how hard is it to self-build?

bazaarboy

bazaarboy

bazaarboy

Associate
Joined
22 Jun 2009
Posts
813
Location
Norwich
I think many people have dreamt of a self-build home, not necessarily a DIY job like some lunatics on Grand Designs, but say using a proper architect, a project manager, individual parts of the build contracted out etc.

I've always liked the idea and I'm lucky enough to be able to do it.
The question is, should I do it?
I worry that there's too many unknowns and it may become a very costly experiment.

There's a property (dilapidated little bungalow) on a large piece of land about 1 acre that is available. The price and location are good.

My only past experience with construction is our conservatory, which required planning permission - and that went swimmingly.
This of course is very different.
Of course I need to start researching but I would really appreciate any insights on the following:

1. Planning permission. How difficult is it to obtain PP for a house that is say 50% larger than the existing building. And what factors affect the granting of PP?

2. Since the plot is huge, what are my chances of being able to split the plot and build a secondary dwelling that I can use to sell and cover some costs?

3. Architect and Project manager - how much do they cost?

4. Contractors - eg brick layers, plumbers, electricians, etc is there a reliable way to find trustworthy people, eg a website with ratings??

5. Budget and mortgage. In Grand Designs everyone seems to go massively over budget - how do you avoid it, and how can a Bank help with cash advances / mortgage especially at the beginning?

I know these are very noob-style questions, but I'm getting my bearings here!
thnx
 
I can't speak from experience, but I doubt it will be without stress, aggravation and infuriation. Whether it's relying in somebody who fluffs up or budget and time constraints being stretched, I'm sure at the very least one thing will end up driving you up the wall.

That being said, I wish you the best of luck if you decide to go ahead with it. Can't think of anything much better than custom building a house. :)
 
I don't think it's that hard at all, but I've never done it. But like all projects planning and reserch Si key. Think of the key areas you want and design everything and prove everything, down to the little details like cost of sockets, paint, furniture.

Like all projects any changes or anything extra soon boosts the costs up, especially if you start changing stuff which is allready partially built.

Costs can be split into key areas like manpower, delays that Incur more manpower will hugely increase costs. Which is why things like beko, sips, straw houses are generally cheaper. The material is more expensive, but as the houses can be built in days to a waterproof standard. Far less chance of overruns and delays/damage by weather.

I wish I was in your shoes.
 
Last edited:
I've built a few things during my stint working in an architect's office, the whole process isn't that hard if you have everything in place, more importantly a contractor/builders you can trust and don't cut corners.

Oh, I've never had a planning application/building reg rejected either...lol although it is not luck, you get to know what the local planners like, any complicated structure you hire the help of an structual engineer, draw up plans, good builders, good materials, and hope for nice weather.
 
Last edited:
bazaarboy said:
I think many people have dreamt of a self-build home, not necessarily a DIY job like some lunatics on Grand Designs, but say using a proper architect, a project manager, individual parts of the build contracted out etc.

I've always liked the idea and I'm lucky enough to be able to do it.
The question is, should I do it?
I worry that there's too many unknowns and it may become a very costly experiment.

There's a property (dilapidated little bungalow) on a large piece of land about 1 acre that is available. The price and location are good.

My only past experience with construction is our conservatory, which required planning permission - and that went swimmingly.
This of course is very different.
Of course I need to start researching but I would really appreciate any insights on the following:

1. Planning permission. How difficult is it to obtain PP for a house that is say 50% larger than the existing building. And what factors affect the granting of PP?
Click to expand...

Although no information given about the house, if its knackered and looking for a knock down and replace PP will be granted. 50% bigger? Shouldn't be too much of an issue as you'd probably get an extension (within reason) to build onto the existing if you wished.

2. Since the plot is huge, what are my chances of being able to split the plot and build a secondary dwelling that I can use to sell and cover some costs?
Click to expand...

may be possible but you'd need at least 400sq m for the plot but if no one else has done something similar in the area then planners could argue its not in keeping with surrounding land and deny permission. Possibly go in with a pre application inquiry for feedback from planning department

3. Architect and Project manager - how much do they cost?
Click to expand...

Some charge percentages some charge per hour. Get quotes for works involved. The place i work at charge separate fees for planning then same for building warrant, typically can be around £2k-3k all in. There will be a requirement for an Engineer as well first for a report to say the bungalow is not structurally sound to back your planning for a new house, then for the building warrant side of things as well. Their fees will typically be in line with the architects.

4. Contractors - eg brick layers, plumbers, electricians, etc is there a reliable way to find trustworthy people, eg a website with ratings??
Click to expand...
typically the architects practice will use / recommend the same contractors based on client feedback, similarly ask friends who have had work done. No better recommendation than from people you know and trust than a random website.

5. Budget and mortgage. In Grand Designs everyone seems to go massively over budget - how do you avoid it, and how can a Bank help with cash advances / mortgage especially at the beginning?

I know these are very noob-style questions, but I'm getting my bearings here!
thnx
Click to expand...

No real answer to this. Know your budget, allow for 10% on top and stick to it. The British climate being the way it is, allow for possible delays weatherwise. Other than that, your project manager will see to everything else. If things are delayed on site then its down to him not doing his job properly.

