How to design & build

your own home

2ND EDITION

JULIAN OWEN
Dedication
To Jill, Katy and Laurie

© RIBA Publishing, 2021 Commissioning Editor: Ginny Mills

Published by RIBA Publishing, 66 Portland Place, London, W1B 1AD Production: Jane Rogers
ISBN 9781859469392 Designed and typeset by Studio Kalinka
The right of Julian Owen to be identified as the Author of this Work has Printed and bound by Short Run Press, Exeter
been asserted in accordance with the Copyright, Designs and Patents Cover image: Timber-frame private house, Farnham, Surrey:
Act 1988 sections 77 and 78. BWP Architects.
All rights reserved. No part of this publication may be reproduced, While every effort has been made to check the accuracy and quality
stored in a retrieval system, or transmitted, in any form or by any of the information given in this publication, neither the Author nor
means, electronic, mechanical, photocopying, recording or otherwise, the Publisher accept any responsibility for the subsequent use of this
without prior permission of the copyright owner. information, for any errors or omissions that it may contain, or for any
British Library Cataloguing-in-Publication Data misunderstandings arising from it.
A catalogue record for this book is available from the British Library. www.ribapublishing.com

DOI: 10.4324/9781003231257
 Dedication ii
About the Author v
Acknowledgements v
1 Why Self-build? 1
2 Project Preparation 15
3 Finding and Assessing Your Plot 49
4 Appointing and Working with an Architect 97
5 Design Influences 115
6 Rooms and Layout 139
7 Getting Planning Permission 157
8 Getting Building Regulations Approval 179
9 Procurement and Construction Methods 193
10 Preparing for Construction 211
11 Building the House 229
12 Case Studies 261
Project Timeline 276
Useful Contacts 278
Recommended Reading 279
Glossary 279
Image Credits 280
Index 281
Many people dream
of building their
own home.
 v

About the Author

Julian Owen is an architect with over 25 years’ experience of

running his own practice in Nottingham. He has authored several
books, including Self-build and Home Extension Design for RIBA
Publishing. He is a founder and director of ASBA Architects, a
network of locally based practices that markets its members
to self-builders and members of the public who wish to alter or
extend their homes. In 2004, he received an MBE for services
to architecture.

Acknowledgements
My thanks to all of the practices and architects featured
in this book, as well as Ginny Mills and Clare Holloway at
RIBA Publishing, the staf of Julian Owen Associates and
1st Architects, and the Directors and members of ASBA
Architects Network.
1.0
Gokay Deveci Architect and
Model D Homes, private house,
Aberdeenshire.
 Why
Self-build?

1
DOI: 10.4324/9781003231257-1
1.1
Orme Architecture, private
house, Wells, Somerset.
 Why Self-build? 3

Introduction 1.2
A traditional

B
Scottish croft.
uilding your own house could become
a major personal achievement. It is
an opportunity to personalise almost
every aspect of your home environment
in ways that will change your life. There are
countless inspiring stories of self-builders
to be found on TV and in magazines, usually
showing the successful families standing
proudly in front of their dream home. If you 1.3
A recreation of a
would very much like to take this path yourself Stone Age hut at Escot
and have no experience of a major building Wildlife Park, Dorset.
project it may seem daunting. This is a normal
and entirely rational reaction but don’t let
it put you of. There is a wealth of advice,
support and professional help out there to
guide you through the process of designing
and building your home and this book could
be your starting point. It is arranged as a step-
by-step guide covering all the key issues that
you will have to understand to complete a
project, with sound advice illustrated by a few
of the stunning buildings created every day by
does not work well. Given the choice, only a
people just like you.
ffth of homeowners would buy a new house
Self-build has been around since humans and half of us prefer an older building. In
left the caves and started assembling twigs 2017 the UK government recognised there
and leaves to make a shelter. For millennia, is a problem when it published a report,
most homes were built by their occupant, ‘Fixing Our Broken Housing Market’, which
or on their behalf by local builders. In more recognised that self-build should have a
recent times, housing provision in the UK greater role in diversifying the market and
has developed to the point that if we want to reducing the housing shortage. Many newly
live in a new home we assume that someone built homes are not up to scratch and are
else will have to provide it for us. We are left very expensive whereas self-built homes
to pick from whatever they decide to make generally have more individuality and are
available, regardless of our individual needs better designed and built. They are also more
and preferences. According to many surveys economical, saving up to a third of the cost of
carried out in the last few years this system buying one from a developer.
4 Self-build

