Custom and Self-Build Housing

Custom and self-build covers a wide spectrum of development.  Most people will need to commission an architect to design a house, and/or a builder to build it.  However, it can range from projects where individuals are involved in building or managing the construction of their home from beginning to end, to projects where individuals commission their home, making key design and layout decisions, but the home is built ready for occupation ('turnkey').  Custom and self-build is an ideal way to obtain a house that meets your exact requirements.  Depending on how much external help you require, it can also be a cheaper way to acquire a new home.

TheSelf-build and Custom Housebuilding Act 2015 (as amended by the Housing and Planning Act 2016) (opens new window) provides a legal definition of self-build and custom housebuilding. The Act does not distinguish between self-build and custom housebuilding.

Types of build

There are various types of custom build projects.
Individual custom build
An individual buys a plot of land and build a house to live in.  They may employ an architect, project manager, firm of builders, or do the work themselves.
Group custom build
A group of people come together to design and develop a custom build housing development which they then live in. They may build this themselves or with help from a developer to manage the project.
Developer led custom build
A larger site is divided into individual plots, usually with a design guide covering what is acceptable on the plots.  People can tailor the new property to their needs.

In considering whether a home is a self-build or custom build home, relevant authorities (including the Local Planning Authority when determining planning applications) must be satisfied that the initial owner of the home will have primary input into its final design and layout. Off-plan housing, homes purchased at the plan stage prior to construction and without input into the design and layout from the buyer, are not considered to meet the definition of self-build and custom housing.

If you are seeking to build a self-build home property or require further information, including how to apply for planning permission, guidance is available onthe Planning Portal. (opens new window) andGOV.UK (opens new window). We do offer pre-application advice,information is available on our website.

View our Frequently Asked Questions

Biodiversity Net Gain Exemption

If you are claiming an exemption under the self-build category.  Please follow these steps before making an application for Planning Permission:
1. Ensure your proposal falls within the definition of the Self-build and Custom Housebuilding Act 2015 shown below:
In this Act "self-build and custom housebuilding" means the building or completion by—
(a) individuals,
(b) associations of individuals, or
(c) persons working with or for individuals or associations of individuals, of houses to be occupied as homes by those individuals.
(A2) But it does not include the building of a house on a plot acquired from a person who builds the house wholly or mainly to plans or specifications decided or offered by that person.
2. Ensure your development meets the exemption criteria of:
(a) consists of no more than 9 dwellings
(b) on a site that has an area no larger than 0.5 hectares
3. Ensure the owner of the home has had the primary input into the design and layout of the dwelling.  You will be asked to demonstrate this through your submission for Planning Permission and this should include (but not limited to) a written statement setting out how the self-builder has had input into the design and layout of the home, where and what parts of the process, inspiration and how this has been executed/evolved, details of meetings, details of sufficient funds to build (i.e. self-build mortgage agreement) and a design and engagement brief setting out how the relevant parties will work together to deliver the project.
4. Ideally the person promoting the plot should be included on the Authority's Self Build Register at the time of applying for planning permission.
5. The description of development must include 'self-build' within its title.

Applications which fail to include the aforementioned information will not be validated (unless a relevant BNG metric is submitted) in accordance with the Council's Local List (PDF, 820 KB)(opens new window)

Please note a legal obligation will be required to secure the development as a Self-Build

If you are developing a site with one self build dwelling, the Council have produced a Self Build Unilateral Undertaking (Word doc, 34 KB)(opens new window) for your use together with the Self Build Unilateral Undertaking guidance notes (PDF, 196 KB)(opens new window).  Please note it is not to be used for multiple units.

With self build developments, it is likely you will also need to pay Norfolk RAMs.  Further information regarding this can be found on ourNorfolk RAMs web page.  A joint Unilateral Undertaking (Word doc, 33 KB)(opens new window) for both self-build and Norfolk RAMs has been created for this purpose together with the  joint Unilateral Undertaking guidance notes (PDF, 195 KB)(opens new window).

