A redundant police office in Hurstpierpoint, West Sussex, is being offered as a ready-made redevelopment opportunity for self builders and renovators.

The freehold site already has approval in place for a detached two-storey self-build home, removing one of the biggest barriers associated with small development plots.

The project is currently listed on Plotfinder alongside other self-build opportunities available across the UK.

What is the plot and what was it used for?

The building plot currently contains a former single-storey Sussex Police office that was previously used for neighbourhood policing operations, before becoming surplus to requirements.

Unlike larger former police stations, the building was not designed as a custody facility, and instead was operated as a smaller administrative base for local policing activity.

The existing structure occupies a modest infill-style plot, making it more suited to replacement redevelopment than large-scale conversion.

What planning permission has been approved?

Planning permission was granted for the demolition of the existing police office, and construction of a detached two-storey, two-bedroom dwelling.

Obtaining approval to redevelop former police buildings can often be difficult due to concerns around parking, site access, neighbouring properties and the suitability of changing public-service buildings into residential use.

The fact that this plot already has approved permission in place removes a significant level of uncertainty for buyers, and avoids the lengthy planning process that many self builders face when purchasing undeveloped land.

How can you buy the plot?

The freehold site is currently being marketed with a guide price of offers in excess of £175,000.

Because planning consent has already been secured, buyers can focus on demolition, build costs and project timelines rather than preparing a fresh planning application from scratch.

The listing is available through Plotfinder, which features development land, conversion opportunities and self-build plots currently for sale across the UK.

A rural workshop conversion project with planning permission for three homes has been listed for sale in Devon for £375,000.

The site, near the village of Bradworthy close to the Cornwall border, includes a substantial steel-framed building and more than 1.5 acres of surrounding land.

The building plot is listed on Plotfinder, where buyers can view additional details about the site, planning history and development potential.

What the plot includes

The site includes a detached steel-framed workshop building with olive green profiled metal cladding, a pitched roof and an internal footprint of around 1,625 sq ft.

Set within a sizeable yard extending to approximately 1.53 acres, the plot also features extensive hardstanding, level ground and surrounding mature tree lines that provide privacy and screening.

The level hardstanding could be used for parking, storage or additional outdoor space alongside the approved homes.

What the plans are for

Full planning permission has already been granted for the building to be converted into three contemporary residential dwellings.

The approved scheme would see the existing structure transformed into three separate homes arranged across two floors, each designed with three bedrooms alongside open-plan living and dining spaces.

Planning records also show a certificate of lawful development for a barn conversion was secured earlier this year.

How to buy the abandoned plot

With permission already granted for three homes, the £375,000 site is ready for a buyer to take the project forward.

The listing states that mains electricity and water connections are available nearby, perfect for those looking to start work on their project immediately.

Further information, images and planning details can also be viewed through the plot’s listing on Plotfinder, where you can find all the information you need before buying the plot.

It now costs £76,000 more to build an average home than it did in 2020, according to new research from the Home Builders Federation (HBF).

The report says a wave of new taxes, levies and regulations introduced over recent years is behind the rise, affecting multiple stages of the building process from planning through to completion.

We look at what government mandates specifically are being blamed on the rising homebuilding costs and what recommendations are made to reduce the burden on homebuilders.

How much have homebuilding costs risen?

The HBF’s The Viability Crunch report estimates that £76,000 has been added to the cost of building an average new home since 2020.

It says this is equivalent to more than 20% of the average new home value of £365,000.

The increase is made up of:

• Over £37,000 from materials and labour inflation
• Around £23,000 from regulatory costs
• Over £7,000 from taxes and levies
• Around £7,000 from site-specific requirements such as environmental mitigation measures

What taxes, levies and regulations are being blamed?

The report points to a series of policy changes introduced since 2020 as key drivers of higher costs.

These include the Building Safety Levy, due to come into force in 2026, which will apply to all new homes. It also highlights the rising Landfill Tax, higher Section 106 contributions for local infrastructure, and the introduction of Biodiversity Net Gain rules that require developers to deliver environmental improvements or purchase credits.

It further points to the Future Homes Standard, which will require higher energy-efficiency standards, including low-carbon heating systems, alongside wider building regulation changes covering water efficiency, accessibility, digital connectivity and EV charging infrastructure.

The report says these measures are adding substantial new cost layers on top of construction inflation.

How are these changes affecting delivery?

The report says the combined impact of rising costs and regulation is making more housing schemes difficult to deliver.

It highlights that environmental requirements can be difficult to meet on-site, while off-site solutions such as biodiversity credits are often limited and expensive. It also points to increasing regulatory complexity across multiple standards, which adds both cost and delay to projects.

As a result, it warns more sites are failing viability assessments, reducing the number of homes that can realistically be built.

Industry warning for the government

The Home Builders Federation is calling for a review of the combined impact of taxes, levies and regulations introduced since 2020.

It is urging Government to pause further cost-adding measures and reassess existing policies, including the Building Safety Levy and Landfill Tax increases.

HBF chief executive Neil Jefferson said: “While the industry supports the ambition behind some of these policies, there has been little consideration of their combined impact. The fact that house completions have remained slow clearly shows that planning reform alone is not enough and that other pressures are at play.”

He added: “If Government wants the private sector to deliver, it must create the right conditions for it to do so. Without urgent action to review and reduce the overall cost burden, the delivery of both private and affordable homes will remain at risk.”

A one-acre former workshop site on the edge of Marham with a varied past including use as part of a military gym and later an engineering premises has been given outline planning permission for potential homebuilders.

The scheme allows for four self-build homes, opening the door to a small, design-led development in a village setting.

With the site now vacant following the closure of its previous business use, it presents a rare consented opportunity for individual builders or small-scale developers looking for a project in a well-connected Norfolk location.

What the plot includes

The plot extends to approximately one acre and comprises a cleared former commercial yard with workshop buildings that are expected to be demolished as part of the approved redevelopment.

It was most recently used for engineering and fabrication before becoming vacant. The freehold site is offered with vacant possession and benefits from established road access on the edge of the village.

Mains water and electricity are connected, including single and three-phase supply, while drainage is currently managed via a private system within the site boundary.

What the planning permission allows

Outline planning permission has been granted for the demolition of the existing buildings and the construction of four self-build homes.

The approval establishes the principle of residential development, with detailed matters such as design, layout and appearance to be agreed through subsequent applications.

The planning permission effectively enables a small-scale custom-build scheme, providing flexibility for individually designed homes within the approved development framework.

How the plot is being brought to market

The site is being offered at a guide price of £480,000 and is available freehold with planning already in place, positioning it for self-builders or small developers seeking a consented opportunity.

If you are looking to take on the opportunity then all the details on the site can be found on Plotfinder.

Interested parties are advised to review the outline permission and make direct enquiries via the listing agent for full technical and legal documentation before proceeding.

London housebuilding has fallen to levels described by industry figures as having “collapsed,” with reported starts at just 5,891 in 2025 – around 94% below the city’s housing target.

Senior industry voices argue this reflects a structural breakdown rather than a cyclical slowdown, with one describing the situation as a “systemic failure.”

The combination of weak demand, regulatory friction, and viability constraints is increasingly being cited as the core driver of the shortfall in the number of houses built.

Industry warning – 'collapsed' delivery

Senior construction and policy figures have issued stark warnings about the scale of London’s housing slowdown.

As Saul Humphrey, Senior Vice President at the Chartered Institute of Building, put it: “London housebuilding has collapsed. Not slowed. Not softened. Collapsed.”

He added that reported starts of 5,891 homes in 2025 represent a 94% shortfall against target, arguing: “This isn’t a demand problem. It’s a systemic failure.”

His assessment frames the issue as structural, where projects fail to proceed because they no longer “stack up” financially, leading to stalled supply and worsening affordability pressures.

Delivery collapse and structural pressures

Industry commentary increasingly links the slowdown to a breakdown in viability conditions across the capital.

As Saul Humphrey warned: “When schemes don’t stack up, they don’t get built. When they don’t get built, supply collapses. When supply collapses, affordability becomes fiction.”

He described London as a “canary in the coal mine” for urban housing delivery, questioning whether high-density, low-carbon development remains viable under current conditions.

Jon Neale, Director at Montagu Evans, noted that: “The main issue is the lack of buyer demand or confidence… this is backed up by analysis which shows that 25% of all homes built over the past year remain unsold, the highest since the GFC.”

The broader concern is that even as policy demands higher standards in safety, embodied carbon reduction, and affordability, the economics of delivery are weakening to the point where fewer schemes proceed at all.

Building safety, planning friction and market stress

Recent analysis from Montagu Evans’ Residential Land Survey highlights multiple overlapping constraints, such as the Building Safety Act, affecting London development.

The report notes that in 2025: “Work started on just 7,480 homes in the capital… well below both the 10-year average of around 15,000 and the London Plan estimate of annual housing need of 80,000 units.”

It also identifies shifting constraints, including affordability pressures, planning delays, and regulatory costs, with developers previously citing: “Many high-rise projects were held up at ‘Gateway 2’, unable to start work until the Building Safety Executive had given the nod.”

However, the report suggests the binding constraint has shifted more recently toward weak buyer demand and affordability, with unsold stock reaching elevated levels.

Market shift and falling confidence

Industry data also points to changing demand patterns and developer behaviour.

The Montagu Evans survey highlights that:

• Around 25% of homes built over the past year remain unsold, the highest level since the global financial crisis
• Developers are increasingly pivoting away from high-rise schemes toward lower-rise and suburban development
• Flat values have underperformed compared with houses, with long-term divergence in pricing trends

This has reinforced concerns that London’s traditional high-density development model is becoming harder to sustain financially, even as overall housing need remains acute.

Taken together, industry voices and recent research suggest London’s housing slowdown is not driven by a single factor, but by a combination of weak demand, viability constraints, and regulatory friction - producing a system where fewer schemes proceed from planning to construction, and fewer homes are ultimately delivered.

Tangled hedges, an abandoned vintage car, and a blank canvas of overgrown land – this £310,000 plot in Sennen, Cornwall, hides the potential for two self-build homes with sweeping sea views.

From the ground level, the Atlantic stretches out across Sennen Cove, hinting at the spectacular vistas any future properties could enjoy.

While previous planning permission has lapsed, the site, which is available on Plotfinder, offers a rare chance to imagine a redevelopment on one of Cornwall’s most scenic corners.

What the plot includes

The plot covers roughly 0.15 acres and previously supported plans for two 2–3 bedroom detached dwellings.

One end of the site contains underground tanks that have been filled and certified, while another section includes overgrowth and the remains of a vintage car.

The site also provides parking and outside space, with sea views across Sennen Cove visible from ground level.

Planning history and potential

Outline planning permission for the construction of two detached homes was granted under reference PA22/03169 but has since lapsed. Plans from the application are available online via Cornwall Council’s planning portal.

While the previous approval shows that redevelopment has been considered, any future development would require a new planning application, assessed against current local policies.

The site lies within an Area of Outstanding Natural Beauty, which may influence the scope and design of future proposals.

How to buy the plot

The building plot is currently listed for £310,000 and is being offered as a single parcel of land. Interested buyers would need to make enquiries through the Plotfinder website to arrange viewings or request further details.

Prospective purchasers should also review the previous planning application and consider seeking professional advice on the likelihood of securing new permission before proceeding.

A new small-scale custom-build development has been announced in White Colne, Essex, giving buyers the chance to create their own home on one of five serviced plots.

Brambles Yard allows purchasers to personalise internal layouts and finishes while following a managed build process.

The development has been designed to reflect the character of the surrounding rural setting and incorporates traditional Essex architectural features.

What the development includes

Brambles Yard comprises five homes arranged around a landscaped courtyard, keeping the development low-density and in harmony with its rural surroundings. Each plot comes serviced, and buyers can tailor the interiors to their preferences.

A spokesperson for Custom Build Homes, developers responsible for the project, said: “Brambles Yard has been carefully designed to sit comfortably within its rural context. Our aim is to provide high-quality homes that reflect local character, while giving buyers meaningful flexibility. Smaller custom-build developments like this allow for individual design expression without the disruption often associated with larger estate-style construction.”

The homes take cues from traditional Essex agricultural buildings, using dark timber cladding, simple pitched-roof forms, and landscaping to complement the surrounding countryside.

How the custom-build model works

Unlike typical speculative developments, Brambles Yard follows a custom-build approach. Buyers reserve a plot and work within an approved design framework to personalise their home’s internal layout and finishes.

Groundworks and foundations are delivered under a fixed-price package, after which buyers can appoint their own contractor or agree on a managed build solution.

According to a spokesperson: “Smaller custom-build developments like this allow for individual design expression without the disruption often associated with larger estate-style construction. Our aim is to provide high-quality homes that reflect local character while giving buyers meaningful flexibility.”

This model sits between full self-build and traditional developer housing, giving buyers control while providing a structured process.

How to reserve a plot

Plots at Brambles Yard, from Custom Build Homes, are available for reservation, with construction expected to start once early interest and plot reservations are confirmed.

The spokesperson commented: “Brambles Yard has been carefully designed to sit comfortably within its rural context. Our aim is to provide high-quality homes that reflect local character, while giving buyers meaningful flexibility.”

Interested buyers can reserve individual plots and progress through the custom-build process, securing a serviced plot and tailoring their home within the approved design framework.

A rare chance has emerged in Oxfordshire to turn a section of a 22-acre site into five homes, with three former poultry barns already granted Class Q rights for conversion.

Priced at £425,000 on Plotfinder, the plot includes around one acre of land, with neighbouring land also available, giving flexibility for expansion.

The size of the site and pre-approved conversion make it one of the few development opportunities of this kind in a rural setting and in this part of the country.

What the plot includes

The site is divided into three parcels:

• Parcel 1: Single barn with 5 acres – £600,000
• Parcel 2: Single barn with 7 acres – £660,000
• Parcel 3: Three barns with 1 acre – £425,000 (further land available)

Combined, the parcels cover 22 acres if purchased together. The barns are former poultry houses, structurally intact, and positioned directly off Faringdon Road in Stanford in the Vale. Mains services are understood to be available nearby. The site can be acquired as individual parcels or in its entirety, providing flexibility for different uses.

Approval to create five homes

Parcel 3 has prior approval under Class Q permitted development (Vale of White Horse District Council, Ref P24/V0488/N4B), allowing the conversion of the three former poultry barns into a total of five homes.

The application was determined on 27th February 2024, and prior approval was granted on 11th November 2024, therefore new owners will still have permission to complete the works.

The approval allows adaptation of the existing structures while maintaining their footprint and complying with structural and regulatory standards, including transport access and building requirements. Any changes beyond the scope of Class Q would require a separate full planning application.

How to buy the plot

The parcels are offered on a freehold basis by private treaty, subject to contract.

Interested parties should go onto the Plotfinder website to enquire with the local branch to obtain detailed information about the parcels and the process for acquiring either individual parcels or the entire 22-acre site.

Any Community Infrastructure Levy (CIL) liability or Section 106 contributions must be paid by the purchaser, and the prior approval is subject to conditions that must be discharged before any conversion work begins.

Anyone who has been researching energy efficiency for their new home will have become used to the term ‘fabric first,’ as this is still very much the best method for achieving high energy efficiency levels.

When it comes to zero bills, the less energy you need, the easier it is to draw it all from renewables and remove your reliance on the pay-for grid. But, is this achievable by retrofitting an existing home?

If you are building a new home from scratch, the goal of achieving a very high performance fabric is a little less complex, as you're not dealing with an existing structure that is complicated, unknown and very often expensive to treat.

But, when renovating, it's often trickier. That said, once you have treated the fabric of the home as best as you can, that is when you can get an energy requirement calculation and determine which technologies are best suited to delivering comfort to the home, and how close to ‘zero’ you can actually get.

What does zero energy bills really mean?

Zero bills can be defined in a number of ways. Having absolutely no direct running costs may be the initial understanding of the term, and it is true to say that if we put enough solar panels and batteries on a home then we could potentially have a home that had zero bills.

However, the capital cost would be very high, so the question is, should this calculation also include replacement cost of equipment, as this would then require the home to generate an income that was sufficient to cover capital replacement?

The more common use of the term zero bills has usually involved some form of offset. This can be referred to as ‘Net Zero’. The home generates enough energy to cover its use in a fixed period, which is usually a year. The generation will be greater in summer, and the use is greater in winter, but on average they cancel each other out. This can be calculated on an energy used basis, or on a financial cost basis.

It's also common to hear of performance targets such as Passivhaus in relation to Net Zero or zero bills. These are much more achievable on a new build. The retrofit equivalent of Passivhaus is EnerPHit which has certain details that are different, due to the fact that some things simply cannot feasibly be achieved on an existing building.

EnerPHit is however still a very high standard, and as such many homeowners do not set the bar that high, due to budget, average home prices in the street, or simply due to the disruption and expected project duration. It is nonetheless important to know where the bar is being set.

Achieving zero energy bills in an existing home

Energy use is simple to calculate. If you use 10000kWh per year then you need to generate 10000kWh per year. Some purists say that if you use this calculation method you should generate around 20% more than you use to account for grid losses.

However, when we look at the financial cost, things get a bit more open to context. Zero bills in this context is often referred to as ‘cost neutral’ or ‘cost positive’ depending on if you generated more income than your energy bills cost.

Historically, the Feed in Tariff for energy generated on solar photovoltaic panels was many times higher than the actual cost per unit of imported electricity. Therefore the early adopters were earning around £2,200 a year tax free, when their annual energy bills were only around £1,200. This was cost positive.

But, because energy prices rose a lot quicker than inflation, and generation income revenue rates tumbled, it soon became the case that the generation income did not cover the cost of the energy bills. It then became more important for homeowners to find ways of using less energy in the home by insulating, draught-proofing and turning appliances and heating off, or down, when not required.

It also became very important to use any energy generated at the time it was generated. Careful consideration of energy management in the home became increasingly important.

Appliances such as washing machines, tumble dryers and dishwashers that could be set up to automatically operate during the day, are now standard for better managed homes. Battery storage systems have become more popular, especially as installation costs fall. The uptake of electric vehicles has also meant that excess energy generation can be stored in the vehicle battery.

All of these technologies, including the increased installation of heat pumps, are based on electricity. The collective term being used for all the electric based products being installed on our homes is ‘electro-tech’ and by deploying smart electro-tech into our homes, the management of energy use becomes easier.