Given the many benefts of self-build you

may wonder why it is not more popular. It
makes up only between 5% and 10% of the
houses built every year, roughly 10,000 to
15,000 in all (depending on whose fgures you
believe). The main barriers are obtaining a
plot and persuading a bank or building society
to provide funding. But the powers that be in
national government have realised that a lack
of support and encouragement is also part of
the problem, as well as bureaucratic hurdles
such as getting planning permission – a
process which is geared to favour applications
for hundreds of houses rather than individual
self-builders.
In stark contrast to the UK, in other countries
such as Austria, Germany, Italy and Belgium
self- and custom-builds make up around
50% of the market. Japan and the USA also
have their own ways of self-building and it is
considered a perfectly normal, mainstream
activity. Almere, Holland has been held up as
a role model by UK experts, where families are
free to build as they wish, whether custom-
build or self-build, as long as they follow a
design code. Many of the issues that would
otherwise make it difcult, such as services,
irrigation and road connections, are already
organised for them.
Now is a better time than ever to build your
own home in the UK because there have
1.4 1.5 been some signifcant developments in the
Henning Stummel ADAM Architecture,
private house, Bighton
past decade. The National Custom and Self
Architects, Tin House,
London. Grange, Hampshire. If you Build Association (NaCSBA) was formed in
want to create a genuine 2008 to promote the concept and to lobby
Georgian-style house
it is important to get government to make it a genuine alternative
the proportions and on a par with any other option available to
details right.
homebuyers. The result of the association’s
 Why Self-build? 5

1.6
Orme
Architecture,
private house,
Wells, Somerset.

1.7
Stan Bolt Architect,
private house, Highwood,
Colaton Raleigh, Devon.
6 Self-build

in Oxfordshire. It comprises 188 hectares

which will eventually sustain 1,900 self- and
custom-built dwellings. ‘Passports’ have been
created for each plot that describe some
design rules, the building materials preferred
and details about the site such as services
and ground conditions. If the guidelines in
the passport are followed then planning
approval is confrmed within four weeks,
with a condition that the house is completed
within a set timescale. Perhaps partly due
to seeing the success at Graven Hill, many
local authorities have developed their own
proactive measures in areas as diverse as
1.8 work was a major achievement – the Self-
Julian Owen
Stoke-on-Trent, Bristol, Carlisle, Gloucester,
build and Custom Housebuilding Act
Associates, private York and Glasgow.
house, Nottingham. (2015). This legislation was followed by
other laws and government initiatives. Local
authorities are now obliged to measure What is Self-build?
the demand in their area by keeping a ‘Self-build’ has been used by the UK
Right to Build Register with the details of construction industry as a generic term for a
anyone who wishes to self-build. They must long time. It is applied to anyone who arranges
then adjust their policies so that planning the design and construction of a home that
approvals meet that demand within three they then occupy regardless of how they
years. The key legislation governing the way achieve this goal. Outside the industry the
that planning applications are decided, the description ‘self-builder’ is associated with
National Planning Policy Framework (NPPF), someone who digs the foundation trenches
now makes at least a passing reference and builds the walls, supplying most of the
to encouraging self-build. In spite of this labour themselves at weekends. There
enthusiasm from Members of Parliament, are those who do this, but they are in the
there has been a mixed take-up by local minority. Most people lack the time, skills and
authorities. Many have embraced the desire to take the risk involved and so use a
concept enthusiastically whilst a few show professional team. A far more accurate term
little enthusiasm, despite the legislation would be ‘self-procured’ housing but this
requiring them to publicise the list. does not roll of the tongue so readily. You
Cherwell District Council seized upon these could see it as a spectrum, with DIY at one
initiatives early, beginning a game-changing end and custom-build at the other, with the
development at Graven Hill near Bicester rest in between.
 Why Self-build? 7

WAYS YOU CAN BUILD

YOUR OWN HOME

DIY
The house is almost entirely managed and
built as a mega-scale DIY project.
Self-manage
Professionals and trades are managed and
they carry out most of the building work.
Professional team
An architect designs the house and it is
constructed by a building company.
Kit supplier
A design is chosen and the kit is erected by
the supplier, who sometimes completes the
rest of the build as well.

Custom-build
The site is procured by a company that then
builds from a range of diferent house types
and sizes.

Group self-build
Like-minded individuals get together, pool
their resources and build several houses
on one site, sometimes assisted by local wealthy. The ultimate aim of all of us who are 1.9
BWP Architects,
councils or housing associations. enthusiasts of self-build is to make it available
private house,
to every homeowner. In theory if you can aford Farnham, Surrey.
to buy a house, you should be able to self-build
Te Future and it is institutional, cultural and commercial
structures that in the past have put up barriers.
Self-build is becoming a more viable option One enduring myth is that there are no plots to
for homeowners and the signs are that it will be built on. Actually, there are plenty, but in a
continue to grow in popularity. A recent NaCSBA form that makes it available only to commercial
survey found that 30% of people would do it housing developers, usually on a large scale,
if they had the option and around 100,000 involving hundreds of houses. More forward-
are looking for a plot at any one time. The TV looking companies are realising that there are
programme Grand Designs has played an opportunities to change this stale, 20th-century
important role in promoting the possibilities, culture and make a proft doing so. Custom-
but it has tended to include a lot of larger, build makes it possible to ‘scale up’ self-build
more expensive houses which implies that into a retail experience where customers
it is available exclusively to those who are visit a company’s ofce or website, choose
8 Self-build

