Building from the Ground Up: How to Get Planning Permission for a New Build Home

How to secure planning permission for a new build or self-build home

At RISE, we believe in homes that do more than shelter - they connect. To place a new building on a piece of land is no small act. It asks questions. Of the land. Of the council. Of the community. And most importantly, of you.

This guide walks you through the real work that starts long before the first brick is laid: gaining planning permission. Planning permission rarely makes it into the final cut of home-build TV – but skip it, and the rest never happens.

Let’s get into it.

A contemporary self-build home designed to respond to planning constraints with clarity and confidence – blending low-energy design with contextual form

What counts as a new build?

Let’s start with clarity. A new build isn’t a barn conversion, a flat reconfiguration, or a warehouse turned into a home. It’s something built entirely from scratch. Foundations, frame, fabric, finishes - the whole structure is born anew.

Whether you're building for yourself, for sale, or for investment, a planning application is your gatekeeper. Sometimes a site may already carry permission, but often, you’ll need to secure it yourself.

Self-build: What it really means

A self-build is more than just managing your own plot. It’s personal. You’re not just the client – you’re part of the creative force behind the project. That involvement, that ownership, is now recognised in planning law. Under recent legislation, councils are expected to support custom and self-build applications, especially if they’re behind on their quotas.

It’s worth registering your intent with your local council. While it won’t hand you a site, it signals that demand is there - and councils have a responsibility to respond.

Why planning matters

Planning permission isn’t a rubber stamp. It’s a contract of trust. Between you and the council. Between the design and its surroundings.

Local authorities assess your proposal against what's known as “material planning considerations” – including:

• Sunlight and overshadowing

• Overlooking and privacy

• Conservation area or listed building impacts

• Parking and highway safety

• Daylight, noise, trees, ecology, and sustainability

The aim? To ensure the right kind of development happens in the right places. And increasingly, that means low-energy homes with long-term value - the kind we design at RISE.

The right team makes all the difference

☉ The Architect

A good architect can help you meet the minimum. A great one sees possibility in the places others overlook.

We know how to shape a vision that feels true to you and earns the council’s trust. We read policy like a language, interpret local character with respect, and always design with sustainability at the core - low-energy strategies, considered materials, and minimal embodied carbon.

☉ The Specialist Consultants

Depending on your site, you may also need input from:

• Ecologists

• Tree consultants

• Flood risk or transport engineers

• Daylight/sunlight assessors

• Energy and heritage consultants

While it may be tempting to cut corners, the truth is this: councils need evidence. And these consultants help provide it.

Should you speak to the council first?

In most cases, yes. A pre-application meeting can provide early feedback, spot red flags, and build goodwill.

Some councils treat pre-apps as essential etiquette. Others offer them as formal consultations. Either way, going in with professional drawings and a clear, well-considered narrative gives you a better chance of being taken seriously.

That said, not every site benefits from this step. A good architect will help you assess whether the time and cost are justified.

Understanding your permission type

There are two key routes:

• Outline permission
  A way to test the water before going all in. It covers the principle of development but leaves the details for later.

• Full planning permission
  This is where the real momentum begins. You submit a complete design, and if approved, you're cleared (subject to conditions) to start building.

Each comes with its own risks and benefits. Timing, cost, and strategic phasing are all part of the equation. Choose the right route with care.

After submission, what happens?

Once your application is submitted:

→ The council assesses your site
→ Neighbours may be consulted
→ Your proposal is reviewed against local policy and design guidance

Legally, a decision should be made within 8 weeks, but delays are common. Some councils collaborate to refine proposals. Others don’t.

If refused, you can appeal. An independent planning inspector reviews your case with fresh eyes. Sometimes, that’s what it takes to unlock approval on a fairer playing field.

Planning conditions: the fine print

Even if permission is granted, you may need to discharge planning conditions before breaking ground. These often cover materials, biodiversity measures, energy performance, and more.

Don’t underestimate the time this can take - factor it into your build schedule.

What if you’re a developer?

Scaling up brings its own pressures - multiple units, more neighbours, deeper scrutiny. You’ll need to think not just about what you're building, but how it functions as a small community.

Access, parking, tree strategy, noise, and sustainable drainage - all of it comes under the microscope.

This is where experienced architects, planners, and consultants aren’t just useful. They’re essential.

Final word: Build with purpose

At RISE, we’ve helped clients secure planning for everything from pioneering self-build homes to large-scale cultural buildings. Our approach is holistic. We don’t just draw plans - we craft stories that resonate with planners, communities, and the land itself.

We believe that new homes can tread lightly and speak boldly.

Thinking of building your own low-energy home?
→ Let’s talk about how to turn your idea into planning-approved reality.

☉ Email: architects@risedesignstudio.co.uk
☉ Call: +44 (0)20 3947 5886

RISE Design Studio: Architects, Interior Designers and Sustainability Experts
Company Reg No: 08129708 – VAT No: GB158316403
© RISE Design Studio. Trading since 2011.