the Right to Build register and CIL exemptions.

The Right to Build Register

Local authorities are required by law to maintain a **Right to Build register** of individuals who want to self-build in their area. If your local authority has more registrations than serviced plots granted permission in a given 3-year base period, they must take steps to grant sufficient development permissions to meet demand.

Registering is free and takes minutes. It does not guarantee you a plot, but it helps local authorities understand demand and can be used to advocate for more self-build serviced plots in the area.

Finding a Plot

Plots can be found:

• With planning permission already in place (‘with planning’) — more expensive, but the planning risk is removed
• Without planning permission (‘outline’ or ‘bare land’) — cheaper, but you must obtain consent yourself
• Through local authority self-build enabling programmes
• Through custom build developers who sell serviced plots

Dedicated plot search websites include PlotSearch, Self Build Portal, and some estate agents specialise in development land.

Outline Planning Permission

If you purchase a bare plot, your first step is to obtain **outline planning permission** — consent that establishes the principle that a dwelling can be built on the site, with detailed design matters reserved for later approval.

Outline permission is assessed against the development plan and the NPPF. Key questions include: Is the site in a settlement boundary or sustainable location? Does the Local Plan allocate the site for housing? What impact would a dwelling have on the landscape and neighbours?

Once outline permission is granted (typically for 3 years), you submit **reserved matters** to approve the detailed design.

Full Planning Permission

Alternatively, you can submit a full planning application from the outset, providing all design details at once. This is more common on plots within settlement boundaries where the principle of development is established.

A full self-build application will require: architectural drawings, planning, design and access statement, potentially an ecological survey, a drainage strategy, and, on some sites, a structural engineer’s report.

Community Infrastructure Levy (CIL) Self-Build Exemption

If your local authority charges CIL, a self-build home may be **exempt** from the levy, provided:

• You occupy the property as your principal residence for at least 3 years
• You submit the exemption claim **before** commencing development
• You comply with the council’s notification requirements

Failing to claim the exemption before starting work typically forfeits your right to it. Always check with your LPA at the pre-application stage.

VAT Reclaim — DIY Housebuilders Scheme

If you are building a new dwelling that has never been lived in, you can reclaim the VAT paid on eligible materials through HMRC’s **DIY Housebuilders Scheme** (VAT431NB form). The claim must be submitted within 3 months of completion and you can only claim once. This can represent a significant saving — often £10,000–£30,000 on a typical self-build.

Self-Build Mortgages

Standard residential mortgages do not work for self-build projects because the land has no value until the building is complete. **Self-build mortgages** release funds in stages — typically at land purchase, foundations, wall plate, wind-and-water-tight, first fix, and completion. Arrears-stage products release money after each stage; advance-stage products release funds before each stage begins.

Warranties and Certification

Mortgage lenders will typically require a new home warranty — such as NHBC Buildmark — or a professional consultants’ certificate. Both confirm that the building has been inspected during construction and meets required standards. Obtain your warranty registration before starting work.

Your completed Property Passport should contain your planning permission, building regulations completion certificate, CIL exemption documentation, warranty certificate, and HMRC VAT reclaim confirmation as a complete record of your build.