When it comes to finding land to build on, not all plots appear to be what they seem. Tread carefully to minimise the risk of making a costly mistake. Find out some of the reasons to turn down a plot of land for self build.

1. Rural plots without planning

When finding land to build on, an open green field with nothing but idyllic rural views all around may look like a promising prospect. Without planning is simply just that – a field. Land that isn’t close to towns or villages is likely to be outside the council’s development zone and is often classified for agricultural use only. A cheap price compared to a plot with planning is an added temptation, but no matter how convincing the sales pitch, you’ll be unlikely to get planning permission.

2. Contaminated brownfield sites

Industrial buildings have their merit but there are two things to watch out for. Has ‘change of use’ been applied to residential? Is there contamination on he site? Former petrol stations, car garages, scrapyards and workshops are a red flag. This is because contaminants may still be present in the ground, even if you had plans to demolish and replace the building. A soil survey will assess this but doesn’t guarantee planning permission.

3. Dubious planning history

A plot of land for self build with planning history isn’t always an indicator that permission won’t be possible. However multiple refusals needs careful scrutiny – another attempt may be looked upon unfavourably by planning. Your hope is a watertight application with a careful design, which accommodates all the past refusals, is enough to convince them.

4. Ancient trees, large trees or too many trees

A leafy building plot is an attractive proposition but should ring alarm bells when it comes to building. It isn’t always a straightforward matter to fell trees to clear your plot, provide access for construction vehicles, or build your foundations. Significant trees that could be harmed during building work are protected by tree preservation orders (TPOs). A register is available at the council. Even if trees don’t have TPOs, planning may request a tree survey as part of your application if they have concerns. This could result in new TPOs.

5. Too steep of a building plot

When finding a plot to build on, land with an extreme gradient will inevitably cost more to level to create a suitable building plot. Do the maths first as a as you will spend a large chunk of your budget getting out of the ground: excavating, removal and disposal; large, deep piled foundations; retaining walls; and a more complex house design. The expertise of a quantity surveyor and a land survey will be essential to confirm detailed prices and precise measurements for your architect to work with.

6. Protected wildlife

A number of wildlife species are protected by law which means if the building plot has a habitat that needs protecting. If this is the case, measures must be taken before any building work begins. This will take time and cost money. An ecologist has to be on site on numerous occasions but is restricted to certain times of the year, appropriate for that species. As a rule of thumb, watch out for old and derelict buildings, which are often home for bats and owls; ponds for crested newts and reptiles; woodlands for badgers.

7. No service connection to the building plot

Connecting a plot to the services will be time-consuming and expensive to resolve. The distance between the plot and the connection point may be considerable and could cross over neighbouring properties, whose permission you will need. The appropriate utility company needs to be informed and permission can take months to be agreed. In some cases, they may refuse if there isn’t capacity for an additional connection. Likewise, if there’s a man-hole or public services that run beneath where you want to build, find out if the utility company will be able to move them. This could take months to action and you’ll need to pay for the pleasure.

8. Flood risk at the building plot

Approach a plot of land for self build that’s near a river or lake with care. But if planning permission is already in place, it will already have been allocated a flood zone rating. You can check here: flood-map-for-planning.service.gov.uk. Plots in flood zone three have a high chance of flooding. They will need a flood assessment by a flood risk specialist to determine specific design details like the foundations, which will impact on your build budget. Watch out for plots next to open farmland, prone to flooding, that could create a run-off.

At a glance

– Is there a logical place to create safe access?
– Is access on the actual plot? Will you need permission from a neighbour?
– Is there enough space for a house, garden and parking? Is there room to turn the car around?