It is recommended that the proposed undertaking (updated in accordance with the guidance notes) is submitted electronically via email with your application at validation stage together with evidence of ownership.  Once the proposed undertaking is approved by the Council you should send the signed agreement with plan attached to the Case Officer.  Any changes to the standard form other than in accordance with the guidance notes will require legal approval and will incur additional legal fees payable by you.  It is therefore strongly recommended that the guidance notes are followed carefully and no amendments are made other than as directed in the guidance.

In order to process the Unilateral Undertaking, the Local Planning Authority charge an administration fee (non-refundable) and monitoring fee to collect, monitor and issue the tariff. The administration fee is £100 and an additional £150 monitoring fee per application is also required. The administration and monitoring fees are to be paid within 10 days of your planning application being validated.

A £100 title plan check fee is also required to ensure you have a legal right to sign the agreement. With this you must provide evidence of title to the application site.  The title check fee relates to the time incurred by the Council's planning lawyer in reviewing title and verifying that the document will bind the land, not the Land Registry fee.  This is necessary to ensure that obligations are enforceable.

Pay Self-Build UU Fee online

For more than one self-build plot a bespoke s.106 will be required for which you will need to enter into negations with the Council's solicitor to ensure appropriate drafting, to secure the required plots as self-build.

Legal Obligations

A legal obligation will be required to secure the development as Self-Build. If you are developing a site with one self build dwelling, the Council have produced standard form undertakings for your use together with guidance notes, which are available to download here.  Please note this obligation is not for use for multiple units.

With self build developments, it is likely you will also need to pay Norfolk RAMs, further information regarding this can be found on our Norfolk Recreational Impact Avoidance and Mitigation Strategy Action Plan page.  A joint Unilateral undertaking for both self-build and Norfolk RAMs has been created for this purpose.

It is recommended that the proposed undertaking (updated in accordance with the guidance notes) is submitted electronically via email with your application at validation stage together with evidence of ownership.  Once the proposed undertaking is approved by the Council you should send the signed agreement with plan attached to the Case Officer.  Any changes to the standard form other than in accordance with the guidance notes will require legal approval and will incur additional legal fees payable by you.  It is therefore strongly recommended that the guidance notes are followed carefully and no amendments are made other than as directed in the guidance.

In order to process the Unilateral Undertaking, the Local Planning Authority charge an administration fee (non-refundable) and monitoring fee to collect, monitor and issue the tariff. The administration fee is £100 and an additional £150 monitoring fee per application is also required. The administration and monitoring fees are to be paid within 10 days of your planning application being validated.

A £100 title plan check fee is also required to ensure you have a legal right to sign the agreement. With this you must provide evidence of title to the application site. The title check fee relates to the time incurred by the Council's planning lawyer in reviewing title and verifying that the document will bind the land, not the Land Registry fee. This is necessary to ensure that obligations are enforceable.

For more than one self-build plot a bespoke S106 will be required, which you will need to enter into negotiations with the Council's solicitor to ensure appropriate drafting, to secure the required plots as self-build.

Self Build Unilateral Undertaking (Word doc, 34 KB)(opens new window)
Self Build Unilateral Undertaking Guidance Notes for Applicants (PDF, 196 KB)(opens new window)
Self Build and GIRAMS Unilateral Undertaking (Word doc, 33 KB)
Self Build and GIRAMS Unilateral Undertaking Guidance Notes for Applicants (PDF, 195 KB)(opens new window)

Custom and Self-build Housing register

The Custom and Self-Build Register has been set up to measure the level of demand for custom-build and self-build plots in Breckland.
It enables Breckland Council to develop a strategy for delivering serviced plots for custom-build and self-build projects and to meet the demand for serviced plots by granting sufficient planning permissions for those on Part 1 of the register.

Please note the Custom and Self-Build Register application process changed in December 2024. If you were previously on the register you will need to reapply.

For further information on how to apply and what is required please click on the link below.

Custom Build/Self-Build Registration process

Opportunities

We are able to share opportunities for custom and self-build housing with persons on the register.  If you would like a plot you are selling to be included, please email housingenabler@breckland.gov.uk with details of selling price, contact details, and any other relevant information. 

Monitoring

If you have any questions about the custom and self-building housing register, please email our Strategic Housing Team at housingenabler@breckland.gov.uk