1.10
Orme Architecture,
private house, Otter
Farm, Somerset.

1.11
BWP Architects, timber-
frame private house,
Farnham, Surrey.
 Why Self-build? 9

a fully serviced plot and then pick a route, be essentially the same for everyone, with the
it bespoke or from a range of predesigned responsibilities changing between self-builder
modular house types. This approach chimes and the diferent professionals who are
in with the latest technology used for available to assist them.
prefabrication and computers that allow us to
assemble a design from a set of modules on a Some Frequently
screen. All this is run-of-the-mill in many other
Western countries, making the UK the odd one
Asked Questions
out, something that is set to change in the ‘I DON’T WANT TO DO THE
years to come. BUILDING WORK MYSELF.
In April 2021 the UK government announced AM I A “SELF-BUILDER”?’
a ‘Help to Build’ scheme designed to make As far as many people are concerned, you are.
self-build easier and more afordable. It The title used to be applied only to those who
increases the percentage of loans available actually carry out a signifcant portion of the
and contributes to the cost of the build once construction work themselves. Unfortunately,
the house is complete. The scheme is a no one had come up with a snappy term for
recognition of the value of self-builders to the people who get a professional builder to carry
nation and the government’s commitment to out the work on their behalf. The term ‘self-
increasing their numbers builder’ is now used as shorthand for anyone
who arranges the design and build of their
Te Structure of this Book own home. It sometimes causes confusion
but for the moment it’s the only term in
This book is set out to follow broadly the common usage.
design and construction process of an
individual house and can be used as a guide WHY DO IT?
self-building. It is based on the work of my The are many good reasons. Saving money
architectural practice which has assisted is often a major motivation because if a
self-builders for 30 years, so there are plenty project goes well and the tax advantages are
of tips and warnings of potential pitfalls that fully exploited it is possible to make tens of
refect broad experience of many diferent thousands of pounds. However, the incentive
types of projects. There are several paths you most consistently stated is that it allows a
can follow depending on your resources and family to customise a home to suit their own
how much work you do yourself. The timeline individual tastes and requirements. A general
used here is based on a typical progression, dissatisfaction with the newly built houses on
where an architect is used to complete a the market in the UK is also an inducement.
design and then a main contractor builds
the house. The variations to the theme are
discussed later in the book, but the route is
10 Self-build

CAN I AFFORD IT?

If you can aford a detached house in the area
where you want to build you can aford to
build your own – if you can fnd a plot.

AM I THE SORT OF PERSON WHO

CAN DO THIS?
People from all walks of life get their own
house designed and built. Some formal
management skills are useful, but many
people who are bringing up a family have
proved very adept at dealing with planners,
architects and builders – raising children
probably gives you a grounding in all the
skills you need to cope with them. Personal
qualities are more important than knowledge
of the building industry or even a track record
of DIY projects. You can get expert help
1.12 almost every step of the way and it is entirely
Featherstone WHY SHOULD YOU DO IT? up to you how much you do yourself. Some
Young Architects,
Stonecrop House,
Strong desire to create an individual home. couples successfully divide responsibilities
Rutland. Cheaper than buying new. between them. For example, one leading on
the design side and the other dealing with
A jump up the housing ladder.
fnancial management.
Enthusiasm for DIY.

Dissatisfaction with the lack of character in newly built HOW LONG WILL IT TAKE?
housing estates. The average time from fnding a site to moving
Desire to live in an eco-friendly, energy-efcient house. in is a year to 18 months if you use a single
An individual home is a status symbol. professional builder to do the work. If you
decide to do all the building work yourself
the construction programme is likely to be
much longer than a year. The time needed
before this to fnd a site is difcult to quantify
because it varies enormously. Some people
inherit land or are given a plot or realise that
their own garden is large enough to build on.
Others spend many years looking before they
fnd the right spot for their dream home.
 Why Self-build? 11

IF IT’S SO GREAT, WHY ISN’T

EVERYONE DOING IT?
There are many reasons why there are fewer
self-builds than there should be. A major
limitation is that although there is plenty of
building land around, most of it is sold as
large multi-plot sites. For example, in the
English greenbelt it is easier to get planning
permission for a huge housing estate than it is
for a single house. Another reason is cultural.
Unlike the Scandinavians or North Americans,
we have been brought up to believe that
we have no choice but to make the best of
whatever housing is ofered to us by the
market. For a long time, this arrangement has
served politicians, planners and developers
very well. The people who have lost out are
homebuyers. 1.13
Innes Architects,
WHERE CAN I FIND OUT MORE? private house,
Porthcothan,
Because this is a thriving and expanding Padstow.
market there are some excellent sources
of reference available in the form of books,
magazines and websites. There are exhibitions
which are regularly staged across the UK, and a
permanent self-build centre in Swindon.