How energy companies are encouraging zero bills

Octopus Energy has embraced the zero energy drive and launched – Octopus Energy Zero Bills Homes. With this scheme, the energy use of your home is calculated and the scheme will guarantee you have no bills for 10 years providing you install solar PV, solar battery storage, an air source heat pump and use an electric vehicle and let them manage it.

This is currently available on certain new build properties with various terms and conditions and fair use policies but Octopus Energy is planning to roll it out to include retrofitting in existing homes too.

I can only see this growing and other energy companies following suit. It’s the way homes are being developed now. We no longer fit industrial infrastructure to houses. We instead manage the homes as complete energy systems, which includes changing how, and when, we use energy.

In my view, zero bills is not a pipe-dream, it's real and it’s happening now. It is however easier to achieve if you have lower energy use to start with. The lower your energy use, the smaller your electro-tech, and therefore the lower your capital costs and the better your return on investment.

Achieving zero bills is not difficult, making it pay for itself though, requires careful planning and managed work.

To start your journey towards a zero energy bills life, you'll need to firstly understand how to work out your energy needs and choose the right renewables. Then, make sure you understand the key fabric first factors such as the best types of home insulation to ensure your home isn't leaking heat before you start.

If you're creating a new structural opening in your home, whether through building an extension or creating a more open-plan interior, you'll likely hear the term RSJ costs.

An RSJ (rolled steel joist) is a steel beam that is essential to the structural integrity of your home. Designed to support any load from above – be this wall, ceiling or another storey – it has an I or H-shaped cross section.

However, unlike some elements of your build, where you can estimate costs online, looking for RSJ costs on the internet is certainly not the advised route to take. While it's easy to assume you know the length of the opening and can therefore find a beam that fits, it's a far more complex calculation that can lead to serious consequences if you get it wrong.

What is the correct term for an RSJ?

In case you're wondering if this article applies to you when your builder or architect discuss steel beams, it's worth understanding that despite "RSJ" being a popular term in the trade, it's not actually the correct one.

"Many homeowners still refer to steel beams as “RSJs”, but while the term is widely used, it’s actually outdated," explains James Atkinson, associate at Design4Structures. "In the industry, beams are now more accurately referred to as Universal Beams (UBs), Universal Columns (UCs) or hollow sections, depending on their shape and structural performance."

If this was news to you, as it was me, then don't worry, you'll still likely hear all three acronyms being used, so just be sure whoever is pricing them up understands what it is you need.

What factors influence RSJ costs?

While it's easy to head to a builder's merchant and get prices for other building materials used in ceilings and walls, such as timber and types of plasterboard – most of which will be priced based on size, why can't you do the same with RSJ costs once you know the length and width of beam that you need?

Dave Bendon, founder and director of D.Bendon Construction explains.

"If you are removing a load-bearing wall, opening up, or creating a new structural opening that needs an RSJ to bear the load from above, you will need the involvement of a building inspector and a structural engineer," he explains.

"The calculations are complex and not something even an experienced DIYer can work out," he warns. "While an experienced or competent builder may get a feel for what's needed, it's never something you should specify without professional involvement."

"Sizing a steel beam is not a matter of approximation," agrees James Atkinson. "When a wall is removed, the loads it was carrying - from floors, roofs or walls above, must be safely redirected. That requires proper structural calculations, an understanding of how loads travel through a building (known as load paths), and compliance with Building Regulations and current design codes.

"The beam must not only be strong enough to carry the weight, but also stable and suitable for the wider structure of the property," he continues. "It’s about ensuring long-term safety and performance, not just making the opening work on day one."

"Several key factors influence the size of a steel beam. The most obvious is what it is supporting," expands James. "A heavy masonry wall or additional storey generates far greater load than a lightweight timber floor. The span, meaning the clear distance the beam must bridge without support, is also critical. Generally, the longer the span, the larger or deeper the beam required.

"Strength is only part of the equation though," he warns. "Beams must also be checked for serviceability, in other words, how much they will bend (deflection) and whether vibration could be noticeable. Even if a beam won’t fail structurally, excessive movement can lead to cracked plaster, uneven floors or long-term maintenance issues.

"In UK domestic projects, the most commonly used sections are Universal Beams (UBs), which are deeper and efficient at reducing deflections; Universal Columns (UCs), which are more compact in depth and can sometimes sit within a floor zone; and closed Rectangular or Square Hollow Sections (RHS and SHS), which perform better where twisting forces may occur," James says. "Each has advantages depending on the structural demands and practical constraints of the space."

What impacts RSJ costs the most?

"Span and load are usually the primary cost drivers," explains James. "As a general rule, the longer the beam and the more weight it needs to support, the larger and heavier the section required, which increases material cost.

"However, other constraints can influence price. If the beam must fit within a restricted depth, for example, to achieve a flush ceiling, a heavier or alternative section may be needed, increasing cost.

"Fabrication requirements, such as welded plates, stiffeners or connection details to support floors and walls, also add to the overall price. Availability is another factor," he adds, "as standard stock sections are typically more economical than uncommon or bespoke sizes.

"Ultimately, the most cost-effective solution is one that balances structural performance, practicality and buildability from the outset," says James.

Additional build costs

However, it's not just an RSJ cost that you need to account for when pricing up this element of the build.

"There are also all the additional works that need to take place to install the RSJ," explains Dave Bendon. "These include, but aren't limited to, the opening up of the wall, padstones for the RSJ to sit on, the labour involved to get the beam in place and then the reinstatement of the wall around the new RSJ."

Add to this structural engineer fees and the potential cost of an independent building inspector, and your RSJ costs will be far more than just the cost of manufacturing steel.

Having experienced RSJ installation myself when renovating and extending, I can also vouch for the fact that it can be a labour and machinery intensive job, often requiring a crane to hoist the beams into place. All of which can see costs escalate.

Or, like me, you may need extra hands on deck when the RSJs are installed. On two occasions when I needed them, there wasn't sufficient access for a crane, so it involved an army of strong welshmen to get them into place. A nerve-wrecking experience I don't think any of us were keen to repeat again.

The breadth of RSJ costs

In order to explain why it's impossible to give accurate figures for RSJ costs without understanding all of the calculation, experienced quantity surveyor Tim Phillips says as the breadth of pricing can vary so much, it's impossible to put an average price per metre on the cost of an RSJ.

"You can expect to pay anything from £100 to £300 per metre for the steel, between £500 to £2,000 for labour, and as the install increases in complexity, you could end up with the cost of a single RSJ reaching £5,000," says Tim.

The lesson? Don't rely on prices online that haven't been calculated using structural engineer calculations, building inspector involvement and the advice of an experienced builder who has installed them before.

RSJ online calculators — Yes or no?

So what of the online RSJ cost calculators you may have seen during your research into how much an extension costs, or even how much a house costs. Are these an accurate representation of RSJ costs?

"Online calculators can appear helpful because they simplify the process," says James Atkinson, "however, they typically only consider basic inputs such as span and assumed loads. Structural alterations are rarely that straightforward.

"Removing a wall affects more than just the opening. The supporting walls must be capable of taking new concentrated loads. The foundations beneath them must be suitable for the revised load paths. The overall stability of the building must not be compromised," he expands.

"Connections and detailing also play a significant role. These wider considerations cannot be properly assessed by a simple online tool. Relying solely on a calculator, without a full structural review, introduces unnecessary risk."

It's simply not a risk worth taking, agrees Dave Bendon. "Installing the wrong RSJ is a safety hazard, and if you don't follow the recommended advice for getting the beams calculated correctly, you could find yourself facing problems with your house insurance if something does go wrong in the future and you need to make a claim."

If you're planning on knocking down internal walls, it always pays to get professionals involved. Or, if you're thinking about adding, rather than removing walls, find out when a internal stud or solid wall is the better option, and how to build a stud wall with a door.

Value engineering (VE) is a frequently misunderstood term. Many homeowners instantly associate the phrase with taking shortcuts, lowering specifications or sacrificing quality in order to save money.

Value engineering is actually about making smart, well-informed decisions that guarantee every pound invested on a self-build or renovation yields the highest potential return – whether that return is better performance, more affordable operating costs, longer lifespan or higher resale value.

To help you fully understand the concept of value engineering, I will define it in the context of residential building from new-build, extension and renovation perspectives. I’ll also discuss when it should be used, and explain how it can safeguard your home’s long-term market value.

What is value engineering?

Value engineering is a methodical process that examines the relationship between cost, function and performance in order to improve overall value. The goal is to make sure that your money is used as efficiently as possible to produce the intended results, not just to save on the cost of building a house or extension.

In the context of building, this refers to determining whether a particular design element, material or specification actually provides a proportionate gain. Value has been enhanced if the same work can be accomplished for less money, or with greater performance for a comparable price.

When value engineering is done properly, it can lead to modifications that the homeowner won’t notice once the project is finished, but that have saved them money due to the use of simpler building methods, more suitable specifications or a stronger connection between the aim of design and buildability.

Why is value engineering important in the current climate?

Value engineering is now more important than ever for self-builders and renovators dealing with rising material costs, lack of available labour and increasingly constrained household budgets.

In order to control project costs, lower risks and allocate funds where they are most needed, it is important to proactively shape the specification and design from the beginning, rather than ‘firefighting’ cost overruns later in the project, to the detriment of your design dreams.

Cost cutting vs value engineering – what's the difference?

Cost-cutting and value engineering vary significantly.

Cost-cutting measures are usually implemented after a project has already exceeded its budget and are frequently reactive and immediate, often due to the fact that a quantity surveyor wasn’t engaged at the outset to provide early cost advice. Sometimes with little thought given to the long-term effects, it may entail eliminating features, downgrading materials or narrowing the scope.

Value engineering, on the other hand, is thoughtful and proactive. It seeks to reduce unnecessary costs from the outset, while preserving or improving the performance, durability and quality.

When should value engineering happen?

Value engineering works best when implemented early in the design stage, ideally after preliminary concepts have been created, but before the technical drawings are finished.

The basic form, layout and building method can still be changed at this point without leading to additional design fees or delays. The project team can then test concepts, such as building layout, structural methodology, material selections and specification requirements, while maintaining flexibility by implementing value engineering throughout the concept or evolving design stage.

At this point in the process, changes are typically simpler and faster to implement, and less expensive than doing so further down the line.

The chance to create value diminishes once a project moves on to detailed design, preparing tender documents or construction. Late-stage value engineering frequently turns into reactive cost-cutting, which raises the possibility of poor-quality work and additional variation costs from your builder, as well as potential programme delays or difficult client-project team relations.

Who should be involved with value engineering?

Value engineering is most effective when done in collaboration. When it comes to investigating different forms, layouts and materials, getting the input of architects, designers and other professionals is crucial.

A quantity surveyor can offer whole-life cost analysis, cost benchmarking and unbiased guidance on where the funds are being used efficiently and inefficiently. They can also use their professional expertise to bring the project back on track by analysing the original specifications and seeking cost-effective alternatives. This is particularly useful at the early design stage.

Additionally, finding a builder who can contribute important real-world knowledge about labour efficiency, buildability and scheduling is ideal, so it’s worth discussing value engineering with them too.

To keep your self-build budget on track, early engagement between the homeowner, architect and quantity surveyor yields the best results for the majority of projects, with builder participation beginning once the design direction has been decided.

Key areas to use value engineering

Value engineering can provide significant advantages in a number of residential project areas without compromising quality.

1. Building layout
One of the most important areas is building layout and complexity. In general, building simple shapes is less expensive than building complex ones. Significant material, labour and programme reductions can result from eliminating superfluous corners, structural gymnastics or irregular roof shape choices.

2: Structural approach
Another potential area for bringing in value engineering is the structural approach of the project. For example, efficiency can be increased without sacrificing usable space by rationalising spans, minimising steelwork, where feasible, or utilising standard structural techniques.

3. Material choices
Material selection is an area that is frequently misunderstood. Value engineering involves choosing materials that are suitable for their purpose and location, rather than just the cheapest ones.

For instance, investing in durable materials in heavy-wear zones frequently produces superior long-term results, whereas specifying high-end finishes in low-impact regions may offer little practical value.

4. Avoiding overspecification
It’s crucial to avoid overspecification, too. Specifying commercial-grade equipment or goods that surpass the requirements of a household project will incur unnecessary costs. Instead of being implemented by default, heating systems, glazing performance, finishes and smart technologies should be customised to the building’s specific needs.

5: Standardisation
Repetition and standardisation also create value. Consistent door styles, window proportions and details make installation and procurement easier and save risk as well as money.

Knowing where to spend and where to save on your project is key to keeping costs in check.

Is value engineering different on new-builds and extensions?

All project categories adhere to the same value engineering principles, although the level of control and flexibility varies greatly. As the project begins with a blank canvas, self-builds typically present more opportunities for value engineering. It is simpler to match design aspirations with financial constraints when layouts, structure and specifications can be optimised early on in the process.

This is in contrast to extensions and renovating a house, which introduce new limitations. Options may be restricted by current structures, services, planning barriers and unforeseen factors.

However, because of the increased potential of cost increases on these projects, value engineering is perhaps even more crucial. In this type of project, value engineering frequently concentrates on prioritisation. It’s crucial to determine where improvements will yield quantifiable benefits, where current features can be retained and where changes actually offer value. To prevent false economies or unforeseen expenditure later on, having surveys done and gaining early cost advice from a quantity surveyor are necessary.

What are the most common mistakes when value engineering?

The idea that value engineering is only necessary when a project is already over budget is one of the most widespread misconceptions. In reality, delaying things until this point frequently results in reactive compromises rather than productive modifications.

Cutting costs in the wrong places is another common error. For example, cutting back on building fabric, insulation, airtightness or structure can compromise performance and raise operating costs. These components are not good candidates for cost reduction because they are costly and difficult to upgrade in the future.

Additionally, a lot of homeowners undervalue the significance of expert advice. False savings may arise from making decisions based only on upfront costs without considering the ramifications for longevity, maintenance or the property’s resale value.

Lastly, value engineering is often thought of as a one-time task, whereas in reality it should be a continuous way of thinking throughout the design and procurement process, with ongoing assessment about whether choices are still worthwhile as new information becomes available.

An increasingly significant component of value engineering is whole-life cost. The greatest places to spend money are frequently altered by taking into account not just the cost of construction, but also the cost of upkeep, energy consumption and replacement over time.

Efficiency of the programme also matters. Even if the construction costs are the same, shorter build timelines can lower preliminary work, finance costs and disruption, all of which add to the ultimate value and can stop a build going over budget.

Effective value engineering comes down to making well-informed decisions. When done correctly, it enables homeowners to create or renovate homes that are not only reasonably priced to build, but also effective to operate, durable to maintain and long-lasting.

It can yield substantial savings without changing a project’s overarching vision, and in many circumstances, it can even improve the final result.

The chance to build a home on the site of a working blacksmith’s forge does not come along often.

A workshop that has produced bespoke wrought iron gates, railings and features for more than 40 years is now being offered as a £250,000 self-build opportunity.

Instead of renovating the industrial building, buyers would have the option to replace it entirely with a new house designed for modern living.

What the home includes

The property is currently a functioning forge known for handcrafted ironwork supplied to homes and public spaces.

Plans previously approved for the site proposed demolishing the workshop and constructing a three-storey house. The design included two double bedrooms, two bathrooms, a sitting room or snug, a study, and an open-plan kitchen and living area leading to a roof terrace.

Architectural details were intended to reference the building’s industrial character, reflecting its four decades as a centre of craftsmanship.

Planning permission and what it means

Planning permission under reference 21/00285/FULLS was granted for the demolition of the existing forge and construction of a self-build home.

Although that consent has now expired, the detailed plans remain publicly available through the local planning portal and outline exactly what was previously approved.

Any future development would require a new application, but the earlier approval establishes that the principle of replacing the workshop with a residential property has already been accepted. This gives prospective buyers a clear framework for the site's redevelopment.

How can you buy the plot

The plot is listed at £250,000 and is available to view on PlotFinder, where further information and images can be found.

Planning documents can also be accessed via the local authority planning portal using the reference number provided.

The sale presents an opportunity to clear a long-running blacksmith’s workshop and build a new home on a site shaped by more than four decades of ironwork production.

The Office for Budget Responsibility has cast serious doubt on the government’s housing ambitions, forecasting that housebuilding will fall significantly before any recovery later in the decade.

Despite Rachel Reeves insisting in her Spring Statement that the government’s economic plan is working, no new housing measures were announced.

Industry figures say the forecast confirms that planning reform alone will not deliver 300,000 homes a year and that a slowdown is now effectively locked in.

What the OBR said

In its latest forecast, the OBR said net additions to the UK housing stock will fall from an average of 260,000 a year in the early 2020s to a low of 220,000 in 2026-27, as weaker housing starts work their way through the system.

While supply is expected to recover to just over 305,000 by 2030-31, the watchdog was clear that the impact of planning reforms “has yet to meaningfully materialise in outturn.”

Cumulative net additions between 2025-26 and 2029-30 are forecast at 1.3 million – only around 30,000 higher than expected in November – suggesting little short-term acceleration despite government reforms.

This will mean the second consecutive year of missing housing targets with the government building just 62% of homes in their first year in power.

House price inflation is projected to average just over 2.5% across the forecast period, broadly in line with earnings growth, with mortgage rates on existing loans expected to average 4.5%.

What Rachel Reeves said — and what was missing

In her Spring Statement, Reeves argued that the government’s economic plan was “the right one in a more uncertain world,” pointing to falling inflation, reduced borrowing and rising investment.

However, there were no new housing interventions, no additional funding for delivery, and no further measures aimed at accelerating supply beyond previously announced planning reforms.

The absence of fresh policy comes despite the government’s stated ambition of delivering 300,000 homes a year - a figure that now appears totally out of reach in the near term based on the OBR’s projections.

What those in the housing sector have said

Reaction to the Spring Statement was not expected to be positive with "dire" warnings being given prior to Reeves's announcement, and this turned out to be true as reaction has been broadly negative.

Adrian Plant, Director of SOWN, the shared ownership division of LRG, said: “We were not expecting a raft of new housing measures today, so the absence of fresh support is no surprise. However, this is an admission that annual housing targets cannot be met. Planning reform is not a quick fix - the hard work of turning policy into local plans, permissions and completions takes time.”

