Do you have a large garden and aspirations to increase the value of your site? This was the case with our recent approval for a self-build project in a village near Horsham.
Our client’s existing dwelling benefitted from a large L-shaped garden with a secondary access. Interested in dividing the plot and selling off the land, we were tasked with undertaking a site appraisal to assess the feasibility of development. Following a positive appraisal, we subsequently submitted an outline planning application for a self-build dwelling, the aim of which is to enable the incoming purchaser to submit detailed drawings and to put their own stamp on things at the reserved matters stage.
What is the difference between an outline or full planning application?
In essence, a full planning application provides a detailed set of proposals for how the site can be developed. If planning permission is granted, then it will be subject to compliance with any planning conditions that are imposed. In contrast, an outline planning application seeks approval on the general principles of how a site can be developed. These are then finalised in a second application for reserved matters which must provide all the finer details – the two together are the equivalent of a full planning application. Choosing which application type is right for your development proposals comes down to several factors and ultimately forms a key part of your planning strategy – something which a planning consultant is best positioned to advise you on.
Self-build and custom housebuilding – what do they mean in practice?
We advised that a self-build dwelling would be ideal on the site, given that our client wanted to ensure that decisions in relation to design and layout were saved for the future owner. This really sums up one of key definitions of self-build and custom housebuilding.
In the Planning Practice Guidance (PPG) it states that the Self-build and Custom Housebuilding Act 2015 (as amended by the Housing and Planning Act 2016) itself does not distinguish between self-build and custom housebuilding and provides that:
“both are where an individual, an association of individuals, or persons working with or for individuals or associations of individuals, build or complete houses to be occupied as homes by those individuals.”
In considering whether a home is a self-build or custom build home, relevant authorities must be satisfied that the initial owner of the home will have primary input into its final design and layout.
There was also the added benefit that self-built dwellings are exempt from Biodiversity Net Gain regulations which can be very costly in the context of developing a garden, as off–site BNG credits must be purchased.
Securing outline planning permission on garden land, in a Conservation Area
We identified that the site had real potential for development given that it sat within the development boundary of a bustling village, benefitted from proximity to local amenities, and was in a generous plot which provided more than ample amenity space. Furthermore, at the time of making the application, Horsham could only demonstrate a 3-year supply of deliverable housing land. As such, the Council’s policies relating to housing provision were considered out of date and the presumption in favour of sustainable development would apply.
But the site was not without its complexities, and as part of the outline application issues relating to access, ecology, water neutrality and the site’s location within a Conservation Area had to be overcome.
We successfully made the case for the proposed infill development, presenting full details in regard to access and how water neutrality could be achieved on site. Furthermore, given the sensitive nature of the Conservation Area, a clear strategy for future design was presented which assuaged any concerns on the development potential of the site.
Project outcome
The feedback from the case officer was that the development proposal demonstrated a commitment to delivering a high-quality, sustainable dwelling which sought to respect and preserve the heritage and aesthetic of the local Conservation Area. It was noted that although the application was currently in outline, it would clearly set a solid foundation for a future development that would be sensitive to its surroundings and compliant with the local planning frameworks.
We are so pleased to have secured this positive outcome for our client, who can now realise the value of their land and know that in doing so they are setting the scene for a legacy project which will benefit the surrounding area and provide a beautiful family home for the future owner and generations to come.
About us
We are Plainview Planning, now part of McLoughlin Planning – a solutions orientated, experienced and knowledgeable team of planning consultants. If you need professional and informed planning support with your development project, then contact our team via enquiries@plainview.co.uk, or call us on 01242 501003, providing the site address and a brief overview of your project. We look forward to helping you.
We value your privacy and any information which you provide will not be shared outside of our company and will only be used in relation to your enquiry
Key contact for this project
- Sam Eachus – Associate Director
- Email: sam.eachus@mplanning.co.uk
- Tel: 01242 781618
Project team
- RRA Architects (Architect)
- Arun Ecology (Ecologist)
- Motion (Water Neutrality)