Thinking about building your own home or developing a plot? It all sounds romantic at first: blank slate, freedom of design, your dream layout. But before you can even think about foundations, you need to navigate the maze that is new build planning permission. And let’s be honest – it’s not exactly a walk in the park.
This guide cuts through the waffle. Whether you’re a first-time self-builder, a small developer, or someone staring at a patch of land wondering if it’s even buildable, here’s what you need to know – and what they don’t always tell you upfront.
Let’s clear something up straight away: a new build isn’t just a shiny Barratt home or a developer estate. In planning terms, a new build is any standalone dwelling that didn’t exist before – built from the ground up.
If you’re laying new foundations, creating a new address, or building on land that hasn’t previously housed a self-contained residence, you’re creating a new build. That includes:
A one-off design on a rural plot
A self-build dream project on infill land
Even a replacement dwelling (in some cases) if the footprint or design changes significantly
What matters is the creation of a new residential unit – not whether you’re doing it as an individual or through a developer. And yes, every new build needs full new build planning permission.
Demolition of Bungalow & Two New Dwellings – Twin House
There’s more than one way to create a new home. Some are grand, some are modest. Some are speculative, others are personal. Most fall into one of these categories:
Yes. Without exception. Unlike some home extensions or outbuildings, new dwellings do not benefit from permitted development rights. If it’s a house and it didn’t exist before, full planning permission is required. That means submitting a detailed application to your local authority, complete with architectural drawings, planning statements, and sometimes specialist reports. There’s no shortcut.
It doesn’t matter if the new house is modest, hidden, or replaces something else – if it’s new, you need permission. Even temporary dwellings like cabins or tiny homes usually trigger the same requirement if they’ll be used as a primary residence. It’s one of the most clear-cut parts of planning policy.
Now, what if you demolish and rebuild a house exactly as it was – same footprint, same height, same external appearance? It’s tempting to assume you wouldn’t need permission, but technically, you still do. Demolition of a dwelling and its replacement still falls under full planning, because you’re creating a new building in planning terms, even if it looks identical. The planning system doesn’t automatically carry over permission just because something already existed – that permission is tied to the building itself, not the land. That said, if your local authority has a history of supporting replacement dwellings, and your proposal is truly like-for-like, you’ll likely find the process more straightforward.
New Build Development of 3 Family Homes – Trinity House
Most local planning authorities offer a pre-application advice service. You pay a fee (sometimes more than a ‘real’ planning application), submit initial proposals or concepts, and the council gives informal feedback. It’s not binding, but it helps. Think of it as a temperature check. For straightforward plots, it might be unnecessary. But if your proposal is unusual, the site is tight, or there’s a history of refusals nearby, pre-app can save you a headache later.
That said, don’t treat pre-app feedback as gospel. Planning officers often hedge their answers, and different officers can interpret the same policy in different ways. But it’s a chance to clarify the major issues early – height, density, access, parking, trees – and adjust your design before investing in full drawings and architectural fees. Also, unlike formal applications which must- in most cases- be decided within 8-12 weeks, there is no official guidance for timelines with pre-applications, so you could be waiting a while until you recieve feedback on your proposal.
New Build Sketch Scheme for Pre-Application – Twin House
Submitting a new build planning application isn’t just about drawing up a floorplan and hoping for the best. The reality is that planning departments expect a full, detailed package – not just to understand what you’re proposing, but to judge how it fits with the wider context, policy, and practical constraints.
At a minimum, you’ll need to include:
Depending on the site, further supporting reports may be required. If the land is within a flood zone, near protected trees, or close to sensitive habitats, you’ll likely need:
And if you’re in London or another urban authority, expect more. Many boroughs now also require:
Most local authorities publish a “validation checklist” – a kind of planning shopping list – outlining exactly what needs to be submitted for an application to be validated. Miss just one required item and your application could be rejected before it even gets to a planning officer’s desk. It’s frustrating, but it’s how the system works. Always double-check the list for your borough or district before you submit.
The truth is, the current planning policy context is incredibly subjective. Most local plans will talk about character, context, and the importance of responding to the local vernacular. But what does that really mean?
In practice, planners are looking for a design that sits well with its surroundings – not necessarily something identical, but something that complements and doesn’t dominate. Massing, roof design, materials, proportions – these all matter. So does fenestration (window layout), ridge height, front garden depth, even boundary treatment.
You don’t have to mimic the house next door, but you do need to make the case that your proposal is a logical addition to the street or landscape. Bold designs can work, but only with clear justification and a design-led approach.
It’s no secret that plenty of new build applications get refused – and more often than not, it’s for reasons that could have been avoided with a bit more foresight.
Some of the most common pitfalls include:
Sometimes it’s not the idea of a new house that causes concern, but how sensitively it’s been handled. Planning officers are looking for signs that you’ve taken the site’s constraints seriously – whether that’s preserving trees, minimising neighbour impact, or integrating with the existing street scene. Show that you’ve considered these things early, and you’re far more likely to get a positive result.
New Build Planning Permission for 3 Family Homes – Trinity House
If you unfortunately end up with a refusal from your local authority, it’s not game over. You can appeal to the Planning Inspectorate, but appeals are slow – expect four to six months at least – and they aren’t guaranteed. In many cases, it’s quicker and smarter to tweak the scheme and reapply, especially if the refusal was based on just one or two issues. Planners want to say yes, but only if you give them the right reasons.
Planning permission isn’t the end as with any project, rather the start of the next phase. You’ll need Building Regulations approval (a completely separate process), discharge of any pre-commencement conditions, and potentially party wall notices or Thames Water build-over agreements. You’ll also need to notify CIL liability if the local authority charges it. And then there’s warranties, insurance, utilities, and construction logistics.
Planning permission lasts 3 years from the date of approval, giving you plenty of time to prepare and source funding for your project. For information on new build costs, see our article here on How Much Does it Cost to Build a New House in 2025 UK.
This is where early design thinking pays off – if your new build design team or planning consultant has been thinking ahead, you’ll have fewer surprises in the build phase.
Getting new build planning permission isn’t easy – and it shouldn’t be. Building a house from scratch is a big deal, and planning policy exists to make sure that what gets built works for future residents, neighbours, and the character of the area.
But it’s not a closed door. With the right site, a thoughtful design, and a solid understanding of local policy, new homes can and do get approved every day.
Just go in with your eyes open – and work with a trusted specialist like us to make sure your paperwork is in order before approaching the council.
If you’re thinking of building a new home and would like some guidance on the next steps, get in touch with our team today to find out how we can help you achieve your property goals.
One of our team will get back to you as soon as possible.
Share your ideas with us, and one of our experts will get back to you as soon as possible.