Lawrence Turner, Director of Boyer (part of LRG), added: “The OBR expects housing delivery to fall to around 220,000 homes in 2026/27 before rising to just over 305,000 by the end of the decade. This demonstrates that last year’s planning reforms won’t have an instant impact. Reform on paper is one thing, delivering it at local level is another.”

Brian Berry, Chief Executive of the Federation of Master Builders, commented: “Today’s Spring Statement was a missed opportunity to deliver the decisive action the construction industry urgently needs. Without clear policy detail, long-term funding and a plan to support SMEs, warm words do not translate into real jobs or homes.”

Collectively, these voices underline that while the Spring Statement emphasised economic stability, it failed to provide actionable measures to tackle the housing slowdown flagged by the OBR, leaving delivery dependent on future reforms actually being implemented at local level.

The UK’s building sector has issued a stark warning ahead of the Spring Statement, saying trading conditions are now on a par with – or worse than – the aftermath of the 2008 financial crash.

Industry leaders say rising insolvencies, falling sales and fragile confidence threaten Labour’s flagship pledge to deliver 1.5 million homes during this Parliament.

With the Chancellor expected to prioritise growth and housing, attention is turning to whether policy will help build houses or hinder the sector even further.

BMF: 'Trading conditions 'worse than 2008'

The Builders Merchants Federation (BMF) says the construction supply chain is experiencing one of its toughest periods in decades.

In the past 12 months alone, 24 BMF members, representing £242 million in turnover and more than 1,000 jobs, have entered insolvency, with a further five firms going into administration. The Federation says the number of failures in 2025 is almost equal to the combined total of the previous four years.

Latest figures from the Builders Merchant Building Index (BMBI) show like-for-like sales values fell 2.5% in December compared with the same month in 2024, underscoring weakening demand across both new build and repair, maintenance and improvement (RMI) markets.

BMF chief executive John Newcomb said there are “no green shoots on the horizon” and warned that ministers are delivering rhetoric but not the practical measures needed to stimulate activity. Regional chairs across England and Scotland echoed the concerns, describing confidence as “extremely fragile” and the slowdown as more subtle - and potentially more dangerous – than the 2008 crash.

Labour shortage threatens delivery

Alongside weakening demand, workforce capacity is emerging as a critical constraint.

According to industry forecasts, the UK requires more than 200,000 additional construction workers over the next five years to meet projected housing need. However, apprenticeship starts and completions remain well below required levels.

Fix Radio presenter Clive Holland warned that the apprenticeship pipeline “simply isn’t scaling fast enough”. Evidence submitted to Parliament by the Federation of Master Builders shows construction SMEs train around two-thirds of apprentices, with micro-businesses alone responsible for nearly half.

Yet SMEs – once responsible for around 40% of new homes but now delivering closer to 10% – are facing mounting viability pressures from planning delays, rising costs and late payments.

Fix Radio’s audience insight suggests many trades are already operating at full stretch, regularly turning away work due to labour shortages and subcontractor availability, pointing to a supply-side constraint rather than a lack of demand.

The 1.5m homes target under scrutiny

At the centre of the debate is Labour’s commitment to build 1.5 million homes in England over the course of this Parliament – an average of roughly 300,000 homes per year.

Latest official completions data show annual housing output remains below that level, meaning delivery would need to accelerate significantly to meet the pledge. Industry leaders argue that without faster planning reform, buyer incentives and support for SME builders, the target risks becoming “a headline rather than a delivery plan”.

While the Government has signalled reforms to streamline planning permission applications and unlock land, supply chain leaders say equal attention must be paid to labour supply, SME viability and material production - particularly given that more than 75% of building materials are manufactured in the UK.

What could the Spring Statement deliver?

With the Spring Statement expected to focus heavily on growth, the construction sector is calling for:

• Incentives for first-time buyers to stimulate transactions
• Accelerated planning reform
• Measures to ease SME cash flow and late payment pressures
• Apprenticeship and skills funding reform
• Certainty around taxation and employment costs

There is speculation that the Chancellor could announce targeted housing stimulus or planning delivery measures, though industry leaders caution that incremental adjustments will not be enough to shift sentiment.

As one regional chair put it, construction is “the sector that does the heavy lifting for the UK economy”. If the Spring Statement fails to restore confidence across the supply chain, the warning from builders’ merchants is clear, the 1.5 million homes ambition will be increasingly difficult to realise.

A cleared plot on Coast Road in Pevensey Bay has come to market for £450,000, offering buyers the opportunity to build a new home directly on the beachfront.

A three-bedroom detached bungalow previously occupied the land with a separate garage, but there is now no habitable dwelling in place.

Now highlighted on the Plotfinder website, the site represents a straightforward self-build proposition, buy the land, secure the necessary planning approval, and design a home that makes the most of its uninterrupted sea views.

A blank canvas

The building plot sits directly on the beachfront, with open views across the English Channel. While there is no standing structure, the fact that a bungalow previously occupied the land confirms established residential use.

Any new dwelling would require planning permission, but a replacement home of a similar scale may serve as a starting point for discussions with the local authority. Buyers could choose to pursue a comparable single-storey design or submit proposals for something different, subject to approval.

With the site already cleared, the focus would shift immediately to design, surveys and planning rather than removal works.

What building here would involve

Developing the land would mean commissioning architectural plans, undertaking ground investigations and submitting a planning application.

Coastal locations can bring additional considerations, including exposure to weather and site-specific environmental factors.

Utilities are not currently connected, so water, drainage and electricity would need to be installed as part of the construction process.

How to purchase the plot

Because there is no structure in place, buyers would not face the cost of demolition or disposing of existing materials - expenses that can add significantly to redevelopment budgets. Nor would there be the uncertainty of uncovering structural issues mid-project.

The plot is being marketed freehold through the Plotfinder website at £450,000. As with any self-build, prospective purchasers would need to carry out legal checks, review planning history and assess the total build costs before proceeding.

For those looking to construct a home from scratch on the seafront, the site offers a straightforward starting point: cleared land, established past residential use, and the scope to submit fresh plans for a new property overlooking the water.

Whenever someone asks me how much extra it costs to build an eco home, I usually pause before answering. Not because I’m avoiding the question, but because the honest answer is “it depends”.

Eco homes sit on a broad spectrum, from sensible fabric-first approaches intended to reduce energy bills, right through to full Passivhaus certification, where every junction and air change is measured and verified.

Having built projects across that spectrum, what I can say is that building an eco home is rarely about one big expensive decision. It’s a series of choices that nudge the budget up in some places, pull it back down in others, and fundamentally change how the building performs over its lifetime.

The eco premium and where it comes from

Compared to standard new build costs, designed only to scrape through building regulations, an eco home will usually cost somewhere between 5% and 20% more to construct. It’s a wide range driven by the vast range of options, ranging from a house with thicker insulation, better windows and a heat pump, to a fully certified Passivhaus, with exceptionally low airtightness, minimal thermal bridging and full of certified products guaranteed to deliver an exceptional performance.

The biggest driver of cost is the building fabric itself. Eco homes depend on insulation and airtightness to do most of the heavy lifting. This means thicker walls, deeper roofs and floors, and much better-performing windows and doors. None of these tend to be individually shocking in terms of cost, but together they add up.

Triple glazing costs, for example, are noticeably more expensive than standard double glazing, and anything that’s certified to achieve a particularly exceptional performance can cost several times more than a basic component.

Airtightness is another area where costs creep in. Achieving low levels of air leakage requires careful detailing, specialist tapes, membranes and more time on site. This isn’t something you can rush or leave as an afterthought, and the key is to ensure that trades understand what they’re building, and why it matters. On projects where airtightness is managed from day one, with well thought through design, the cost impact is manageable. Where it’s treated as an afterthought, it quickly becomes difficult and very expensive.

Once you build an airtight home, home ventilation becomes essential. Mechanical Ventilation with Heat Recovery (MVHR), is the go to solution for most eco homes. These systems aren’t cheap, but they are efficient and highly effective. Ductwork needs space, coordination and the system as a whole requires careful commissioning. Cutting corners can save money but tends to bite back later, either through noise, poor airflow, or systems that simply don’t perform.

Renewable technologies are another common feature of eco homes. In recent years, solar PV has come down significantly in price and is now one of the most cost-effective upgrades you can make. Heat pumps, whether air source or ground source, are still more expensive than gas boilers, but with the support of government grants they’re now the mainstream option to heat a new home.

What really influences the final cost

One of the biggest influences on cost is the build route you choose. Adding eco features to a traditional masonry build is perfectly possible, but it can be the hardest way to achieve very high performance. You’re often fighting against standard details and traditional building practices, that will add labour cost and risk.

Timber frame and SIPs systems tend to lend themselves more naturally to eco construction. They’re inherently airtight, quick to erect and well suited to high levels of insulation. The material cost can be higher, but the speed on site often balances this out by reducing labour and site running costs. As a weather resilient build system, along with shorter build programmes, building with timber can also reduce exposure to weather related delays.

At the top end of the eco spectrum sits the Passivhaus standard. Achieving it typically adds 10 – 25% to build costs, depending on design and location. The rewards are an exceptionally low energy demand and a very stable internal environment, but it’s not a standard to opt for lightly. It requires commitment from the entire design and build team, and a client who understands that precision matters. For some projects it makes perfect sense, but for others, a near-Passive approach without formal certification offers the best balance of cost and performance.

Architectural complexity has a large impact on the cost of building an eco home as well. Simple, compact architectural forms are cheaper to build, and easier to insulate and seal. Every corner, junction and roofline creates complexity and the potential of heat loss. From an eco perspective, a straightforward shape isn’t just cheaper, it’s better.

Location also plays its part in the cost to build. Labour costs vary across the UK, and specialist manufacturers of high performance build systems, or specialist installers of MVHR or heat pumps can be in short supply and more expensive. This in turn will push prices up, so it’s worth checking availability early, something you can do by visiting one of our Homebuilding & Renovating self build shows and speaking to installers.

The long-term financial picture and why it matters

However, while upfront cost is only part of the story, and often the part that gets the most attention, where eco homes really start to justify themselves is in their running costs. A well designed eco home can reduce energy bills by up to 90% compared to an older, poorly insulated property. Even against a modern standard new build, compliant with current regs, the difference can be substantial.

I’ve built houses where the annual heating bill is less than £100 per year, which fundamentally changes how people feel about their homes. As a result of the highly tuned design and attention to detail throughout the build phase, there’s no hesitation about turning the heating on, and no nasty surprises when the energy bill lands. That peace of mind has a value that’s hard to quantify, and quite often the reason why people build eco.

There’s also an increasing link between energy efficiency and property values. Homes with low running costs and strong EPC ratings tend to be more attractive to buyers, particularly as energy prices remain volatile. Some lenders now offer green mortgages, with preferential rates for highly efficient homes, reflecting the lower risk offered by a well-built, energy efficient home.

Maintenance is another area where eco homes can look financially attractive. Managing moisture movement through airtight construction, and avoiding complex heating systems with lots of moving parts, all contribute to lower running costs. This doesn’t mean that eco homes are maintenance-free, but they’re often more predictable and forgiving over time.

Budgeting properly and avoiding nasty surprises

Because eco homes are more technical with tighter tolerances, it’s sensible to carry a larger contingency than a straightforward build. I usually advise between 10% – 15% to help cover the cost leakage that comes with specific detailing and higher quality standards. Where unfamiliar construction methods are involved, the contingency should be increased, especially where trades are unfamiliar with what they’re building.

Incentives and grants can help, but shouldn’t be relied on to make the numbers stack up. Schemes change regularly, and eligibility criteria can be frustratingly specific. At the moment, support for renewable technologies such as heat pumps through the Boiler Upgrade Scheme can make a meaningful contribution, but it’s best treated as a bonus, just in case the scheme is withdrawn.

The most cost-effective eco homes I’ve built aren’t the ones with the longest list of eco technologies. They’re the ones where the basics are done exceptionally well. A well insulated, airtight house with sensible glazing and a simple heating system will usually cost less and outperform a more complex house that relies on bolt-on technology to compensate for a weak building fabric.

There’s no escaping the fact that building an eco home will cost more than a standard building regs compliant house, but not always as much as people fear. When you focus on high quality architectural design that delivers a fabric first approach, without having to compensate with expensive eco technologies, there’s no reason for the eco premium to become unaffordable.

Wondering what the design of an eco home could look like? Be inspired by these real-life eco homes, and take a look at some of the latest green home innovations you could consider for your self build or home renovation project.

In the quiet hamlet of Trevarrick, just over a mile from Gorran Churchtown and close to Gorran Haven, a rarely available residential development site has come to market.

Set within rolling countryside and surrounded by protected landscapes, the plot already has full planning permission for three self-build, detached homes.

Opportunities of this scale and setting are hard to come by in Cornwall, and Plotfinder has highlighted this secluded site as one that will attract serious interest from those looking to build in a sought-after coastal location.

What has planning permission been granted for

Planning permission was approved by Cornwall Council in July 2024 for the construction of three detached homes.

The scheme comprises two three-bedroom properties of around 135 square metres each, alongside a larger four-bedroom house extending to approximately 165 square metres.

The consent replaces a previous Class Q approval and sets out the scale and positioning of each dwelling. Access will be taken from the highway, with shared arrangements in place, and the scheme includes garages and private gardens for all three homes.

Contemporary designs with modern materials

The approved houses feature a contemporary architectural approach, combining natural stone and timber cladding with zinc roofs.

Solar PV panels are included in the plans, bringing a future-focused element of efficiency to the rural setting.

Internally, the homes are designed with large open-plan kitchens, living and dining areas, alongside utility rooms and cloakrooms. The larger four-bedroom property will also benefit from an additional sitting room.

How to find out more

The freehold site is being marketed at £450,000, with further information and planning documents available through the Plotfinder website.

For self-builders seeking a coastal Cornwall project with planning already secured, full details can be accessed via Plotfinder, which lists thousands of building plots and development opportunities across the UK.

Phil and Lisa Nelmes believed they were finally set to build their dream home after securing planning permission in January 2023 from Tewkesbury Borough Council.

Having spent tens of thousands of pounds and with work already underway, the couple were stunned when council officers issued a temporary stop notice on the build in Twigworth last year. This stop notice effectively withdrew planning permission and forced construction to a halt.

The notice has left the family in limbo while they wait for clarity on whether the project can ever continue.

Why the stop notice was served

Although permission had been granted for the single dwelling on Tewkesbury Road, council officials later determined that the plans did not correctly show the existing highway layout – a critical detail when considering how vehicles would exit onto the busy A38.

They said this error could result in unsafe access, and legal advice led them to issue a temporary stop notice until the situation could be clarified.

A spokesperson for Tewkesbury Borough Council explained: “While planning permission was granted for a new dwelling, it came to light after works started that the applicants submitted plans that did not correctly show the layout of the existing highway, and as a result the proposal would result in an unsafe access onto the busy A38.”

This notice effectively freezes all construction and withdraws the planning permission until the council is satisfied the concerns are rectified.

Meanwhile, the couple claim highways officials had given them assurances that the access to the property was safe.

Homeowners say: 'We’ve been left in limbo'

The family say they were shocked by the stop notice, especially after approval had already been given. Mrs Nelmes said: “A mistake has been made somewhere along the lines. Not due to us… We put in planning permission and everything else and we are the ones paying the price.”

Mr Nelmes also defended the safety of the access, pointing to the response from Gloucestershire Highways, who had previously not objected to the design on safety grounds. “The authority responsible for highways have said they are happy with the visibility and it is safe,” he said. “They still said yes, it’s okay… then they put a 56‑day temporary stop notice.”

The couple say they have already invested tens of thousands of pounds into the build, reaching up to damp‑proof course level before the stop order was served.

What happens next

Council officers have visited the site multiple times to assess the access, but the temporary stop notice remains in force.

The Nelmes family are now waiting to see if amended plans or legal clarifications will allow construction to resume, or if they will need to revise their approved drawings to satisfy the council’s concerns.

A council spokesperson noted that meetings have taken place with the couple to discuss next steps, but offered no specific timeline for when work might be allowed to continue.

At this stage, the case represents a planning stalemate as permission exists, but implementation is blocked until the stop notice issue is resolved.

Swift bricks will become a mandatory feature of new buildings in Scotland under legislation passed by the Scottish Parliament.

The move aims to tackle the sharp decline in cavity-nesting birds such as swifts, whose populations have fallen dramatically as modern buildings eliminate traditional nesting spaces.

We look at how the decision could affect future planning permissions, construction costs, and whether homeowners will be expected to factor in any other wildlife protections when building a new house.

The £30 solution to a growing crisis

The requirement for swift bricks was included as an amendment to the Natural Environment (Scotland) Bill, proposed by Scottish Green MSP Mark Ruskell.

The law states that nesting spaces for swifts and other cavity-nesting birds must be included in new developments “where reasonably practicable and appropriate”.

Swift bricks are hollow bricks that allow birds such as swifts, sparrows, and starlings to nest safely inside walls. They are designed to integrate seamlessly with construction and do not affect structural integrity.

The amendment will now enter a 12-month consultation period to determine exactly how it will be applied in building regulations, including technical standards and placement requirements. For homeowners planning self-builds or extensions, this period will clarify what is legally required.

Shop swift bricks from Amazon

What it means for homeowners and builders

For those planning new homes or extensions, the change could influence planning applications and building costs – though officials stress the impact is minimal.

Ruskell described the policy as a low-cost, long-term intervention that embeds nature recovery into everyday construction. “The solution to this is incredibly simple – it is literally a brick with a hole in it and costs around £30, and once it’s built in, it’s there for decades,” he said.

According to Ruskell: “It doesn’t block housebuilding, it doesn’t add red tape, and it doesn’t push up costs in any meaningful way. It just makes sure that when we build new homes and workplaces, we leave space for wildlife too.”

The Scottish Government is expected to provide guidance on installation, placement, and compliance as part of building standards. While the law applies to new homes, there is no current requirement for existing homeowners to retrofit swift bricks, though conservation groups encourage voluntary installation where possible.

Gillian Martin, Scottish Government Minister responsible for the Bill, said: “This iconic species was once a very common sight across Scotland, particularly in urban areas, but they are under threat, declining by 60% since 1995… I welcome suggestions of practical ways to help protect this important species and improve biodiversity.”