Hope that helps a bit :)
 
I was just going through some materials from the vendor and there's an email from the local Planning Office that states the following:
The replacement of existing dwellings in the countryside will only be permitted where:
a. The scale of the replacement is not disproportionate to the original dwelling and
b. Evidence is provided that the use of the dwelling has not been abandoned. and
c. The replacement dwelling is located within the existing curtilage. unless n can be demonstrated that an alternate location would be visually less prominent: and d The size and design of the replacement is appropriate to the landscape character of the location. and
e. There is no increase in the number of units

... and it concludes:

"replacement mil only be acceptable where the application is accompanied by a Design and Access Statement which includes a structural survey that demonstrates that the demolition is necessary and that there is no alternative and viable solution "


this sort of means that:
any new build should be the same size, over the existing footprint, and only if the existing building is absolutely un-salvageable?
 
I think it's possible to expand the size of the current house by 33% without having to apply for Planning permission.

Presumably a replacement would also be allowed on that basis of size.

Whatever you do though, don't quote me on that, I just think it's the figure that sits in my mind...

kd
 
^^ noooo, depending on your local planning laws, there is a fixed amount for first extension but it's not 33%, rather a fixed cubic volume in size, it's about the size of a single garage there abouts.
 
bazaarboy said:
I was just going through some materials from the vendor and there's an email from the local Planning Office that states the following:
The replacement of existing dwellings in the countryside will only be permitted where:
a. The scale of the replacement is not disproportionate to the original dwelling and
b. Evidence is provided that the use of the dwelling has not been abandoned. and
c. The replacement dwelling is located within the existing curtilage. unless n can be demonstrated that an alternate location would be visually less prominent: and d The size and design of the replacement is appropriate to the landscape character of the location. and
e. There is no increase in the number of units

... and it concludes:

"replacement mil only be acceptable where the application is accompanied by a Design and Access Statement which includes a structural survey that demonstrates that the demolition is necessary and that there is no alternative and viable solution "


this sort of means that:
any new build should be the same size, over the existing footprint, and only if the existing building is absolutely un-salvageable?
Click to expand...

Not at all. Planning have their guidelines, but it doesn't mean that you cant bend them slightly.

a. Ideally you retain the qualities and scale of the original but you can expand on what was originally there to meet your needs.

b. the use of the building was residential, you want to retain it as residential so no arguement there.

c. The building will ideally be set in the same footprint and location of the existing but if you (your architect) can justify moving / enlarging the building to suit then it should be ok.

d. The building shouldn't look out of place to its surroundings e.g countryside location - multi storey storey car park! Your architect might include examples of other buildings in the area e.g two storey farm cottage in the planning report / design statement. The bit about the structural survey i touched upon in my other reply.
 
Raymond Lin said:
^^ noooo, depending on your local planning laws, there is a fixed amount for first extension but it's not 33%, rather a fixed cubic volume in size, it's about the size of a single garage there abouts.
Click to expand...

permitted development is up to 30sq m, but thats not the issue here. The OP wants to demolish the house and start again. If he gets permission for a new enlarged house then depending on the planning conditions (he might have permitted development rights removed) he can still have a 'first extension' up to the 30sq m.

EDIT

I can only think of Steading conversions, where you're allowed up to 50% of the footprint in extensions, although saying that I'm sure the regulations changed so i could be talking rubbish on that front! Can you link in to the property / planning website in your area so we have a better idea or if you're not comfortable with that perhaps an email in trust.
 
Last edited:
Derek W said:
Possibly go in with a pre application inquiry for feedback from planning department
Click to expand...

thanks - v useful

Brycheiniog said:
If the plot is outside an existing village/town boundary then getting permission for a second property will be extremely difficult.
Click to expand...

Planning laws are a mystery to me. Obviously we don't want to see a complete lack of regulation, and end up with a cacophony of ugly buildings ruining the countryside - isn't there a shortage of housing in the UK? I thought councils were asked to be more permissive when considering new build applications?
 
Last edited:
bazaarboy said:
Planning laws are a mystery to me. Obviously we don't want to see a complete lack of regulation, and end up with a cacophony of ugly buildings ruining the countryside - isn't there a shortage of housing in the UK? I thought councils were asked to be more permissive when considering new build applications?
Click to expand...

different councils have different planning regulations. For me, I deal with Angus Council and they support some houses in the countryside, but Aberdeenshire council have no policy to support that at all.

One example which could be relevant to you though is we had a client a couple of years ago who had a site close to Fordoun, Aberdeenshire which had a crappy brick building on it. He got that demolished and in place of it now stands a two storey Art Deco building. Nice house, but looks a bit out of place but the planning department allowed it.

EDIT

link to the above
https://maps.google.co.uk/maps?q=fo...rdoun,+Aberdeenshire,+United+Kingdom&t=h&z=17
The sticky out bit of trees is the guys site.

http://premierconstructionnews.com/...-nominated-for-an-aberdeenshire-design-award/

thats what he has on site now.
 
Last edited:
Derek W said:
permitted development is up to 30sq m, but thats not the issue here. The OP wants to demolish the house and start again. If he gets permission for a new enlarged house then depending on the planning conditions (he might have permitted development rights removed) he can still have a 'first extension' up to the 30sq m.

EDIT

I can only think of Steading conversions, where you're allowed up to 50% of the footprint in extensions, although saying that I'm sure the regulations changed so i could be talking rubbish on that front! Can you link in to the property / planning website in your area so we have a better idea or if you're not comfortable with that perhaps an email in trust.
Click to expand...

What I should also mention is that 30 years ago PP was granted for a considerable extension - but the work was never carried out and the PP expired...
 
You must log in or register to reply here.
Back
Top Bottom