Top Tips For Finding a Plot
Identifying the right plot is arguably the most important decision in the home building process. The plot’s location, size, orientation, shading, access, current designation, planning permission and a whole host of other factors will all effect the design of the home that you can achieve. So, before you hit the streets, you’ll need to have a clear idea of what you want to achieve, what you’re willing to compromise and what is a non-negotiable. This is where you need to begin your design brief.
Define your requirements
A design brief is essential for a successful project, it clearly and unambiguously sets your requirements, details your vision and communicates your aims. It is a live document which will grow with your project, initially fluid, becoming more defined as decisions are made. To start with it can be a simple list of the main functions of the finished project; a set of bullet points which identify your motivations and expectations; budget expectations; time frames for milestones and lists of issues which may impact on the project. Developing a brief at an early stage will ensure that solutions are built in from the beginning, reducing risks and improving the final design.
Budget
Perhaps the self builder’s biggest barrier. Before you begin your search, consult with experts; mortgage advisors, builders, architects and other self-builders already building their dream, to get a well-rounded idea of build costs and set a realistic budget. Remember to build in a contingency.
Now refer back to your brief. If your goal is to be mortgage free do you need to consider a more modest project or do you need to increase your budget for those ‘must haves’?
How much land do I need?
Overestimating how much land is needed for a build project is common, which can result in overlooking potential sites and add unnecessary costs. Ask yourself why do you need the land?
The type and size of build you are looking to achieve will dictate a minimum plot size. Typically, a four-bedroom home can be built on a tenth of an acre. Your interests will also influence your requirements, a keen gardener may have different requirements from a passionate globe trotter.
Learn the rules and risks
Speak to experts, attend specialist shows and learn as much as you can. These people may know of suitable plots but more crucially they will show you what you need to consider when appraising a potential site. Some designations of land are very difficult to build on, such as farm land. It’s vital to know the limitations associated with different designations to allow you to assess the value of the plot.
In addition to planning restrictions some sites come with other risks, such as contamination or flood. Some risks can be mitigated against, for example contaminated top soil can be removed, but this can be costly. Knowing the warning signs and which questions to ask can save months of wasted time on an unsuitable site.
Get on agents’ lists
Armed with a list of requirements you’re ready to start your search for the perfect site. You can register with plot finding websites and auction houses which will notify you of potential sites, but will these teams be scouring the area you want and how many thousands of people will receive the same notification? Although these options are useful as they can give you an idea of price and availability. Estate agents should know their area and if you are able to build a relationship with them you may get to hear about an opportunity before it hits the market, beating the crowd. Both options are good if you’re looking for a fully serviced plot or custom home but if you want that sweet spot you’re going to have to put in the hours.
Go for a walk
Travelling around your favourite towns or villages, you’ll see plenty of potential sites. Try different ways of travelling, and different times of day which might make a site more visible. Try using cycle paths and footpaths which take you somewhere new. Don’t just look for a virgin spot of green turf. You’re looking for old buildings that have fallen into disuse or disrepair, large side gardens or infill plots.
Scour the maps
Hidden behind a hedge, behind a building or along a private street, these are locations where a potential site is hiding that you just can’t see from a public right of way. This is where you need to surf the net, using tools such as Google earth to look for sites hidden from the naked eye or just a good old fashioned Ordinance survey map.
Historical maps of an area might highlight any potential problems. Things to check for include previous industrial works or buildings that could have left contamination behind and wells.
The local council plan can be a great resource for looking for a missed opportunity or sites that are to small for a developer. They can also highlight risks, a site sitting outside a village boundary may present a challenge in terms of achieving planning permission.
Reuse or Replace
Don’t rule out a site which has already been developed. Buying a dilapidated house has the advantage that the principle of a house is already established. A disused garage block or outbuilding have great potential if in the right location. Be careful that the building isn’t listed, or you will not be able to remove it.
In 2014, the Government introduced a regulation called ‘Class Q permitted development’ which can be applied to a building that has been used for agricultural purposes before the 20th of March 2013. (Note: this doesn’t apply to buildings in areas of outstanding natural beauty, national parks, conservation areas or listed buildings). Be warned, however, this type of plot isn’t always the most ideal as there are limits to the total floor space, footprint and retaining the existing structure.
Speak to the locals
These plots will not be in the market so you will need the courage to knock on the owner’s door (covid restrictions allowing) and ask if they would like to sell. Impress upon them that you are not a developer but a genuine self-builder who wants to create your own home and anything is possible. If you can’t identify the owner by asking the neighbours and nobody at the pub / post office / hairdressers has any idea you could try the parish records or land registry.
Embrace the challenging plot
Many of the plots left in popular locations can be funny parcels of land which are not desirable to developers. Though for self-builders who don’t have to conform to pre-designed off the shelf buildings you can develop an exciting home that fits your brief. A good architect will help you bring the best out of an unusual site.
But be wary, there may be good reason not to progress with the site. It’s worth looking on local council websites for refused planning applications for new builds to see why permission wasn’t granted which can give you some design pointers or reasons not to progress with a site.
Take a second look
Once you’ve identified a potential site ask yourself “why’s it still there?” Take a second look, and a third. Do your research on the area, is there a risk of contamination, does that tree have a preservation order or has planning already been an issue. Check for covenants or ransom strips. If it looks like the reason is that no one else has spotted the potential get some expert advice. Expert advice can help avoid delays looking at a site that has already been proved impossible. Planning consultants can help with identifying what will be required to get appropriate permission to build. Architects will be able to advise on what can be achieved on the site. You will also need to consider a ground survey, identify a good solicitor experienced in conveyancing for the issues and ensure that your finances stack up.
Buy subject to consent
If you’ve found the right plot but are concerned about the potential of obtaining planning permission agree a conditional contract. This can allow you to move away from the sale if planning is not permitted, this is where a good solicitor will be able to support you.
Build your design team early
Having your architect on board from the start means that the site can be maximised, ensuring the site and building work together. After the long search you don’t want a carbuncle blighting your enjoyment.
Don’t give up
Finding a plot can be difficult, especially if you have a small search area. The process can be frustrating, especially if you lose a great site. Keep going back to the brief for a reminder of why you’re doing this.
Good luck, we’d love to hear about your search.