Wider context and UK comparison

The Scottish move comes as swift bricks for all new homes are expected, although crucially not required in all homes in England, a move which was criticised by campaigners.

Carl Bunnage, the RSPB’s head of nature policy in England, said: “Widespread nature-friendly building design hasn’t and won’t be achieved merely through guidance that can be ignored. The Planning and Infrastructure Bill was a golden opportunity for the UK Government to put nature at the heart of the system. Instead, even though costing peanuts to deliver, it chose to prioritise developers’ profits over the wellbeing of people and nature.”

Environmental campaigners, such as Karl Toomey, a UK environmental commentator, welcomed the change, saying it should be done in all UK homes. He said: “It’s a beautifully simple solution that costs almost nothing but creates vital habitat for declining species.”

Wildlife writer Sandra Schmidt also added, “For birds who have been quietly losing their homes, this is a big moment. By making [swift bricks] mandatory, Scotland is proving that protecting wildlife does not have to be complicated.”

For homeowners, self-builders, and developers, the legislation signals a shift as future planning permissions and building designs will increasingly consider wildlife, making biodiversity a practical part of construction rather than an afterthought.

The UK government has announced a £10.5 billion plan intended to strengthen flood defences and protect almost 900,000 properties.

The strategy includes changes to planning rules and building standards that are expected to restrict building houses in flood zones and designing homes that are flood-proof.

Officials say the aim is to improve coordination between national and local authorities and support communities at risk of flooding. We break down exactly what is proposed in the government's plans.

Funding and national strategy

The funding, scheduled to run until 2036, will support flood and coastal erosion management projects across England.

According to Rt Hon Emma Reynolds MP, Secretary of State for Environment, Food and Rural Affairs, 151 schemes have already been delivered since the start of the government’s current term.

The plan also includes £30 million for coastal adaptation pilots in East Riding, Norfolk, and Suffolk, which will explore property relocation, adaptation of community buildings, and early warning systems.

The Environment Agency is reviewing its statutory Flood and Coastal Erosion Risk Management (FCERM) Strategy, which sets out national priorities and defines what constitutes “good” flood resilience. Risk management authorities are legally required to act in line with this strategy.

Planning and building standards

The government has highlighted updates to the National Planning Policy Framework, which now requires sustainable drainage systems (SuDS) in all new developments with drainage implications.

New national standards aim to provide consistent design and implementation across the country. The revised guidance also emphasises avoiding development in areas at high flood risk and ensuring any necessary development does not increase flood risk elsewhere.

“The revised strategy provides a framework for consistent flood resilience standards and clarifies the responsibilities of different authorities,” Reynolds wrote in a letter to MPs.

Consultations are also underway on legislative changes to address unadopted estates and ensure better management of drainage systems, including SuDS, on private developments.

What funding will be given?

Local authorities receive funding through the Local Government Finance Settlement to support flood risk management, but most of this funding is not ring-fenced, leaving decisions about allocation to local discretion.

The Environment Agency provides mapping, modelling, and forecasting support, including a Rapid Flood Guidance service for surface water flooding.

A Flood Resilience Taskforce action group is set to review community engagement and flood reporting, with updates expected in March and a final report in June 2026. The initiative also includes workforce development through the STREAM programme to improve skills in flood management among local authorities and other risk management organisations.

The strategy outlines long-term investment and policy changes intended to strengthen flood resilience. It sets new expectations for planning, building regulations, and local authority engagement, but implementation will require coordination across multiple agencies and local areas.

Rochelle and Marvin Humes have given fans their first update in over two years on the construction of the “forever home” they’re building after selling their previous north London house.

The couple shared clips on Instagram showing the structure taking shape, from brickwork and plaster to glimpses of design meetings with architects, as they take major steps towards building their own house.

The couple captioned the update: “Things are starting to happen… our dream of building a new build that feels like it’s been there forever is starting to take shape…”

Where the build stands now

In the recent Instagram posts, Rochelle shows the house progressing from foundations and exposed interiors toward a more defined structure, including walls, large windows and the basic shell ready for interior work.

The videos also feature the couple walking through different areas of the house and hints of the spacious layout, garden and architectural details. Rochelle emphasised this, by saying “this is where the fun really begins…” as she shared more glimpses of their new lifetime home.

Design and planning insights

Alongside structural footage, Rochelle and Marvin share snippets of meetings with architects and designers too, though only brief views of plans and conversations are revealed.

The couple is clearly involved in decisions about the home’s look and feel, aiming for a design that feels timeless yet personal.

Rochelle has previously said they want the build to “feel like it’s been there forever,” suggesting a classic aesthetic rather than a stark modern box.

The long road to 'forever'

The Humes announced the build in 2023 after receiving an unexpected offer on their previous £3.3 million north London home and choosing a plot in an area they love.

They moved into a rental nearby while the project – their first true from-scratch home build – has been underway, with completion anticipated sometime in 2026.

They’ve shared updates via social media, keeping fans intrigued about their family’s future home journey, with replies already excited about the project with responses ranging from "Already looks amazing!! And how do you look so fabulous even when dealing with building a house" to "This is going to be epic".

Many also voiced how they were looking forward to seeing how the project develops.

UK housebuilder Taylor Wimpey has warned that demand for new homes remains “muted,” even as affordability improvements and planning reforms gather pace.

The company reported higher completions in 2025 but expects lower profit margins and a smaller order book in 2026, signalling caution for the sector.

That outlook comes amid broader signs of subdued buyer activity across the UK housing market, which is causing developers to question whether building new homes is profitable enough.

Muted demand and what it means

Taylor Wimpey completed 11,229 homes in 2025, including 2,220 affordable units, and saw average house prices rise to around £374,000.

Yet CEO Jennie Daly said: "While affordability is slowly improving, demand continues to be muted, particularly among the important first‑time buyer category, which will constrain overall sector output.”

Market surveys back this up as the Royal Institution of Chartered Surveyors (RICS) reported continued weak buyer enquiries in late 2025, even as some sentiment indicators improved, suggesting that activity remains below long‑term norms.

Financial pressures and weaker margins

Despite a “solid performance” in completions and revenue in 2025, Taylor Wimpey has signalled that operating profit margins are set to fall further in 2026.

Its order book value declined to around £1.86 billion from nearly £2 billion last year, and slower bulk‑sale pricing has compounded margin pressure.

Shares in the firm fell sharply in early trading after the warning, reflecting investor concern over the weaker prospects for near‑term profitability in the housebuilding sector.

Rising construction costs and higher interest rates have also contributed to the tighter margins, highlighting the financial pressures facing UK housebuilders this year.

Other developers also concerned

Taylor Wimpey’s cautious outlook isn’t isolated. Other industry players such as Foxtons and Savills have also echoed broader market uncertainty, with estate agents pointing to slower transaction volumes and pre‑budget disruptions last year.

Data from RICS emphasises this broader trend showing that buyer activity remained in negative territory in late 2025, though expectations for modest improvement have risen modestly heading into 2026.

Government planning reforms aim to speed up approvals and boost housing supply, but analysts caution that planning improvements alone will not immediately reverse demand weakness, particularly if affordability constraints persist for first‑time buyers.

James Corden has sold his £8.5 million Oxfordshire property, ending a long-delayed countryside self‑build that never got off the ground.

The actor and presenter bought the estate in 2020 with plans to demolish the existing 1960s house and build a new family home.

Although planning permission was granted in 2023, the project was held up for years as the local council continued to review outstanding Section 106 obligations, and no construction work was ever started.

A self-build project that stalled

Corden purchased the property with the aim of replacing the 1960s house with a modern, self-build home on land of a former Druid site.

His original plans included leisure features such as a swimming pool, sauna, and steam room, though these were later removed during the planning process.

By January 2023, revised plans for a six-bedroom, two-storey house were granted planning permission by Wokingham Borough Council, subject to conditions protecting wildlife, heritage features, and landscaping.

Before the project could legally move forward, the council needed to confirm that all Section 106 obligations were fulfilled, including protections for the ancient stones, woodland management, and drainage measures.

Property left to rot

Even after planning permission was granted, no construction took place, and the property remained unoccupied for years.

Online videos have shown the house in a long-empty state with boarded-up entrances, overgrown gardens, and visible signs of neglect. Local reporting noted that graffiti and broken fixtures are visible.

The Section 106 obligations had not yet been fully signed off by the council, meaning the redevelopment could not legally begin. As a result, the self-build remained stalled despite approved planning, and the property stayed unoccupied while the regulatory review continued.

Sale brings the project to a close

The sale of the estate in early 2026 appears to mark the end of James Corden’s long-planned countryside self-build.

While planning permission existed, the project could not progress because the Section 106 obligations had not been fully discharged. With the house left empty for years and no construction underway, Corden ultimately chose to sell rather than continue with the redevelopment.

This episode highlights how even high-value, well-funded self-build projects can be delayed or abandoned when planning conditions, heritage requirements, and environmental protections take years to resolve.

Nestled on an elevated half-acre plot in North Berwick, this former water reservoir offers a unique chance to create a one-of-a-kind self-build.

Plotfinder has identified this distinctive site, ideal for creating a bespoke architect-designed home that blends modern living with local heritage.

With full planning permission already secured, it’s ready for a visionary architect to bring this remarkable property to life.

What the plot includes

The self-build plot spans half an acre and features a striking circular brick and concrete reservoir, topped with a twelve-sided pitched slate roof-a B-listed structure recognised for its architectural and historical significance.

Enclosed by secure fencing and with gated access, the site offers outstanding privacy. It commands panoramic vistas, stretching to Bass Rock, North Berwick Law, Tantallon Castle, and the rolling hills beyond.

While the land is not yet serviced, quotations for water, drainage, and electricity connections are already available.

Planning permission for 6-bedroom home

Planning permission is in place for a six-bedroom, double-storey house with three reception rooms, designed to complement the original structure while creating a modern, light-filled home.

The approved plans include ground-floor reception rooms that open directly onto gardens through French doors, along with ample parking and a double garage.

Dated April 2020, the still in date planning permission ensures that this historic site can be transformed without compromise, offering both bold architectural vision and respect for its heritage.

How to buy

The land is currently listed for £395,000, representing a rare opportunity for developers, architects, or anyone seeking a distinctive home with character and coastal views.

Interested buyers should contact the vendor’s agent to arrange viewings, request planning documents, or discuss purchase terms.

With its unique combination of history, privacy, and ready-to-build planning, this North Berwick plot is a truly exceptional find for those looking to create a landmark property.

If you find knowing where to start with your home renovation and improvements overwhelming, it's understandable given there are lots of options available to you. Plus, it's even more important if you're renovating to sell at some point in the future.

To help kick start your plans, we asked industry experts what their predictions are for the jobs, features or changes homeowners are prioritising in 2026. After all, understanding what people are prioritising can help you narrow down what you need or want to do in your home.

From elevating flooring, to drilling down into how your home performs, here's what you can expect to see homeowners prioritising in 2026.

1. Zoning will replace open plan layouts

While open plan living was once the most popular layout for homeowners looking to extend, renovate, or even self build, recent years have seen a decline in the appeal of the one-space-suits-all approach.

Whether this was triggered by the realisation that everyone trying to operate in one space during the pandemic was untenable, or the fact we prefer our homes to be sanctuaries full of cosy corners, we now look to broken plan layouts more.

“In 2026 homeowners are prioritising homes that are simpler to run, more comfortable in every season, and more adaptable to changing routines," says Ran Ankory, founder and managing director of Scenario Architecture.

"We are being commissioned for more full house renovations where the brief is not just a new kitchen or a prettier finish, but a genuine upgrade in how the home performs and how it supports day to day life.

“We are seeing a clear shift toward purposeful re-planning of spaces," he continues. "Homeowners want better zoning rather than one vast open space, so the house can shift between family life, focused work, and hosting without feeling cluttered or noisy.

"Families need spaces that can shift throughout the day: school bags and homework after 4pm, cooking and connection in the evening, and calm corners when the house is busy at the weekend," he explains.

It's also a trend that's been noticed by Emily Newmarch, design consultant at Kitchens by Holloways

“We’re seeing homeowners take a more holistic view of their homes, focusing on the flow of entire ground floors rather than just single rooms," she agrees.

But does the requirement for zones, or enclosed rooms mean we will be extending our homes more? Not necessarily says Emily. "People want smarter use of space, meaning often a reconfiguration is just as powerful as an extension.”

Shop room divider solutions to help with zoning

2. Bathrooms are most likely to get a glow-up

When it comes to the room homeowners will prioritise in 2026, according to recent research from Wickes, nearly a third (31%) of us are hoping to tackle a bathroom renovation this year.

So what can you do if this is top of your priorities too? A good place to start is by looking into bathroom trends, as this will partially dictate what you will find to buy for your bathroom. Do you want a wet room or a walk-in shower? Is a freestanding bath your goal, or is a luxury bathroom a must?

Whatever your final specification, make sure you get granular on the details says Grazzie Wilson, creative director at Ca' Pietra.

"It's the detailing that quietly completes a bathroom," she says. "Grout colour for example alters the tone of the design; a gentle, tonal shade allows the tile to settle into the space, while a contrasting line draws attention to pattern or geometry.

"Trims and edge treatments should feel integrated, especially where tiled areas meet painted walls or the adjoining room. In older properties, tiles can complement the architectural language by adjusting the layout or choosing materials that echo the era without feeling pastiche," suggests Grazzie.

Not in need of a bathroom upgrade? It's perhaps no surprise that according to the Wickes survey which questioned 2000 homeowners, 23% of us will instead be looking at a kitchen renovation, 17% at enhancing home storage, while garden landscaping ideas will also be on the cards for 17% of homes.

3. Kitchens will have to work harder and smarter

But, it's not just any kitchen upgrade that homeowners are seeking in 2026 say the experts. In much the same way that we are taking a holistic approach to our overall home improvements, so we are looking at kitchens through a larger lens.

"Clients want kitchens that work harder with walk in pantries, utility rooms and clever storage built in from the start," confirms Ran Ankory. As the most expensive room to renovate in a house, it's perhaps no surprise that we expect the most we can get for our money.

"There’s certainly a strong appetite for multifunctional spaces such as open-plan kitchen-living areas, sculleries, walk-in pantries and utility rooms that double as boot rooms," agrees Emily Newmarch.

"We predict kitchen-led renovations will continue to dominate, and glazing choices that maximise light, such as structural glass or slim-frame sliding doors, will remain extremely popular," adds Emily.

4. Energy efficiency and sustainability take centre stage

"It’s also important to look beyond aesthetics," says Wickes design consultant, Sarah-Jayne Thorne, and it's something homeowners are prioritising in 2026 as well.

"15% of the homeowners we surveyed are looking to embrace smart and energy-efficient upgrades such as smart thermostats and smart lighting offering both comfort and long-term savings," she explains.

However, rising energy bills coupled with changing climate conditions also mean we will need to consider how our homes perform in all weathers.

“Energy and climate resilience are now central to the conversation, and will continue to be so," says Ran Ankory. But, while once mainly about ways of keeping warm, it's no longer the case.

"Clients are also more aware of overheating risk in summer and want upgrades that deliver real comfort, not just new glazing," says Ran.

“In support of this focus on energy efficiency, clients are also choosing sustainable, long-lasting materials and being much more considered with where their money is invested," adds Emily Newmarch.

5. Wave goodbye to boring and bland colours

Despite Pantone revealing Cloud Dancer as its Colour of the Year 2026 – a soft shade of off-white – it's not really in line with other paint trends, or indeed what colours homeowners say they will be using this year.

"With 72% of homeowners rejecting the grey, cream and off-white colour trend, 2026 is all about colour," predicts Sarah-Jayne Thorne.

If you're in agreement with bland colours being old news, Sarah-Jayne suggests, "injecting bold colours and experimenting with popular hues such as olive green, teal, duck egg blue, sage or sunshine yellow to instantly revive your interiors and help create a more personalised look."

6. Flooring is flipped into the spotlight

While ceilings were a focus in 2025, with colour drenching and colour capping drawing our gaze upwards, according to the consumer activity flooring suppliers are seeing in their showrooms, we'll turn it in the opposite direction in 2026.

"Homeowners are becoming increasingly braver with their flooring choices, using it to inject personality and create a sense of individuality," Ian Tomlinson, MD of Chaunceys Timber Flooring tells us.

"We predict they will continue to mix different patterns and formats, pairing herringbone in one room with wide planks in another, or using dark floors as a backdrop to bold wall colours.

"This approach allows flooring to define zones in open plan spaces and bring visual rhythm to a home," he adds, perfectly in-keeping with our architect's prediction that zoned layouts will be integral.

"Patterned layouts are also evolving, with chevron, parquet blocks and custom inlays emerging as exciting ways to make a statement. The floor is no longer a background surface but a key feature that shapes the entire mood of a space," adds Ian.

"Wood drenching, an interior design trend that wraps timber across floors, walls and even ceilings, is also gaining popularity," he says, "showing that flooring is no longer just a backdrop, it’s a playful, expressive element that helps make a home feel personal and truly lived in."

7. Bedrooms will be redesigned as retreats

"It’s been fascinating to see how homeowners’ priorities are evolving as we head into 2026, and the bedroom is really coming into its own as a space people want to get right," says Kate Palmer, creative director at The Painted Furniture Company.

"What we’re noticing is that it’s less about following a specific style and more about creating a true retreat within the home. There’s a real shift toward bedrooms that help you unwind, with richer bedroom colours, natural and earthy palettes, and thoughtful touches that make the space feel really personal.

"People are also rethinking how they use their bedrooms," she continues, "with clever bedroom lighting and cosy nooks that support better sleep and daily routines, and design choices that reflect individual tastes rather than a one‑size‑fits‑all approach.

"Furniture that can be tailored to a person’s lifestyle, customised to fit the space perfectly or painted in colours that bring a sense of warmth really help make a bedroom feel like it belongs to the person living in it.

"It feels like a lovely moment for bedroom design in 2026" Kate concludes, "focusing on wellbeing, warmth and personal expression in a way that makes a big difference to day‑to‑day living."

8. Lighting design will be carefully considered

As we continue to spend more time at home, lighting design will continue to grow in importance in 2026. Long gone are the days of a few spotlights, table lamps and a floor lamp being sufficient. Instead, the impact on how it makes us feel and how it can really make or break a successful scheme will make it an important priority in 2026 home improvements.