1.15
Roderick James
1.14 Architects, oak-
Exhibitions are one framed private house
place to get advice with SIP panels,
and information. Cornwall.
12 Self-build

SOURCES OF INFORMATION
( SEE RECOMMENDED READING SECTION FOR MORE SUGGESTIONS AND FULL DETAILS )

MAGAZINES

Build It The oldest magazine for self-builders with lots of case studies and practical advice.

Homebuilding & Renovating A good quality publication that deals with all kinds of domestic building projects,
including one-of houses.

Self-build & Design A good source of ideas, in design terms as well as more practical matters.

Grand Designs A tie-in with the Channel 4 TV series.

BOOKS

Building Your Own Home by One of the frst books to tackle the subject comprehensively, this book gives a thorough
David Snell grounding in the whole process from start to fnish.

The Housebuilder’s Bible by This covers many of the practical issues, with detailed and updated guidance on
Mark Brinkley building costs.

The Green Self-build Book by Jon Written by one of the pioneers of self-build in the 1970s and 1980s, it has some good
Broome advice on building an eco-home.

EXHIBITIONS

The National Homebuilding & This is held annually, usually in March, with associates regional exhibitions.
Renovating Show, NEC

Build It Live Three regional exhibitions a year in the South East, North West and
Central regions of England.

The National Self Build & A permanent exhibition and advice centre, based in Swindon.
Renovation Centre

KEY PEOPLE

You will have to deal with a range of individuals, ofcials and professionals
to get your house designed and built. Here are just a few of them.

Estate Agents Will probably act on behalf of the vendor when you purchase a plot. Very few specialise
in self-build.

Land- fnding Websites There are a number of sites that specialise in listing plots for self-builders.

Solicitors They will carry out conveyancing for the plot purchase, and assist with legal
restrictions like covenants, etc.

Building Society Managers/ You will probably need to borrow money and you need someone familiar with
Finance Brokers the special fnancial needs of your project.

Architects They can be used for fnding and assessing sites, designing the house, preparing local
authority applications, setting up a contract and managing the contractor on site.
 Why Self-build? 13

Kit Company Sales They will help you to choose and order a kit house from their company.
Representatives Some will ofer more support and advice than others.

Planning Ofcers The fnal decision on a planning application will be made by the senior planners or the
planning committee, but a planning ofcer can advise on what is likely to be approved
and what may be refused.

Planning Consultants Ifyou have a controversial application orwish to appeal against a refusal, a planning
consultant is trained in planning law and can improve your chances of success.

Structural Engineers Most buildings have structural details and calculations that need to be dealt with
by an engineer.

Quantity Surveyors A QS can prepare budget estimates at planning stage and detailed quantities for
contractors to price from. They are more useful on larger projects.

Building Control Ofcers/ An application for approval under the Building Regulations is quite separate from
Approved Inspectors the planning approval process. The building control ofcer or Approved Inspector
approves the application and inspects the work as it progresses on site.

Landscape Designers/ If your external works are extensive you may need a specialist.
Contractors

Party Wall Surveyors If your house is built close to a neighbour’s foundations and certain conditions apply,
you are obliged by law to serve a Party Wall notice on them. If there is a dispute a
specialist surveyor is likely to be needed.

Contract Managers/ With a small company the managerial role and the site supervision is carried out by
Foremen the same person. Larger companies split these responsibilities.

Subcontractors/ Strictly speaking, a subcontractor is employed by a building contractor, but the term is
Tradespeople often used to describe anyone with a specialised skill or trade.

Suppliers and If you are personally specifying products you will want to deal directly with the
Manufacturers suppliers. Most are happy to provide literature, samples and advice.

Builders’ Merchants Even if you don’t plan to order any materials yourself these are good places to see
samples of products and materials and gain valuable advice on using them. If you can
give them scaled plans they may also calculate the quantity and cost of the building
materials.

Accountants Given the size ofthe investment, an accountant can provide valuable advice on howto
maximise the tax benefts available which include avoiding VAT and CapitalGains Tax.

Energy Use Consultant The Building Regulations require calculations to be carried out to demonstrate the
likely energy use of the new building.

Ecologists Sometimes advice is required on the efect the building will have on the local ecology
such as bats, newts and rare birds. Often necessary as part of a planning application.