If you dream of designing your own house or are looking at the possibility of a self-build, you might not need to look any further than your own garden. If you’re lucky enough to have a generous patch, you could have the perfect place to create your own grand design and super self-build.
You’ll avoid all the complications and costs of finding land and securing planning permission before you buy, plus you won’t need to knock your existing house down so you’ll be able to live comfortably whilst your dream home is being built!
It could also significantly add value to your property, perhaps provide accommodation for a relative or generate extra income if you decide to rent it out – all in all, it’s pretty much a win-win situation.
If you already own the land you might ask; do I need planning permission? Can I build in my garden? Well, there are a few key considerations you might need to ponder first.
1. Do you have enough space?
How will it sit within the existing street scene? Planners are more likely to give your application the green light if it harmonises with the surrounding area. The ideal building site has frontage on an existing road, and as little as 30ft to the side of your house can provide enough land for a new property. To work out if the new build will have a detrimental affect on your existing property’s value, you should aim for the overall plot to be at least three times the building’s footprint, but this is a very general rule of thumb.
Our project, the Dentist’s House,
is situated within a conservation area and an Area of Archaeological Interest. The client owned a dental practice with flat over and was looking at building a home for their growing family on the land behind. Although the site is generous in size, the many TPOs (tree protection orders) and flood plain greatly reduced the available land to build a house on.
To mitigate these, the form of the building is one-sided, narrow and long. This is a result of bringing the building away from the TPOs, as well as the flood plain’s area of risk. The one-sided design also allows all the bedrooms great views across the garden and river. Therefore, although you may not be sure if your site is big enough, or you have limitations that decrease your possible build size, a good architect should be able to design a great scheme to accommodate.
Are there any legal restrictions on the land that prevent it from being built on? Or a right of way? Check with Land Registry to find out and don’t sweat if there are, they can potentially be removed with the help of legal assistance. However, if you fail to adhere to any existing covenants you could find your dreams demolished if you’re hit with an injunction.
You’re more likely to secure planning first time round if the design is in keeping with houses in the local area. If your focus is modern architecture, in a conservation area you might need to prepare yourself for a more challenging planning application and perhaps seek the professional advice of a planning consultant.
The Dentist’s House is situated in a conservation area in Downton, Wiltshire. Our design was influenced by the traditional and historical architecture of the area, with great sensitivity placed upon the decisions made in order to respect the architectural language of Downton. Not only are the forms traditional, but the agricultural heritage of Downton also informed the materials used.
Having control of the design also means you can do all you can to prevent the new build being an eyesore and having a detrimental affect on your existing property’s value. Whereas, if left in the hands of a developer with a focus on profit, they might not be so generous.
4. Capital Gains Tax Considerations
You can side-step the hefty cost of CGT if you move into your new build and sell your old house. Or, if you sell off your garden with planning permission for someone else to undertake the project – as long as the land size is under 0.6 hectares.
5. Finding a Local Architect
Okay, so what are the steps of building a house? If you’re wondering how to build a house in the UK you can find a local architect by visiting the RIBA website. Make sure they’re a fully qualified RIBA accredited architect as they’ll have a high level of skill, knowledge and are obligated to maintain high levels of insurance whereas an architectural technician or designer won’t be held accountable to the same level – should something go wrong you might not have the protection you’d need.
If you’re on a sensitive site, you should consider finding a conservation architect or someone who specialises in securing planning on sensitive sites. Check out our Dentist House project for more information of a project completed on a sensitive site.
6. How Much Does It Cost To Build A House?
At the very outset you should establish your budget by combining your savings, equity released from your house sale and funds available from a self-build mortgage.
A good starting point is using the online calculators that help you get a rough idea of your new build costs based on the floor area. However, it’s vitally important you understand the full costs at the start. It’s not just the size of the house that determines the spend, it’s the materials you choose, the building method, the design, whether you employ a builder to run it or are brave enough to project manage it yourself, and more.
Fail to prepare and prepare to fail. Get your budget under control from the off and manage it closely at every stage and always, always have at least 10% contingency. You can’t plan for the unexpected, but having a pot of money if something crops up will keep things moving forward.
7. Funding The Project
You’re already getting a head start if you own the land you’re building on as you could get an accelerator mortgage. This type of mortgage will give you a percentage of the land value to start off with which could pay for a large proportion of the build costs. Self-build mortgages also release the money for your project in staged payments. This means you’ll only accrue interest on what you need, as you need it and as they’re typically interest-only loans, it’ll reduce the monthly burden of a large mortgage repayment. At the end of the build you’ll then be able to switch to a standard mortgage product.
If you have a large mortgage on your existing property you might have to sell it to fund your grand design. Self-build mortgages require a larger deposit than a standard mortgage as they’re viewed as more risky. There are also less lenders out there offering this type of product, which increases how much the deposit is. As it’s a more specialised mortgage product, it’s worth seeking out someone who specialises in this type of application and understands the self-build market.
Footprint in Focus – The Dentist House
Situated on a flood plain in Downton, Wiltshire, the Dentist House, a self-build project, provides a family with a contemporary new home. The key design driver for the project was to create a contemporary design with consideration, and influence from, the traditional aesthetic of the village in the conservation area.
The key design driver for the project was to create a contemporary design with a high consideration and influence from the traditional aesthetic of the village. This is to ensure that the scheme has a clear and strong relationship to its surrounding context.
Concerns were raised with the site being in a flood plain, whilst also found to be situated in an area of archaeological interest, with numerous tree preservation orders limiting possible development flexibility. The design mitigated any affects to the trees with a long narrow form set back from the canopy line. Incorporating dark timber cladding to the boundary facade to nestle behind the tree trunks and appear lost amongst the trees from the neighbours.
The elevated ground floor, with raised access ramps and terracing mitigates the risks from the flood plain, whilst the terrace acts as an engineered water storage system to mitigate flood risk. With sensitivity and respect to the conservation area, the two-storey house was conceived as an ancillary dwelling set back from the existing house, typical of barn settlements – this is further reflected in its agricultural form and materials typical of the local Wiltshire vernacular.
Conceptually, the rudimental form of the house reinterprets the agricultural heritage of Wiltshire, whilst the entrance and garage interlock and subtract to clearly define use of the building. Orientated to make the most of the view over the garden the form stretches along the site, parallel to the river adjacent.
Maintaining the barn form, the garden terrace folds down from the mass to provide a large indoor-outdoor kitchen and living space connecting to the landscape and introducing light. Access is provided to both areas of the garden off of the kitchen diner, creating dual courtyard amenity spaces.
The three bedroom 175sqm house was constructed using pre-fabricated timber SIP panels, constructed on-site within three weeks. The use of the SIP panels reduced cost of man-hours, time on site and allowed for a smooth construction for the self-build couple. It also limited the affects the construction would have upon the existing dental practice.
If you have a self-build project you would like to discuss, please feel free to contact us. We’d love to hear about it!