"There's no doubt we are seeing an increasing number of homeowners realising the importance in lighting and therefore prioritising it with interior updates in 2026," says James Kendal, operations director at KES Lighting & Home.

"We recommend starting with ensuring each room has a balance of ambient, task and accent lighting. Layering light helps define spaces, create atmosphere and highlight architectural features.

"Replacing a single overhead fitting with a mix of wall lights, table lamps and floor lamps instantly adds depth and warmth," he suggests, "while small updates like upgrading old fittings or adding statement pendants in the kitchen and hallway can make a home feel more refined and contemporary without significant expense.

Kerb appeal also benefits from thoughtful lighting," adds James. "Exterior wall lights or discreet garden lighting can transform how a property looks and feels at night, so don't forget to make this a priority too when making home improvements in 2026."

9. We'll undertake quick DIY projects for easy wins

For those homeowners who don't need to make massive changes, there's also a whole host of quick and easy upgrades you can prioritise in 2026 say the experts. And if we look at the stats from the Wickes survey, there's plenty of DIY projects we will be tackling in order to add more character and individuality to our homes.

"With 92% of Brits seeking quick, affordable ways to make their homes feel new again, an efficient way to do this is to look at storage space," suggest Sarah-Jayne Thorne. "Removing clutter from kitchen work tops for example can really help a space to feel fresh again."

But, if you feel the need for something a little more adventurous, why not be inspired but these other projects homeowners say they will be tackling in 2026:

• Paint the kitchen - 19%
• A garden make-over - 17%
• Create an outdoor entertaining space - 13%
• Install a kitchen island with social seating - 12%
• A spare room makeover - 12%
• Install smart home tech - 12%
• Design a home office space - 7%
• Build a home library - 6%
• Build an outdoor kitchen - 4%
• Add a cocktail bar or beer tap - 3%

Looking to achieve something more substantial with your home improvement plans in 2026? Start by using this advice from Ran Ankory to see what and where you need to make changes.

“Our starting point is always the client’s living scenarios. When you understand who wakes first, where bags land, how cooking and homework overlap, and where you want to retreat, the home’s layout becomes seamless and intuitive.”

And, if this reveals you actually need to add more rooms to your home, take a look at the different types of loft conversion to see if this could provide you with a solution. Or, for more living space, if your kitchen is already functioning as you need, why not think about a living room extension idea instead?

If you’re building your own home, the money side of things can be as stressful as the actual building. The choices feel endless, and everything seems to cost more than you expect.

It’s easy to get swept up in the idea that you have to go all-in on every detail with expensive features to get the home you want, but here’s the truth: knowing where to spend and where to save is what really makes the difference.

A good self-build isn’t just about having a big budget, it’s about being smart with what you’ve got. Whether you’re building for £150k or £1.5 million, the principle is the same: spend where it counts, and don’t waste money on things that won’t improve how you live. Here’s how I’d approach it.

SPEND on getting the budget right

It might sound strange, but one of the smartest places to spend money early on is getting your budget right, with real-world research and not ballpark guesses. People often build with just a rough idea of what they want to spend, but not much else.

The problem is, if you don’t know how much it will cost to build a house and how far your money will stretch, you’ll start making panicked decisions halfway through as you try to balance the books. That’s when budgets explode.

My advice is to invest at the beginning by spending time talking to suppliers, getting quotes, comparing options, and understanding the full scope of the build. Get a proper cost plan drawn up by working with a quantity surveyor or project manager. In my experience, a small outlay at the start can stop runaway costs later on.

SPEND on good design

Don’t rush into building before you’ve nailed the design – a well-thought-out plan is worth its weight in gold. It doesn’t mean throwing tens of thousands at an architect, but it does mean investing in someone who understands how to design a house that suits your brief, fits the site and can actually be built affordably.

Finding an architect or a good designer will help you avoid awkward layouts, complicated rooflines or overly bespoke detailing that’s expensive to build and even harder to maintain. By getting the detail of the house right before a shovel hits the ground, it will help you to avoid problems later on.

Remember, a change made on paper is cheap, compared to a change on site, which is when you start haemorrhaging cash.

SPEND on making it look good, but with restraint

Aesthetics matter. No one wants to live in a box with no soul, and kerb appeal counts – both for pride and resale value. The key is to choose materials that look great and perform well but won’t break the bank.

If funds are tight and you want to stop your build going over budget, you should focus on where the eye goes as this will make the greatest impact. For example, a striking front door, quality windows or cladding in a small feature area can elevate the whole look, without you having to spending a fortune.

Don’t splash out on expensive finishes everywhere if a reasonable, cheaper material will do just as well. A house that’s simple, coherent, and well-proportioned will always look more expensive than one that’s trying too hard with too many competing ideas.

SPEND on getting the fabric of the house right

If there’s one golden rule, it’s to invest in the bits you can’t easily change later. That means the walls, floors, roof, windows and especially insulation. This is your one shot to get the building envelope right and a fabric-first approach means you’ll need less heating and the building will just ‘feel’ better to live in.

Focus on improving insulation, airtightness, and avoiding thermal bridges to reduce energy leakage and lower energy costs. Kitchen upgrades can always be done later, so if a compromise is needed, in my opinion, this is where to make it.

SPEND on what matters most

Self-builds are a chance to create a home that really works for you, which means spending money in the places that matter most. If you’ve always dreamed of a big family kitchen, or a sun-filled garden room, don’t compromise on those spaces. This doesn’t mean overspending – it means prioritisation.

Often, people spread their budget too thinly across the whole house instead of focusing on the rooms they actually live in. The spare bedroom doesn’t need oak floors and designer lights.

Don’t feel guilty about creating one or two real wow rooms, especially if they’ll genuinely improve how you live. For example, your en suite, which you’ll use every day, is a space worth going the extra mile for. You’ll get the benefit every time you use it and if you’re honest about the spaces that really matter, you’ll probably find that you don’t need that cinema room.

SPEND on futureproofing

It might feel strange to be thinking about retirement if you’re building in your forties, but futureproofing doesn’t have to be an unnecessary expense.

Creating a lifetime home can involve simple choices such as opting for wider doorways, level thresholds, wiring for a potential lift, or having a downstairs bedroom or flexible living space, all of which can mean you will be able to stay in your home longer. It also makes your home more appealing to a wider range of future buyers.

Tech futureproofing is another area to consider. Ducting for electric car charging or solar cables, for example, can be added now for pennies compared to trying to retrofit them later.

SPEND on quality where it counts

There’s no point splashing out on things that no one will ever touch or see. But the things you use every single day – your door handles, taps, showerheads, light switches and so on are worth getting right.

Low-cost fittings wear out quickly and leave the whole place feeling cheap. So buy once by buying right. This doesn’t mean you need to get the most expensive version of everything, but you do want decent, solid stuff that works well and will still be doing its job in at least 10 years time.

When something feels high quality, you notice it – and when it doesn’t, you really notice it.

SPEND on keeping a tidy site

This often gets overlooked when managing a self-build, but a tidy, well-organised site sends a clear signal to every trade that you care about quality.

People do better work in a clean, professional environment. They’re more likely to show up, to respect your project, and to help you out when needed. It might mean spending a bit more upfront on welfare facilities, bins, or temporary access – but it pays you back by resulting in smoother progress and fewer headaches.

SAVE by not rushing decisions

There’s a lot of talk about time being money, but that’s not always the case. Rushing a build or trying to meet an artificial deadline can be a false economy. Yes, delays cost money, but so do mistakes.

Taking an extra week to double-check a design detail or hold out to find the right builder or subcontractor is, in my opinion, always the best approach. A few extra days spent thinking often saves weeks of fixing.

Also remember that convenience costs, and don’t overpay for speed if you don’t have to. Sometimes it’s okay to go slower and if you do, you’ll probably be less stressed and will enjoy the build far more.

SAVE on anything that doesn't add value

Before you spend, always ask "will this make the house better to live in, or more valuable if I sell?" If the answer’s no, don’t do it.

This means you’ll probably skip the gimmicky tech that sounds clever but won’t get used. Spend instead on natural light, good proportions, and things you’ll use like built-in storage.

SAVE by using proven methods

New technology often comes with a premium. Some of it’s fantastic, but a lot of it is expensive, complex and untested for the long-term. It’s also unlikely to be appreciated or valued by mortgage lenders or future buyers.

Unless there’s a clear reason to do something differently, stick with tried-and-tested materials and methods. I know this sounds old fashioned, but traditional construction systems and details are popular for a reason – they’re reliable, insurable, and cost-effective.

If you’re managing the build yourself, complexity is your enemy so think twice about using new systems, which are unfamiliar with the trades and add unnecessary risk.

SAVE on professional services

Designers and project managers – or for that matter anyone who charges on a percentage of your total build cost – are best avoided. Variable fees are a red flag and charges based on percentages incentivise to spend more – not less.

It’s always best to go for fixed-fee consultants or pay for specific services as needed. Better still, get involved. Bridge the gaps between trades. Be present, be helpful and don’t be too proud to clean, carry or fetch if it keeps things moving. If trades see you putting effort in for them, they’ll often go the extra mile for you, too.

SAVE by value engineering

Every time someone suggests a specification or finish, use the Yorkshire war cry "how much?" Always ask if there’s a cheaper alternative and by value engineering every decision, you’ll find ways to reduce cost without compromising quality. By looking after the pennies, you’ll be amazed at how far your budget stretches.

SAVE on floor area

Big isn’t always better and more space means more walls, more flooring, more roof, more heating and so on. It’s all expensive, so instead of trying to build the biggest house you can afford, focus on designing one that works really well, within your budget and without compromising on the quality.

Well-considered small house designs with clever layouts and open-plan spaces often feel better than bigger ones with wasted space.

SAVE on site overhead costs

If you need equipment – scaffolding towers, mixers, storage, even welfare facilities – don’t just hire them, buy them. Consider buying second-hand and then sell them on at completion. You’ll probably find you’ll recover much of the cost as a result.

When it comes to the build, source materials yourself and try a bit of upcycling where it makes sense. Trades don’t have time to look for bargains and tidying up often means throwing away useful materials.

Re-use where you can and keep a close eye on deliveries and invoices as little leaks here and there add up quickly.

Don’t forget, skips are expensive, and the material used to fill them even more so. So don’t be afraid of a bit of skip surfing, you might be surprised at what you find and you’ll cut the skip budget in the process.

A self-build is a big financial commitment, but it doesn’t have to be a financial disaster. My advice is to try and get the basics right and to focus your spending where it matters most for the duration of your self-build schedule.

Be thoughtful, be deliberate and keep asking yourself – is this really going to add value? Never be afraid to cut back where it won’t make a difference.

The Planning and Infrastructure Bill has received Royal Assent and is now law, marking a major change to the UK’s planning framework.

For self-builders, the changes could make it easier to get permission, access land, and incorporate sustainable features into their projects.

By reducing bureaucracy and legal hurdles, the law aims to make the process more predictable and efficient for individuals looking to build their own homes.

Streamlined planning decisions for smaller projects

Under the new law, local planning committees will focus primarily on major developments, which could reduce delays for small-scale housing projects and self-builders.

The pre-application process has been overhauled to remove burdensome statutory consultation requirements, which may shorten the approval timeline for homes built by individuals.

Housing Secretary Steve Reed said: “Our landmark Planning and Infrastructure Act will tear down barriers to growth, and this means getting spades in the ground faster, unshackling projects stuck in planning limbo and crucially unlocking a win-win for the environment and the economy.”

Additionally, councils can now set planning fees that reflect the actual costs of processing applications, which could provide more timely support for self-builders navigating the system.

Easier land access and local community incentives

The Act introduces measures to simplify the acquisition of land for housing, schools, and GP surgeries.

Small builders may find it easier to identify and unlock underused plots suitable for self-build projects, which previously could have been tied up in lengthy legal or bureaucratic processes.

New rules also allow electricity bill discounts of up to £2,500 over ten years for communities hosting new pylons and transmission infrastructure, which may indirectly benefit self-builders in certain areas.

These reforms, combined with clearer guidance on strategic land use through spatial development strategies, are intended to provide greater certainty about where and how homes can be built.

Supporting sustainable homes and clean energy connections

The legislation includes a Nature Restoration Fund, which encourages environmentally-friendly building practices at scale.

Self-builders may now have clearer pathways for incorporating green features, such as habitat restoration or other biodiversity measures, into their homes.

In addition, the Act prioritises grid connections for clean energy projects through a new “first ready, first connected” system, potentially making it easier for small builders to install solar panels, battery storage, or other low-carbon technologies.

These measures aim to combine faster construction timelines with sustainability objectives, offering self-builders a framework to integrate energy-efficient features without additional delays.

Ultimately, only time will tell how effective the new Planning & Infrastructure Bill will be towards creating new housing.

If you’re planning to build a new home, there’s a small but important feature you need to know about: swift bricks.

These specially designed bricks provide nesting space for declining bird species like swifts, and new government guidance now expects them in all new homes.

Understanding how this policy works, how it could affect your planning application, and what it actually means in practice could save you headaches - and ensure your build ticks the ecological boxes planners are increasingly looking for.

What the new swift brick policy actually is

Under the government’s latest planning policy updates, new homes are expected to include nature‑friendly features such as swift bricks – specially designed hollow bricks or integrated cavities that provide nesting space for swifts and similar bird species.

These expectations are part of revisions and consultation material around the National Planning Policy Framework (NPPF), which sets out national priorities and guidance for planning decisions but does not itself create a statutory legal requirement for builders.

Swift bricks are unique brick types intended to provide nesting habitat for declining bird species that have lost traditional nesting sites in modern buildings. The government guidance suggests that, where appropriate, new developments should incorporate such features as part of their design - typically by including at least one swift brick or equivalent per dwelling.

It’s important to note that this guidance does not yet appear in Building Regulations - the statutory technical standards that all new buildings must meet - and therefore cannot be enforced through building control. Instead, it influences planning decisions and the conditions that local authorities may attach to planning permissions.

How these policy expectations will be introduced and applied

The government has published materials alongside its housing and planning reforms showing that biodiversity features like swift bricks are part of wider updates to national planning policy.

This includes consultations and draft revisions to the NPPF, which councils and planners use to determine whether to grant planning permission and what conditions to set.

Efforts to legislate swift bricks into law through Parliament – either as a planning law condition or as a requirement within Building Regulations – have occurred in parallel. For example:

• Parliamentary amendments to make swift bricks a mandatory condition for planning permission have been debated but rejected in several stages of the Planning and Infrastructure Bill.
• Proposed amendments to require the Secretary of State to introduce building regulations mandating swift bricks have also been tabled in Parliament but were disagreed.

Instead of statutory law, the government has sought to embed the expectation of swift bricks through national planning practice guidance and draft policy wording in the revised NPPF. This means that local planning authorities will be encouraged to apply these expectations when assessing planning applications.

For self builders, this means that the planning process - not building regulations - is where swift brick requirements are most likely to be considered. Local planning officers may expect or recommend inclusion of swift bricks in design and planning submissions, especially where ecology and biodiversity considerations are assessed.

When will this take effect and what it means in practice

The planning reforms and updated NPPF that reference swift bricks have only recently been published or consulted on. Over the coming months, councils will begin to interpret and apply this new guidance in planning decisions.

Because the updated NPPF is itself subject to consultation and is not yet fully enacted as final policy, there is no single legal commencement date for swift brick requirements that applies to all new homes. Instead, the expectation will gradually appear in planning decisions as authorities adopt and apply the revised NPPF.

For self builders, the practical effect is that:

• planners may attach conditions relating to swift bricks or equivalent bird‑friendly features to a planning permission, especially if ecological impact is being considered;
• some local authorities already have or are developing their own policies referring to swift bricks in local plans or guidance; and
• the exact expectations can vary between councils, so early engagement with the local planning authority is crucial.

This approach reflects the government’s current preference to influence housing design through planning policy expectations rather than through mandatory building regulations - meaning compliance depends on planning outcomes rather than technical building compliance checks.

While the word bungalow is commonly associated with homes that only have one floor, single storey timber frame home ideas push the boundaries of what is possible when you opt to have just one floor of living space.

And regardless of what drives the need for a single level floorplan, this doesn't need to limit you in terms of what can be achieved.

From vast vaulted ceilings through to contemporary pavilion style properties, we've rounded up 10 single storey timber frame home ideas that prove you don't always need a second floor when choosing a timber frame construction.

1. Build two if you can't build double

The owners of this single storey timber frame home idea had originally wanted to build a two-storey home. But, early meetings with the local planners meant they had to re-think their plans. As the building was in close proximity to a listed building, they were advised a double storey wouldn't get approval as it risked taking prominence over the listed property.

Working with Welsh Oak Frame, they were instead able to design a single storey timber frame home that gave them the living space they needed, along with spectacular views thanks to the large, glazed gable end.

And, even though they weren't able to build a double storey home, they were able to build two buildings. The latter took the form of a triple garage with a guest apartment above, freeing up the main build for personal use, but still providing guest accomodation when needed.

2. Single storey timber frame homes can be contemporary too

The beauty of a single storey timber frame home is that the removal of a second floor makes them a prime opportunity to build the contemporary home of your dreams.

"Renowned for their versatility and accessibility, single-storey homes are a firm favourite across the UK and remain the preferred property type for a significant number of self builders," says Derek Dawson, managing director of Scandia-Hus.

"The advantages of single-storey living appeal widely, extending from young families to the older generation, but they have design advantages too," he adds.

"With fewer internal load-bearing walls, the layout of a bungalow can be made largely open plan, and beautifully bright interior spaces can be created as a result,"

This property from Scandia-Hus, constructed from a timber frame is pavilion-like in its appearance, featuring a white rendered exterior, paired with a flat black roof and large back aluminium framed sliding patio doors, offering an instant connection between indoors and outdoors.

3. Take advantage of the height and add a mezzanine level

This beautiful home in the Cotswolds began life as a badly converted barn and, under vision and careful design direction by architects McLean Quinlan, was transformed into an elegant, contemporary country residence.

Fergus Stuart, sales project consultant at Carpenter Oak explains how.

