Securing land for self and custom build

Securing the right plot of land is one of the biggest obstacles to starting a self-build project. While many see access to land as a major barrier, some argue it’s not because of quantity—England covers over 13 million hectares, with 91.1% still undeveloped. The real challenge is gaining access to suitable land.

The Labour Government has emphasised the development potential of unused brownfield sites, opening up opportunities for those looking to build within a more urban setting. These sites, like vacant shops, offices, or industrial units, are typically less appealing to large housebuilders, who aren’t set up for bespoke, one-off projects or small scale developments. But for self and custom builders and small developers, these overlooked spaces could be the perfect match for unique, tailored homes.

To dive deeper into the realities of land availability and access, Sarah Mathieson spoke with Denis Minns a Chartered Surveyor specialising in site sourcing and development management for self and custom build clients in the South East. Denis is also the author of ‘Projects in Property: The Business of Residential Property Development’.

In this interview Denis shares his insights into finding land and how small developers can work with Development Managers to ease the supply of plots to self and custom builders

Sarah: Access to land and building plots has historically presented a challenge for self-builders. In your view, is this changing?
Denis: For the self-builder, acquiring a plot has always been a major constraint. Often, the self-builder is competing with the developer who has better resources and connections with Estate Agents and other professionals. We are, however, seeing change driven by the Government in the Self and Custom Build Act 2015 and the requirement of Local Planning Authorities to allocate plots for self and custom build.

Sarah: Is there anything that puts the self and custom builder at an advantage when it comes to securing land?
Denis: High levels of tax, Stamp Duty Land Tax, and CIL (Community Infrastructure Levy) imposed on development have constrained many developers and made potential sites unviable. The self builder hasn’t got these costs, in essence meaning they can bid more than the developer for a plot.

Sarah: In reality, does this mean more plots are being sold for self and custom build?
Denis: It does. The Government wants homeowners to have the ‘chance to choose’ design and specification, and self-build often results in more innovative and individual design and better quality homes. I believe that this is a growing trend.

Sarah: Planning Authorities are required to allocate a certain number of sites to self-build to meet demand. What challenges have you seen here?
Denis: Multi-plot sites can present challenges – particularly ensuring that the plots are serviced collectively. That is to say, all common parts: estate road drainage, services, and landscape etc, are put in place. As these are clearly not the responsibility of any one plot owner, a Development Manager can add value by taking responsibility for these common parts. The plot buyers will all then contribute an amount of money, typically based on plot size, to cover these costs. The plot buyer is then able to proceed with a fully serviced plot.

Sarah: What does the Development Manager’s role typically encompass?
Denis: Well there is quite a list of items, potentially. Basically, sorting out all the items that are shared for the site to be developed. Demolition of existing structures, estate roads and shared surfaces, landscaping, drainage, highway connection, road and footpath closures. As well as street naming, planning conditions, biodiversity, regulation compliance and health and safety, insurances, and advising client’s lawyers on fresh easements and CIL notices and management company matters.

Sarah: What about things like groundworks?
Denis: The Development Manager’s role can include the slab. Indeed there may well be cost savings if, for example, on a site of five separately owned plots all floor slabs were laid at the same time. The complication here would be if one plot owner wished to alter the design of the house which affected the slab, and of course with timber frame, the ideal scenario is that the manufacturer will typically specify the building requirements, so timing is a factor here too.

Sarah: In the multi-plot scenario you describe, how are client funds allocated to their project and not elsewhere?
Denis: Most Development Managers will operate a system where client funds are ring fenced for the client’s plot and the Development Manager will see that they are paid to the contractor for work on that plot. Many Development Managers are Chartered Surveyors, so the client has the back-up of an RICS professional.

Sarah: How does timber frame add value to the projects you undertake?
Denis: Timber frame as a construction method has grown significantly since I started in the industry. Today it is the more prevalent form of construction, and the thermal insulation generally exceeds block construction. I would always prefer timber frame, and I always ensure that it is erected by the manufacturer. They know best.

Sarah: Finally, what advice would you give to someone about to start searching for a plot?
Denis: Firstly, I would say register with the Local Authority. They will have a list of people looking for plots and this should not come at a cost. Regular contact with estate agents and plot search agents in your area and to have a good idea of what you are searching for will get a better response. There are lots of plot finder tools online, but for self and custom build looking for a bit more support you can register with someone like DBS Development Projects which will cost an annual fee. Specialists like us are in the market at all times and are aware of plots coming to the market. We have been doing this since 1990 and have helped many clients over the years. We also offer a Development Appraisal service to those who wish to get an idea of costs and complications of any plot they are thinking of buying. The process requires determination, but I have seen how satisfying the end result is for those who are successful!

For more information on working with a Development Manager contact denis.minns@dbsdevprojects.co.uk.