"The project reimagined the structure as a generous family retreat: at its heart sits a dramatic 9-metre-high green oak frame, handcrafted and installed by Carpenter Oak, creating a striking central volume that blends structural presence with calming, open space.

"Inside and out, the architecture balances scale, warmth, and simplicity. The exposed oak frame supports wide, airy interiors under an oak-boarded ceiling, resulting in a home that feels bold whilst offering comfort, character, and a deep connection to its landscape."

The beauty of a vaulted ceiling, a common feature in many single storey timber frame homes is of course that it gives you extra height. And, while it's not alway needed, or indeed enough for a full second floor, it certainly gives options for the addition of a mezzanine that's perfect for a snug or small home office idea.

4. Embrace the immediate connection to the outdoors

Much the same as when designing any type of self build, choosing where to spend your budget on a single storey oak frame home is about figuring out your priorities, and allocating monies accordingly.

In some cases, such as this property from Carpenter Oak, it can mean looking at options such as hybrid structures can be ideal

"This new build home in the country is a bespoke oak-frame residence that brings together rustic charm and contemporary living. Set in a rural landscape, the home has a carefully crafted structural hybrid oak frame where the oak frame features in the open plan kitchen diner and living room only," explains Fergus Stuart.

"Choosing a hybrid-frame was a more affordable way of having impressive living areas, without the cost of an oak frame throughout the building," he adds.

"The large patio doors in the kitchen-diner open out onto a sunny terrace, allowing for indoor/outdoor living, and the home maximises natural materials, delivering a residence that feels warm, solid, and in harmony with its surroundings."

5. Make your entrance a feature

If you're considering a single storey timber frame home idea, take the opportunity to make your entrance a real feature.

Without a second floor over-shadowing your front facade, you can add an oak frame porch that celebrates the materials your home is constructed from. As well as providing excellent shelter from the elements, it also adds instant kerb appeal to your home.

Just be sure to avoid any porch mistakes when considering the size, height and how you will use your porch.

6. Clad your timber frame home in brick and top with a tiled roof

Although some single storey timber frame home ideas celebrate the material they are constructed from, others choose to building using timber vs masonry for other reasons.

"Some clients prefer them as they remove the danger of stairs, ensuring the safety of young children," explains Derek Dawson, "and having all rooms on one level means everything is within easy reach for parents.

"With only one floor, bungalows are also easier to clean and maintain, both inside and out," he adds, "with tasks such as window cleaning, gutter clearing, and roof inspections simpler to perform than on two-storey properties.

"Or, if there are restrictions on ridge heights on a plot of land, a bungalow or chalet design can be the ideal solution," says Derek.

In this instance, it may be that you then prefer to switch up the external cladding ideas for your home, with brick and a traditionally tiled roof one option as demonstrated here.

7. Combine a green roof with timber cladding

The advantage of using a natural material such as timber is that it lends itself well to environments where nature prevails. Naturally warm and suitable for both traditional and contemporary homes, this single storey timber frame home from Carpenter Oak is a striking example of how engineered timber can create expansive, contemporary spaces without compromising warmth or character.

"The design, by Roderick James Architects, centres around an oak portal frame, achieving impressive open interiors and long spans, allowing the structure to feel light, airy and refined," explains Fergus Stuart.

"This engineered approach ensures both strength and visual clarity, offering a modern interpretation of oak framing that suits the building’s lakeside context. The result is a calm, spacious building that blends performance with natural material beauty," adds Fergus.

For an extra eco-friendly finish, consider using a green roof and combine with energy efficient features such as a heat pump.

8. Think carefully about proportions and balance

When working on the design of a single storey timber frame home, it's still important to think about getting a balanced design and layout.

And, even if you're choosing single storey as you're designing a lifetime home, it doesn't mean you need to take a long, rectangular corridor-like approach to your layout .

In this project, a U-shaped design features two gable ends, connected by a central section. Adding visual interest, it also helps create natural zones, while still giving full accessibility to every area.

9. Match your entrance to your exterior but make it easy maintenance

If you are proceeding with a single storey timber frame home idea because of current, or potential accessibility issues, be sure to also consider your driveway materials too when finalising your hard landscaping plans.

"Without having to struggle with steps on a daily basis gives those with reduced mobility confidence that they can comfortably enjoy and manage their home for years to come," says Derek Dawson, but that only works if you take both inside and outside into account.

Choosing finishes such as a resin driveway with a modern single storey timber frame home can give you not only a sleek and stylish entrance, but also a practical and future-proof surface for years to come.

10. Look at custom build sites for your single storey timber frame idea

If you're less interested in building a completely bespoke single storey timber frame home, and instead prefer to root yourself within a community, a custom build site may provide you with the best of both worlds.

This single storey timber frame home features all the elements of a traditional oak frame home, but in one single storey. Using the turnkey service meant the homeowners were able to still make design choices, but had the stress of building entirely from scratch themselves removed.

Plus, it was one of the first houses in the country to use AeroBarrier technology to achieve a below Passivhaus airtightness level. A mechanical ventilation with heat recovery system (MVHR), solar panels and air source heat pump, also make the home incredibly energy efficient.

Keen to find out more regarding custom build opportunities for single storey timber frame homes? Take a look at Webbs Meadow, where 13 custom build homes have redefined community living.

And, to help you understand just how much budget you might need to fulfil your dream, check out our guide to oak frame home costs.

A tiny stone home built by hand on a remote Scottish island has just been named Grand Designs House of the Year for 2025 and it’s turned ideas about ambition and architecture on their head.

Instead of glass palaces or dramatic loft conversions, this year’s winner is modest, elemental and deeply shaped by its place, putting it firmly amongst Grand Design's best houses that we've ever seen.

Built by the owners themselves with local materials and sheer determination, it has earned praise from judges, host Kevin McCloud, and the couple who now call it home.

A rugged home rooted in ancient rock

Cnoc Na Craoibhe, Gaelic for “little quiet one by the rock”, sits on a windswept headland on the Isle of Harris, clad in Lewisian gneiss, the very stone that forms the island’s bedrock. That choice of material wasn’t just aesthetic.

Judges from the Royal Institute of British Architects described the house as modest in size but “luxurious in its connection to the surrounding landscape”, and said it appeared to grow from its site with a quiet confidence that belies its small footprint, meaning it was one of six nominees to get through from the first week on Grand Designs House of the Year.

David Kohn, who chaired the RIBA jury, said the home tackled every challenge it faced - from climate to budget - with a “rare mixture of sensitivity and boldness”, noting how its unconventional form recalls both ancient defensive structures and the local geology without ever feeling out of place.

A one-storey stone house shaped by weather and craft

At roughly 85 square metres, the self-build isn’t large, but its design makes the most of every inch. With an open-plan living area and large windows looking out over the Atlantic, it feels spacious where it counts and calm where it matters.

Built over 18 months with just Eilidh Izat, her partner Jack Arundell and a small crew, every stone was carried and positioned by hand through storms and biting wind - and in the face of contractor quotes that far exceeded their budget.

Kevin McCloud, presenting the final episode of the Channel 4 series, said the house was “clever” and “crafted from the very rock that this island is made from”, adding that its walls “are exactly what you want between you and a howling storm.” He also pointed out how the building seems to “listen to the land”, finding energy and meaning in a form that is simple but deeply considered.

What the homeowners say about the win

For the couple who built it, the award has been both a surprise and a vindication of their approach. Izat said the way the house settled into its setting was intentional, explaining that using the same stone as the landscape meant the building “seems so settled because we have built it from the same stone that comes from the ground.”

She added that living in a smaller home forced decisions that encouraged sustainability and awareness of how they live, and that winning the title of House of the Year was “an incredible moment” that vindicated that mindset.

Arundell reflected on how the build had tested and taught them, saying simply that “we’ve given it our best shot and we’ve ended up getting House of the Year,” a phrase that captures both their humility and pride.

In an architectural landscape often focused on daring forms and dramatic budgets, this quiet Hebridean house reminds us that great design doesn’t have to shout to be heard. With stone, sky and sea as its backdrop, it has redefined what winning can look like.

You can watch the entire series Grand Designs House of the Year on the Channel 4 website.

A 0.61-acre former farmyard in Old St. Mellons has come onto the market, offering a redevelopment opportunity that combines planning certainty with genuine historic interest.

Located on Bridge Road, the site listed on Plotfinder includes an early-18th-century farmhouse – more than 300 years old – alongside an agricultural outbuilding, all set within the village’s long-established rural framework.

Old St. Mellons is one of Cardiff’s oldest settlements, and plots with both heritage buildings and planning permission are highly uncommon here. For developers and self-builders, this listing presents the chance to bring a historic rural property into its next chapter.

What the plot includes

The site consists of a traditional farmyard layout anchored by a Grade II listed farmhouse.

The building is recorded as “probably early 18th century,” marking it as one of the older surviving structures in the area. A farm outbuilding forms the rest of the yard, representing the plot’s long agricultural use.

The farmhouse appears on the 1846 tithe map and 19th-century OS mapping, showing that the layout has been part of the local landscape for well over a century.

The current 0.61-acre footprint gives developers room to work with both the heritage setting and the approved redevelopment scheme.

Planning permission for 4 new homes

The site is marketed with planning permission granted for four semi-detached dwellings.

Although the listing doesn’t include a published site plan, it confirms consent for replacing the existing farmyard buildings with four new homes.

Because the farmhouse is Grade II listed, any works affecting it will require listed-building consent. However, the presence of an existing planning approval removes a significant amount of uncertainty for anyone looking to deliver a small residential scheme.

Prospective buyers should request the full planning pack from the agent or local authority to review conditions related to layout, access, design requirements and heritage constraints.

How to buy the plot

If you want to take on this historic self-build plot the guide price is £400,000 with vacant possession on completion.

If you want to make an offer, you can do via Plotfinderwhere you can find thousands of other plots and renovation opportunities.

Former TOWIE star Mark Wright has released one of the best Instagram videos this Christmas as he has shown off the latest toy he has added to his self-build home.

In a comical mock video based on the famous Love Actually cue card scene, he unveils his love for his... golf clubs.

The reveal shows he has renovated his dining room to become his new golf simulator play area, which he says is his "best Christmas present ever," and it seems he isn't the only one to be enamoured by the simulator trend, with the market experiencing a boom in the UK.

Wright re-enacts Love Actually scene

In the full Instagram video, Wright recreates the iconic Love Actually moment, holding up cue cards including one that reads: “If you can’t say it at Christmas when can you? To me you are perfect…” before revealing the real focus of his affection - his golf clubs and the newly converted simulator room.

However, Michelle Keegan wasn’t quite as keen on the latest addition to the pairs £3.5 million self-build transformation, responding: “‘Golf season’ was meant to be over with!? 🤯😡 Where’s my dining table???”

Mark Wright even garnered the attention of Professional PGA golfer and Major winner Justin Rose, who also joined the fun, joking: “Love it @wrighty_ but have you sorted the dinner table out for @michkeegan yet?!?! 🫣🤣”

Mark Wright's "favourite Christmas present ever"

After setting up the simulator, Wright wasted no time getting stuck in, and it didn’t take long for the results to come. Sharing his first session, he told fans: “5 holes in and I’ve banged a hole in 1 ⛳️ get in!!”

He went on to call the simulator his ultimate festive gift, writing: “38 years have gone by and I can confirm my @foresighteurope launch monitor and sim is my favourite Christmas present ever!!”

It marks the latest transformation in his self-build after he recently revealed his holiday-themed entrance, showing just how much he’s embraced his love of golf, even if it meant sacrificing the dining room table for the foreseeable future.

Wright isn't the only one excited about golf simulators

Mark Wright’s decision to transform his dining room into a full Foresight golf simulator shows a growing trend amongst UK homeowners to adopt golf simulators in their homes.

A 2025 Opinium survey found that 91% of UK golfers see simulators as a great way to bring new players into the sport, while 55% of UK adults say they are a fun social activity with friends or family - rising to 67% among 18–34-year-olds.

The UK golf-simulator market reflects this growing interest. According to Credence Research, in 2024 the UK global golf simulator market was valued at around £130 million, and this is expected to nearly double by 2032.

For homeowners, Wright’s setup is a perfect example of how a spare room or dining space can be converted into a practical and enjoyable lifestyle upgrade - combining sport, entertainment, and socialising, all under one roof, even if Michelle doesn't agree.

In the quiet corner of Cambridgeshire known as Westley Waterless, a small rural settlement of around 150 residents, a new planning-approved site has appeared that’s attracting attention among self-build enthusiasts.

The village, tucked between Cambridge, Newmarket and Bury St Edmunds, rarely sees development opportunities emerge, and Plotfinder has unearthed this gem of a plot.

Its limited size and countryside setting mean that most building activity here tends to be individual, small-scale and infrequent, which is partly why this plot stands out.

What the plot includes

In the small village of Westley Waterless, a long-standing residential plot is coming up for its next stage of life.

The land currently has an older house on it, along with several outbuildings that have been there for many years. The property hasn’t been updated in a long time, and the buildings still show the layout and style of an earlier period.

Because there is already a home on the site, the land has a planning history that helped shape what future development would be allowed. The plot is connected to mains water and electricity, and drainage is believed to be through a septic tank.

Planning permission for two new homes

Full planning permission (reference 23/00443/FUL) has been granted to remove the existing house and outbuildings and build two new detached homes, each around 1,650 sq. ft.

The planning decision sets out the size and position of the two houses and includes changes to the current access. While the main details are approved, the internal layout and finishes will be decided later by whoever takes on the project.

All plans, reports and documents are available to view on the East Cambridgeshire District Council planning website.

How can you buy the plot

If you're interested in taking on this self-build plot then you can buy through an informal tender (where you place a bid for the property through a sealed bid), with the tender date still to be confirmed.

It is offered freehold and will be handed over with vacant possession once the sale completes. The guide price is £425,000, which includes the existing house and the planning permission for two new homes.

Anyone interested in making a tender can get the details through the Plotfinder website.

Housebuilders across the UK are intensifying calls for clarity on the Future Homes Standard, which ministers originally planned to introduce in early 2025.

Extended consultations and shifting timelines have left developers uncertain about how to prepare to build homes going forward, with little information being provided over the scheme.

Now industry leaders say the lack of direction is inflating costs and stalling progress on building greener homes.

Developers say delays are wasting years of preparation

The Future Homes Standard (FHS) was designed to deliver higher-performing, lower-carbon homes, but the timetable slipped after the government ordered further reviews on supply chain readiness and small builder capacity.

For firms that invested early, the delay has been costly and demoralising. Steff Wright, founder of Gusto Construction, said the industry has been left in limbo: “Many of us have already gone to significant lengths to prepare for the FHS… all of which feel very much in vain currently.”

The frustration comes against a difficult backdrop for the sector. A leaked OBR analysis last week revealed that annual housing supply is expected to fall from 260,000 to 215,000 homes by 2026–27, a 17% drop that could worsen affordability pressures.

Call for a voluntary Future Homes Standard to break the deadlock

To regain momentum, Wright and a coalition of developers, housing associations and suppliers are urging ministers to launch a voluntary Future Homes Standard.

Their proposal includes targeted stamp duty relief - removing the tax for homes built to the higher standard - to help buyers shoulder upfront costs while enabling developers to recoup investment.

Wright argues this could unlock stalled progress: “If a voluntary FHS was introduced, early movers would encourage manufacturers and installers to invest in products, skills and tools.”

The group has formally appealed to Housing Secretary Steve Reed and Chancellor Rachel Reeves, calling the plan a “simple, practical route” to end uncertainty without forcing unprepared firms to comply early.

Buyers missing out on warmer, cheaper-to-run homes

Campaigners stress that delays don’t just slow the industry – they keep households from benefiting from warmer homes, lower bills and healthier indoor air.

Wright pointed out that many builders already work to high voluntary performance standards, such as the AECB Standard, because the advantages are so clear.

“Warm homes that stay warm, clean indoor air, lower bills, and the ability to generate a good share of your own electricity,” he said.

With the UK facing a projected fall in new eco houses and no confirmed FHS timeline, developers warn that both climate progress and housing choice risk being compromised unless policy certainty is restored.

A bat conservation scheme at the UK’s largest self-build community in Bicester has been hailed as a success.

Active bat roosts at Graven Hill have increased from eight in 2024 to 11 in 2025, with further growth expected.

The development demonstrates that thoughtfully planned housing can support protected wildlife while delivering new homes.

Protecting bats from the start

When surveys in 2015 revealed bat roosts in abandoned buildings and woodland, Graven Hill Village Development Company (GHVDC) applied for a licence from Natural England to ensure demolition work wouldn’t harm the species.

Simon Dowell, ecologist at Waterman Infrastructure & Environment, said: "It's great that we can provide for ecology alongside development."

The licence required the creation of new roosts, continuous monitoring, and mitigation measures across the phased construction of 650 homes.

Innovative bat habitats

In 2021, GHVDC installed 45 bat boxes strategically across the site, designed to avoid residential disturbance while allowing wildlife enthusiasts to observe the bats at dusk.

Gemma Davis, customer experience director at GHVDC, commented: "The bat project is a fantastic example of how thoughtful planning, ecological expertise, and community awareness can deliver lasting benefits."

The boxes range in size, with hibernation features capable of holding hundreds of bats, providing safe, purpose-built habitats.

These measures come shortly after the House of Lords voted on proposals to protect bats and other wildlife from housing projects.

A thriving bat population

Over half of the UK’s 18 bat species are now present on site, including common and soprano pipistrelles, Natterer’s bat, and brown long-eared bats.

Dowell added: "We've got a new phase of the development coming in and we'll hopefully be putting more provision for roosting features around the site, so if we can bring in more of the species we've already got, plus some of the others… it'll be great."

The project proves that careful planning and ecological expertise can allow wildlife to flourish even amid large and small-scale housing developments.

Mark Wright and Michelle Keegan have officially kicked off Christmas with a jaw-dropping festive display at their self-build Essex mansion.

Sharing the moment on Instagram, the couple revealed a grand, glittering entrance that instantly wowed fans.

With towering décor, luxurious greenery, and ambient lighting, the pair have truly gone all-out for their “extra special” Christmas this year.

A festive entrance fit for a Christmas movie

The couple’s porch has been transformed into a show-stopping winter wonderland, complete with a towering 10ft Christmas tree dressed in shimmering baubles, soft glowing lights, and delicate ribbons.

Fresh pine greenery wraps around the porch columns, giving the entrance a classic festive feel, while more greenery winds elegantly along the curved staircase banister, popping beautifully against the home’s pristine white porcelain floor.

As the lights cast a warm glow up the staircase and across the hall, the whole entrance becomes a magical, inviting scene that feels straight out of a luxury Christmas catalogue.

“It’s the most wonderful time of the year, an extra special one for us this time,” as the couple is spending their first Christmas with their daughter Palma, who was born earlier this year.

Fans are obsessed with the Christmas decorations

The comments section quickly erupted with admiration as followers and celebrity friends rushed to praise the display.

One fan gushed: “What an entrance 😍😍😍😍 Absolutely gorgeous x.”

Radio host Pandora (@pandorapresenter) couldn’t contain her excitement, writing: “Oh wow !!!!!! MARK !!!!!! I wanna come round 🎄🤶 my goodness !!!!!!!!!! This is stunning !!!!!!!”

Another added: “Classy as ever ❤️🎄🤩”, while others declared the home “absolute goals” and “dreamy🥹”.

The post, shared to the couple’s home account @wrightyhome, racked up over 82,000 likes, proving the couple’s festive decor has become an annual highlight for fans.

Inside the Wright-Keegan self-build: A home years in the making

The Christmas entrance is just the latest evolution in Mark Wright and Michelle Keegan’s long-running self-build - a project that began with a blank plot and grew into the couple’s impressive £3.5m Essex mansion.

As the build progressed, Mark added his own touches, including a complete redesign of the home gym. The sleek wall panelling and high-end finish earned attention for its blend of luxury and practicality.

And for Michelle, the moment the home was finally completed was deeply emotional, she has spoken openly about crying when she first saw the finished house after years of planning.

From its structure to its seasonal sparkle, the Wright-Keegan home continues to evolve – and this year’s Christmas entrance may be its most magical update yet.

A leak from the Office for Budget Responsibility (OBR) ahead of the official November Budget reveals that the number of houses built in the UK is set to fall sharply in the coming years.

Net additions to the housing stock are projected to drop from 260,000 homes a year in the early 2020s to just 215,000 by 2026‑27 – a 17% decline.

The leaked figures raise concerns about housing supply and affordability before planning reforms are expected to drive a recovery toward 2030.

OBR says homebuilding will dip

The OBR forecasts that net annual additions will remain subdued in the mid-2020s, with cumulative net additions between 2024-25 and 2029-30 expected to reach 1.49 million – around 10,000 fewer than projected in March.

The projected slump reflects subdued housing starts in recent years, higher mortgage rates, and rising building costs. The dip represents the slowest period of housing growth in the decade before planned reforms take effect.

OBR predicts homebuilding rebound by 2030

From 2027 onwards, the OBR anticipates a strong rebound in housebuilding. By 2029-30, net additions could reach 305,000 homes a year – the highest level in decades.

This recovery is linked directly to expected improvements in the planning system, which the government says will remove bottlenecks, speed approvals, and make more land available for development.

The planning reforms the OBR believe will help homebuilding

Central to the OBR's projected homebuilding recovery is the Planning and Infrastructure Bill, which aims to overhaul the UK’s planning system:

• Delegated decisions: Many planning applications would be determined by officers rather than committees, speeding up approvals.
• Strategic planning authorities & Spatial Development Strategies (SDS): Regional-level frameworks to coordinate housing growth across local areas.
• Streamlined infrastructure consents: Faster approvals for nationally significant projects, including housing, transport, and energy.
• Simplified environmental rules & nature restoration fund: Reduces delays caused by environmental consents while maintaining safeguards.

Government analysis suggests these reforms will significantly increase the pace of housing delivery, underpinning the OBR’s 305,000-home forecast by 2029-30.

Building a home in the UK could soon become significantly more expensive, as debate intensifies over a proposed overhaul of landfill tax.

Industry representatives warn the changes risk making many smaller housing developments financially unfeasible.

A leading national trade body is calling on the government to abandon the proposal before the Autumn Budget, or else it risks derailing the Government's housing targets.

Why a leading national trade body wants the proposal scrapped

The Federation of Master Builders (FMB), one of the UK’s principal national trade bodies representing small and medium-sized builders, has urged Chancellor Rachel Reeves to shelve the proposed landfill tax quarry exemption, warning it could add up to £28,000 to the cost of building a home on small sites.

FMB Chief Executive Brian Berry said the proposed changes “make no sense when the Government is struggling to meet its 1.5 million homes target.”

Berry noted that SME builders now deliver just 9% of the nation’s new homes, compared to around 40% in the late 1980s. He warned that the additional waste-related cost burden could push many small-site developments, such as self-builders who play a crucial role in local housing supply, beyond viability.

How the proposed landfill tax reform would work

Under current rules, landfill tax operates with two bands: £4.05 per tonne for inert waste materials such as soil, bricks and concrete, and £126.15 per tonne for general waste.

From April 2025, the Treasury intends to replace these with a single flat rate, arguing the change will simplify compliance, reduce misclassification and strengthen environmental incentives to divert waste away from landfill.

Builders argue this overlooks the significant volumes of heavy inert spoil produced during housebuilding, particularly on brownfield sites or former quarry sites.

The FMB now warns that the additional quarry-related measure could raise costs even further for builders working on smaller, more complex sites already grappling with rising prices and planning delays.

What builders hope to see in the Autumn Budget

Ahead of the Autumn Budget on 26 November, the FMB is calling on the Chancellor to scrap the quarry exemption proposal and reconsider the broader landfill tax reform to ensure it does not undermine national housing delivery.

The trade body is also urging the government to invest more heavily in local authority planning departments, strengthen apprenticeship support and introduce incentives to encourage small firms to hire trainees.

Berry said these steps would “help stabilise SME builders, unlock more small sites and secure the skilled workforce required to meet the country’s housing needs.”

The FMB warns that if the proposed landfill tax changes proceed unchecked, waste-management costs could become a decisive factor in determining whether new homes can be delivered - with far-reaching implications for future supply and affordability.

Self‑builders could soon find it significantly easier to secure planning permission for homes near train stations, thanks to the UK Government’s newly announced reforms.

The government’s new policy introduces a default "yes” for housing submitted close to well-connected transport links, subject to certain criteria.

This reform, combined with the release of brownfield railway land, is set to increase the number of plots available for self-builders, giving individuals a greater chance to create their own homes.

Default "yes" for homes near stations

Under the government's planning reforms, applications for new homes within walking distance of well-connected train or tram stations will gain a presumption of approval – a default "yes” the government say – provided they meet specified policy requirements.

This change, enshrined in a revised National Planning Policy Framework, is designed to maximise public transport connectivity and make local authorities more proactive in approving development.

For self-builders, this means a clearer, faster route to planning permission when targeting plots near stations.

Importantly, the new NPPF consultation now proposes minimum housing density standards around railway stations with 40 dwellings per hectare near all stations, rising to 50 dwellings per hectare near the most well-connected locations.

These standards are intended to make better use of land with good transport links and ensure developments support sustainable growth, giving self-builders clear guidance on expected plot layouts.

Ministers can step in to clear local planning bottlenecks

Local councils must now notify Steve Reed, the Housing Secretary, if they intend to refuse larger housing applications, particularly developments of 150 homes or more.

In such cases, the Secretary can override refusals, ensuring that stalled projects move forward.

Steve Reed announced: “I promised we’d get Britain building and that’s exactly what we are doing. But it has to be the right homes in the right places and nearby transport links are a vital part of that."

While self-builders rarely hit the 150-home threshold, this policy signals a broader government commitment to reducing obstacles, which could indirectly benefit smaller-scale self-build or custom housebuilding schemes.

Streamlined consultation process reduces red tape

The statutory consultee system is being overhauled, potentially cutting referrals by up to 40% and removing some bodies from mandatory consultation lists.

In practice, this allows local authorities to proceed with decisions even if some consultees do not respond in time.

For those looking to build their own home, fewer consultation hurdles mean faster approvals, lower costs, and more certainty that a project is viable before committing funds.

Railway land opens up self-build opportunities

The government-backed Platform4 initiative is targeting disused railway land for development, with plans to create up to 40,000 homes over the next decade.

Sites include Cambridge, Manchester (Mayfield), Newcastle (Forth Goods Yard), and Nottingham. While many of these plots will go to larger developers, there is significant potential for self-builders and custom housebuilders to engage with the scheme.

Importantly, many local councils, such as Cambridge, have a policies in their Local Plans requiring that 5% of plots on developments of 20+ homes be reserved for self-build or custom-build, provided there is demand on the self-build register.

This means that potentially hundreds more self-build plots could become available through the new scheme, meaning more people will have the opportunity to build their own home.

Grand Designs House of the Year returns with a powerful opening episode that celebrates homes carved from the natural landscape and shaped by craft, courage and place.

Kevin McCloud is joined by architect Damion Burrows and conservation designer Natasha Huq, who explore six remarkable contenders built against steep hillsides, cliffs and wild coastal terrain.

These projects feature among Grand Design's best houses as they demonstrate what Kevin McCloud calls “truly exceptional” design, proving that great architecture begins with the land beneath your feet. We reveal the two houses that will be progressing to the final five, one of whom will win the prestigious title.

Cnoc Na Craoibhe – rooted in ancient Lewisian gneiss

Hailey and Jack’s single-storey stone self-build is a masterclass in modest scale, natural materials and island craftsmanship.

Built without corridors, the house uses Lewisian gneiss – one of the oldest and hardest rocks on Earth – the same stone that forms the bedrock of the entire island.

Kevin notes how the angled elevations make the home “blend with the natural landscape,” while the couple lived on site through “storms and swarms of insects” to keep their budget to £167,000.

Despite its size, the house feels elemental, humble and deeply rooted, an example of design working with, not against, its environment.

Hastings House – the house that used ‘engineering gymnastics’

On a steep Hastings hillside, homeowner Simon reinvents a tired Victorian semi by embracing the slope rather than fighting it.

Natasha calls the project “a form of engineering gymnastics,” with each room stepping gently with the gradient of the land.

“The whole house was stripped back to its brickwork,” Simon explains, before adding a glass link, a garden room, a rooftop pergola and strategically anchored walls – an unusual engineering move for a home.

Architect Hugh Strange praises the decision not to demolish for environmental reasons, while Natasha describes the result as “a series of light-filled connections” that transforms an unloved structure “into something truly unique.”

Two-Family House – the Cornish cliff house built with local craftsmanship

Designed as a retreat for two couples – “one house, two husbands, two wives and one vision” – this project pushes deep into the cliff to increase space while respecting the coastal landscape.

Instead of crisp, cut edges, the interior walls are left subtly rounded for a more organic feel. Crafted from CLT timber, one of the strongest timber systems available, the house was constructed by local builders whose skills the architect champions: “No one can build homes quite like the Cornish.”

It’s a rare combination of modern engineering, handmade craft and landscape-first thinking.

Clayworth – the accessible home that became ‘transformational’

After Helen suffered a life-changing stroke, she and her husband John needed a house designed around accessibility, dignity and light.

RIBA judges praised its thoughtful planning, especially the vast open-plan kitchen-dining space overlooking the countryside, offering generous wheelchair movement and unobstructed views.

Constructed using 19 colossal concrete roof beams, the home was project-managed by their son.

John says the home has been “transformational for their lives,” while the architect notes it was shortlisted not only for its accessibility but how “it responds to the place and the site.” Kevin himself calls it “avant-garde.”

Bury Gate Farm – a South Downs parkland villa

In the South Downs National Park, Damion Burrows visits a home he describes as possessing “sublime elegance.”

Achieving planning permission for such a substantial build in a protected landscape was a challenge, but the result is an exquisite Parkland Villa with low-slung wings, a dramatic double-height hallway and a four-bedroom upper level.

Local stone columns anchor the building visually into the hillside, designed to “belong as naturally to the landscape as any ancestral pile.” It is a house of ambition, symmetry and quiet grandeur.

Haringey brick bungalow – the London ‘house in a bottle’

Hidden behind a one-metre-wide passageway off a busy high street, this former empty plot becomes a warm, timber-lined bungalow built with extraordinary constraints.

Kevin describes the entry tunnel as a “grim passageway,” and the architect says building here was “like constructing a house in a bottle,” with every piece of material fed through the narrow gap. Its pyramid-shaped roof and origami-like geometry maximise light and space on a confined site.

A triumph of ingenuity over restriction, it pushes small-scale urban design to its limits.

The two homes advancing to the Grand Final

RIBA Judge David Kohn announces that the first home to earn a place in the Grand Designs House of the Year final is Cnoc Na Craoibhe (also spelled Cnocnan Craoibh depending on Gaelic interpretation).

He calls it “inspiring,” praising how it reflects the island’s story, its geology, and its craftsmanship.

The second finalist is the Hastings House, selected for its “treatment of the landscape” and the “technical challenges involved in the site.” Natasha notes, “it definitely feels unexpected” as you move through its stepped layers and shifting viewpoints.

These two homes now move forward to compete for the title of Grand Designs House of the Year, with five more places still to be filled in the coming episodes.

Next week's episode will air at 9pm on Wednesday 26 November on Channel 4 and you can see this episode on the Channel 4 website.

Builders are hitting pause ahead of the November Budget, concerned that taxes could raise the cost of building homes and create broader uncertainty in the property market.

A Knight Frank survey found 43% of developers expect housing starts to fall in the final quarter of 2025, reflecting widespread caution across the sector.

Former Housing Minister Kit Malthouse also warned this week the government will “massively undershoot” its housing target, highlighting capacity constraints and market disruption.

Builders waiting to see outcome of November Budget

A recent Knight Frank survey of over 60 homebuilders revealed that almost half expect housing starts to decline through the last quarter of 2025, with uncertainty around taxes and levies delaying decisions to build homes.

Developers cited unclear government policy, long lead times, and high inflation as key reasons for slowing new builds.

James Barton, head of Knight Frank’s London land agency, said: “Developers are waiting for clarity on costs and fiscal measures before committing to projects, or we risk seeing further delays into 2026.”

Without action to address these concerns, the government looks set to miss its target of delivering 1.5 million homes over the course of the parliament.

Former Housing Minister warns of “massive undershoot”

Kit Malthouse, who served as Housing Minister under Theresa May, told the FMB podcast that the current government is likely to fall far short of its housing targets due to persistent capacity and market issues.

He pointed to brick and breeze block shortages, a collapse in the small building sector after 2008, and ongoing planning permission delays.

“Until interest rates fall and capacity expands, we’re going to have a problem,” he said, emphasising that slowing the pace to build a house is not a question of policy ambition but practical constraints.

He also highlighted the importance of clear pathways for construction careers to ensure long-term capacity in the sector.

Tax pressures raise costs and add uncertainty

Developers and homeowners face a series of potential taxes and levies that could add significant costs to new builds. Proposed measures include:

• An exit tax for homeowners emigrating, which could apply to unrealised gains and complicate decisions for those planning to sell or invest in property abroad.
• Council tax rises that could see top bands doubled and changes to council tax bands, increasing ongoing costs for homeowners and affecting affordability.
• A 'Mansion Tax' on high-value homes, potentially deterring investment in expensive developments.
• Landfill tax reforms expected to add more than £24,000 to the cost of building a house.
• A delayed Building Safety Levy that, while postponed, will eventually raise further costs for developers.

Combined, these measures create a challenging environment for anyone looking to build a house, and may push developers to defer projects until tax and cost implications are fully clear.

Outlook for UK homebuilding

The combination of survey evidence, ministerial warnings, and looming fiscal pressures paints a stark picture.

Developers are wary of committing to new builds, which could deepen the slowdown in housebuilding.

Without coordinated demand-side support such as first-time buyer incentives or stamp duty reform, the government’s 1.5 million homes target appears increasingly out of reach.

Homeowners and investors may see higher costs and longer waits to build a house, while the broader housing market braces for uncertainty.

One of the most common questions homeowners have when they want to carry out a self-build, renovation or extension is how to correctly estimate the project and keep costs down. In my opinion, it’s now more important than ever to get a firm grip on your building budget from the start, since the costs of materials and labour may change over time. That’s when a Bill of Quantities (BQ) is very important.

As a quantity surveyor (QS), I produce lots of BQs throughout the year for clients. When there is a lot of uncertainty, a Bill of Quantities can provide clarity for individuals doing a major home renovation or self-build. It lowers the possibility of issues with builders, helps avoid unforeseen costs and enables you to compare comparable quotations throughout the tendering process. To put it briefly, it’s a professional tool that gives your budget rigour and your build confidence.

In this article, I’ll look at what goes into a Bill of Quantities, when and how it’s utilised, and the benefits it offers to residential projects of all sizes. Knowing how a BQ operates could be the best first move you make, whether you’re building your dream house from the ground up or expanding and renovating a period Victorian terraced house.

What is a Bill of Quantities?

A Bill of Quantities is a ‘control document’ that lists all quantities of materials and labour as an item that will be required to successfully complete a building project.

They are typically used for large self-build projects, but they are increasingly common for domestic/residential projects these days too, such as extensions and loft conversions.

Most importantly, it brings together the quantities to units of cost, which means you and your builder have a clear way of tendering the project, establishing a contract sum to go into your chosen contract and also using it as a valuation tool throughout the project to keep track of costs during the build.

What’s included in a Bill of Quantities?

The materials, labour and plant needed to complete a build project are listed item by item in a structured control document called a Bill of Quantities. It is based on the architect’s drawings, specifications, and any other pertinent design information at the time (such as from a structural engineer, interior designer, electrical consultant), and is usually compiled by a quantity surveyor.

For uniformity across tenders, each item in a Bill of Quantities is measured and described in compliance with an acknowledged standard method of measurement, such as the New Rules of Measurement (NRM) in the UK.

Each description includes space for builders to add their unit rates and costs as well as the amount of work needed (e.g. "45sq m of internal plastering" or "12m of 100mm soil pipe").

Self-builders, renovators and extenders doing major extensions or renovating a house are increasingly using this type of document, which is more frequently found on commercial and public sector projects.

This is particularly true when controlling costs is a top concern on a self-build, you're looking for ways to reduce the cost of an extension, or when a comprehensive tender package is needed.

What are the main benefits of a Bill of Quantities?

There is much more to a well-written Bill of Quantities than merely a list of numbers. It can be one of the most useful tools for anyone organising a new build, kitchen extension or significant renovation project in order to lower financial risk, enhance planning and keep control of the entire project.

The main advantages are as follows:

1. Comparing and tendering quotations
   The tendering process is one of the main functions for a Bill of Quantities. It guarantees that all bids are based on the same scope of work by giving each builder or individual tradesperson the same thorough explanation of the work. Instead of attempting to interpret vastly different quotes with assumptions, omissions or varying pricing methods, you can compare like-for-like quotations via the BQ tender returns. A well-written Bill of Quantities lowers the possibility of ‘contingency pricing’ in which builders inflate estimates to account for unknowns, by preventing them from making educated guesses regarding quantities and specifications. This leads to more transparent and fairer pricing for the client.
   
2. Budgeting and cost control
   A Bill of Quantities serves as a baseline for continuing cost control during the project. You or your quantity surveyor can track variances, keep an eye on progress and evaluate the value of work done at any point because it quantifies every aspect of the build. It’s also a useful tool for identifying differences early on when comparing what was originally priced with what is being claimed in valuations. The BQ enables simple recalculations and changes in the event that a design change occurs mid-project, which happens frequently, so you can quickly and precisely evaluate the impact on your entire budget.
   
3. Outlining the work’s scope
   Misunderstandings on what is and is not included in the builder’s quotation can be avoided with the aid of a BQ. It lays out a common understanding of the work that has to be done, in line with the engineering and architectural design, which lessens the possibility of any disagreements or misunderstandings later on, resulting in expensive variations. This transparency is also appreciated by builders. It enables them to place orders with suppliers knowing that quantities have been expertly calculated, plan with greater efficiency and price with confidence.
   
4. Planning for programmes and resources
   The Bill of Quantities aids programme planning by outlining what must be built and in what quantity, even though it is not a planning document itself. It can be used by builders to predict labour and material requirements throughout the project, lowering the possibility of delays brought on by incorrect ordering or a lack of resources.
   
5. Valuations and interim payments
   It also acts as a benchmark for calculating the actual value of work completed at regular intervals (as agreed in your contract) for projects that are based on an interim valuation or stage payment basis. This guarantees that payments are determined by actual progress rather than time spent on site – you don’t want to overpay.
   
6. Variations and change management
   Whether because of site conditions, client preferences or planning permission restrictions, changes will always occur during a building project. With the same structure and unit rates as the original document, a Bill of Quantities makes it possible to price these variations fairly. This significantly simplifies and increases the transparency of evaluating the financial impact of variations.

Different types of Bills of Quantities

There is no one-size-fits-all approach to Bills of Quantities. There are various formats for the document, depending on the level of design detail and the purpose of the document (e.g. contract administration, budgeting or tendering). Each has a distinct function, degree of accuracy and amount of detail.

• Preliminary Bill of Quantities
  In the early phases of designing extension or self-build, when not all the information has fully been designed, a preliminary Bill of Quantities is usually created. It is frequently used for early cost planning or feasibility studies and may be based on indicative amounts, budget assumptions, or elemental breakdowns (e.g. walls, roof type, floors). I use this method to provide early cost advice for clients and architects. It’s helpful for establishing a baseline budget or determining affordability prior to the completion of the full design, even though it’s less thorough than a complete BQ. Clients looking for budget quotes from builders without a full competitive tender can also use this approach.
• Final Bill of Quantities
  A final Bill of Quantities, also known as a firm BQ, is a comprehensive pricing document created after all specifications have been agreed upon and the design is finalised and frozen. In accordance with a recognised standard method of measurement (often NRM2 for residential construction), it lists each measurable component of the work. Usually used in official tendering procedures, this provides builders with a thorough, transparent foundation upon which to set their prices. Once a builder is engaged, it becomes a ‘contract sum’. This is an important part of the contract and serves as the basis for managing variations throughout the project, controlling costs, and agreeing valuations.
• Schedule of Works
  For minor residential projects when a complete Bill of quantities could be excessive, a ‘Schedule of Works’ is occasionally used, even if it is not a BQ in the traditional sense. It is usually used to get competitive bids for small kitchen extensions or simple renovations and lays out the work required in list form, frequently without fully measured quantities.

What does a Bill of Quantities look like?

The scope, quantities, and pricing requirements are all clearly laid out in a professionally generated Bill of Quantities, which is typically generated in spreadsheet (Excel) or tabular form. The majority of BQs adhere to a similar logic and structure, though formatting may differ significantly based on the quantity surveyor or software used.

Sections of a standard BQ are separated according to work categories, which are frequently organised either by trade package (e.g. brickwork, carpentry, electrics) or by element (e.g. foundations, walls, roof).

Next, each section contains:

• Item number This serves as a reference.
• A description of the work For example, "excavate foundation trench to 600mm width and 1000mm depth". Depending on the work, the unit of measurements are as follows – linear meters (m), m², m³, tonnes (t) or item number (nr).
• Quantity The amount of each item required, such as 26sq m of 12.5mm Lafarge plasterboard.
• Rate An empty column where builders can enter the cost per item.
• Total A line-by-line total obtained by multiplying the quantity by
  the rate.
• Each section finishes with a subtotal The document then concludes with a grand total/summary.

A complete BQ may also contain the following:

• Preliminaries Scaffolding costs, site or self-build insurance, site setup, protection and adherence to health and safety regulations.
• Provisional sums Sums for work that hasn’t been completely planned, designed or defined yet.
• Daywork rates Fees for unanticipated work/variations.
• Schedule of rates For variations in prices or extra items with fixed pre-agreed unit costs.

Specialised quantity surveying software, such as CATO, CostX, or Excel-based templates, is currently used to create the majority of BQs since it makes editing simple, exports to PDF, and integrates with pricing systems.

While builders use editable versions to add their pricing, some homeowners and self-builders might only ever view the printed or digital PDF version.

How to draw up a Bill of Quantities

A quantity surveyor like myself will prepare a Bill of Quantities. This build professional has training in measuring and estimating a wide range of build projects or extension ideas. To draw up the BQ, they collaborate closely with your architect and design team.

Many quantity surveyors work alone or as part of small consultancies, providing services directly to homeowners in the context of self-builds, extensions or renovations. Some architects could suggest a reliable quantity surveyor to draft the Bill of Quantities for you. Most clients approach me as a recommendation through an architect.

The quantity surveyor will examine all relevant design data, including floorplans, elevations, construction details and specification, in order to create the Bill of Quantities. The BQ will be more exact the more detailed and frozen your design is. To maintain uniformity and clarity, the QS will typically adhere to the RICS New Rules of Measurement (NRM), particularly if the document is intended for use in a tender.

It’s crucial to remember that a BQ is typically required as a standalone document and isn’t always included in conventional architectural or design services. However, for the majority of large domestic projects, the benefits it offers in terms of cost management, finding a builder and dispute avoidance make it a viable investment.

Basically, it pays for itself. Also, if you are having a design and build package (turnkey) ask your builder if they have an in-house BQ service as part of the proposal, however you may pay a little more for this as it may be passed to a third-party QS to produce anyway.

At what stage of the project should you have a Bill of Quantities?

When your design is complete and you are at ‘design freeze’ (but before you put it out for tender or engage a builder), you should engage a QS to produce a Bill of Quantities. When you have a complete set of architectural and structural engineers’ design, and a draft specification in place, you typically reach this point in the detailed design process.

The quantity surveyor now has sufficient info to measure the project and create a BQ. The BQ may need to be updated multiple times as the design develops if it is commissioned too early (during the concept or planning stages) resulting in needless expense.

Some homeowners could try to make a simple schedule on their own, especially for smaller projects, but it’s easy to forget important details or estimate quantities incorrectly if they lack specialised experience.

How much does a Bill of Quantities cost?

A Bill of Quantities guarantees clarity and offers a strong framework for overseeing the cost of your self-build or extension costs.

A typical price for a Quantity Surveyor to produce a Bill of Quantities for a small extension or renovation can start from £649, with a new-build house ranging from £1,150.

It's important to point out, however, that it all depends on the level of detail and number of drawings that we have to work with.

Having a Bill of Quantities in place lets your builder and any other specialists know that you’re taking a methodical, planned approach to the building project. For self-builders and renovators who might be handling a significant investment and are in uncharted territory, it contributes a degree of expertise to the process and provides genuine peace of mind.

To determine whether it’s a good fit for your build, consult a quantity surveyor as soon as possible. Remember, a Bill of Quantities will pay for itself in the long run as it can stop your build going over budget.

For anyone seeking a self-build project in a protected countryside setting, this rare Kent plot, listed on Plotfinder, offers an exceptional chance to create a bespoke home within an Area of Outstanding Natural Beauty.

Situated near the village of Goudhurst, the site extends to approximately 6.1 acres and benefits from full planning permission for an architect-designed dwelling.

Combining privacy, rural character and remarkable views, it presents a genuine opportunity for those wishing to build their own home in the Kent landscape.

What do the plans for the plot include?

Planning permission has been granted to replace the existing equestrian buildings with a contemporary home and garage.

The approved design by winning architect Claire Scerri RIBA ARB uses materials that respond to the local setting, including stone, Corten steel, and timber, along with a living brown roof.

Landscape and ecological improvements form part of the approved scheme, introducing an orchard, wildflower meadow, and native planting.

The design follows a sustainable “fabric-first” approach, optimising insulation and airtightness, with provision for ground or air source heat pumps to generate renewable energy.

The planning reference is 20/01808/FULL on the Tunbridge Wells Borough Council website.

What the plot includes

The plot covers approximately 6.1 acres and includes former stables, paddocks, a manège, and boundary woodland.

Its elevated position provides wide views over the Teise Valley, with the removal of existing structures opening up the outlook further.

Located within the Kent AONB, the land benefits from a setting that remains protected from large-scale development.

How to buy the plot

The building plot is offered for sale at £850,000. Purchasers can proceed with the approved plans or explore amendments and potential extensions, subject to the necessary consents.

Interested buyers can arrange viewings and contact the estate agents for the self-build plot through the Plotfinder website.

"Mum it's too noisy. Mum it's too bright. Mum I didn't want that colour. Mum it's itchy. Mum I can't find it." These are all daily refrains that have peppered my home life for as long as I can remember.

Once I knew the cause, understanding the complaints and preventing them became far easier. But if designing a home with neurodiversity in mind is new to you, it may feel like an insurmountable challenge – particularly when neurodiversity covers a wide range of different conditions. It means that what works for someone with ADHD for example, might not work for someone with autism.

So how do you create a happy, calming and practical self build or successfully renovate when everyone's needs differ? Based on my own personal experiences, and the advice of experts, here are some top tips for designing a home with neurodiversity in mind.

Understanding neurodiversity and home design

Although awareness of the need to consider neurodiversity in design is far greater than ever before, it wasn't until 2022 that British Standards guidelines were put in place in the form of PAS 6463:2022 Design for the mind – Neurodiversity and the built environment. The guidelines within apply both to buildings and external spaces for public and commercial use, and to residential accommodation for independent or supported living. While they don't directly include reference to private individual homes, some of the advice in there is of course still relevant.

The reasons for needing such standards? Navigating the built environment is a far different experience for someone with neurodiversity.

Neurodiversity can cover, but isn't limited to ADHD, autism, dyspraxia and dyslexia. But, there isn't, and will never be a "one size fits" all solution.

"Probably the most important is to explain when designing with neurodiversity in mind is that that no two neurodiverse people are the same," confirms Gillian Scampton, director at Pedder & Scampton Architects Ltd.

"They will have many different and often conflicting issues and concerns and levels of need. For example, some autistic people hate loud noises and some love them, and some love showers and hate baths and vice versa. So ideally any project for a home for a neurodiverse person will start with gathering information about the individual’s needs."

I know personally from living with my sons that the simplest things can be triggers, and what one can tolerate, the other can't. Getting the balance right can be tricky.

"Looking at autistic individuals, home is more than just a place to live," adds Christine Flintoft-Smith, head of autism accreditation and projects at the National Autistic Society.

"It’s a sanctuary where they can decompress, regulate, and process their experiences of the outside world. Just as every home is unique, so too are autistic people, each with their own distinct needs and preferences. That’s why the cornerstone of inclusive home design must be collaboration with autistic individuals and their families.

But, while every design should be tailored to the person it serves, there are overarching principles that can guide these conversations and inform thoughtful, neurodiverse-friendly environments," says Christine.

1. Accomodating sensory differences

Hate bright overhead lights? While my sons will think nothing of putting all the lights on in the main living areas, head to their bedrooms and you'll never find a ceiling light on. Both have had on and off relationships with colour changing LED lights (great for a dopamine hit), but in general, there's a small bedside light and that suffices for them.

So why does lighting impact neurodiverse personalities so much?

"Many autistic people, for example, experience heightened or reduced sensitivity to sensory input," explains Christine Flintoft-Smith.

"Design should aim to minimise sensory overload while offering safe opportunities for sensory exploration", says Christine, citing lighting, sound and smell as three areas where you will need to explore your options.

She suggests the following:

• Lighting: Prioritise natural light and avoid harsh fluorescent bulbs. Dimmer switches and adjustable lighting allow individuals to manage brightness according to their needs.
• Sound: Use soft furnishings like carpets and curtains, acoustic panels, and quiet appliances to reduce ambient noise.
• Smell: Choose low-odour paints and materials, as some individuals may detect lingering scents long after others no longer notice them.

Gillian Scampton expands on sensory impact, explaining how avoiding ceiling mounted downlights is a good option too.

"Make as much of the lighting as possible concealed," she suggests, "build it into joinery and put it all on well specified dimmers to avoid any buzzing or flickering. Many neurodiverse people like extremely low light levels, a few the opposite.

"Another suggestion is to include blackout blinds when choosing window coverings," she adds, "so the sun and natural light can also be controlled."

My personal recommendation? Head to QuietMark and purchase items that have been recognised as having this standard.

At 20 years old my son still can't tolerate the sound of the hoover or steam iron, and when the dishwasher beeps to say it's finished, the three series of beeps has made him leave the room on more than one occasion.

"Avoid noisy appliances in the kitchen such as extractor fans," confirms Gillian. "Sound proofing should also be good enough that you don’t hear noises from above or next door. Someone else’s washing machine going will be more distressing than your own.

"Really good ventilation and air quality generally is also something worth considering," adds Gillian. "MVHR is great as neurodiverse people can be very sensitive to smells – for example scented cleaning products."

Texture and surface finishes may need consideration too

As well as lighting, sound and smell, I'd also say it's also important to consider texture and surface finishes when designing with neurodiversity in mind. I could never understand why my eldest son hated clean bedding day. I'd never known anyone not enjoy the feeling of getting into a freshly laundered bed, until my son arrived on the scene.

They may well have been the same sheet, duvet cover and pillowcase he'd slept in the week before, but once they had that newly washed and ironed feel, it was game over. A sleepless night would ensue until he'd wriggled around in them enough to make them feel more like home.

Certain blankets, throws, cushions have all been subject to rejection too, along with flooring that doesn't feel right to walk on, carpets that are too itchy, sofas that are scratchy, plates that make too much noise when you use a knife to cut food.... you get the idea.

My youngest will currently only sleep with a duvet cover that feels like the muslin cloths he had as a child. My eldest insists on silk pillowcases and carries them even when travelling. It may sound privileged to some, but for them it's regulating sensory overload.

Shop for quiet appliances

2. Understanding the impact of colour

If lighting, sound and smell impact the senses, then it's not surprising that colours do too. While younger children with ADHD may find bright primary colours good for stimulation in a playroom, keeping the colours more muted in a bedroom can aid sleep and prevent over stimulation.

As a parent, it can feel like there's a constant battle between evoking apathy and action – too little dopamine and they can be rendered inactive, too much and the hyper focus can quickly turn into lack of focus. So, how do you choose a bedroom colour scheme for a child with neurodiverse needs?

"A good plan for a bedroom for a neurodiverse child is to paint it white and start with nothing in it apart from a bed," says Gillian Scampton, "and then just add in the possessions and colours that they say they want, nothing more. Visual clutter, strong patterns, exposed pipework, shadows can all be difficult," she adds.

Something I eventually learnt from experience, having tried colours and patterns in my son's bedroom, but ending up having to accept that white, grey and black are far more suited to a sleep-inducing environment.

"Colours are really individual but white, soft grey and green tend to be better than reds and yellows," adds Gillian, although as it's already been made clear, there isn't a set rule book that suits all. Some individuals will like areas of strong colour.

On the whole though, "opt for neutral tones to reduce visual overstimulation and create a calming atmosphere," says Christine Flintoft-Smith.

3. Spatial planning and location

Although everyone is keen for the flow throughout their home to feel comfortable and work well, it's even more important when designing with neurodiversity in mind say both our experts.

Movement is important when designing with autism in the mix, says Christine Flintoft-Smith. "Incorporate open spaces and wider passageways to support self-regulation through movement. Outdoor areas can also provide valuable space for physical activity," she suggests. "Colour-coded zones can also help visually distinguish rooms and reinforce their purpose, aiding orientation and routine.

"And, don't forget to account for physical support needs and ensure adequate space for mobility aids or specialised furniture," notes Christine.

"‘Liminal’ or non specific spaces are also helpful," adds Gillian Scampton. "Porches with somewhere to sit when going in or out, generous hallways and corridors can all soften the transitions between one space and another.

"Curves are appreciated and layouts should be direct not convoluted," she advises. It can also mean open-plan layouts are not always suitable when designing a self-build. A broken-plan layout may be more suitable instead.

"Often autistic people associate a room with a specific use – a kitchen is for cooking, a living room is for relaxation etc," she explains, "so separate rooms rather than open-plan layouts are good. A kitchen in a separate room also means that the smells and sounds of cooking can be contained, which can help avoid sensory issues.

"Also think about where you put rooms that generate noise," continues Gillian. "Try to avoid having, say, a utility room with a washing machine and tumbler drier next to a bedroom or living room – low hums and rumbles can be really distressing."

And, while entering and leaving may seem relatively simple, it's actually important to about the route to the front door says Gillian. For example, when designing apartments for neurodiverse residents, she will ensure there is enough space and good sight lines to avoid unexpected encounters, and also avoid placing doors opposite each other.

4. Safety and security

When thinking about safety and home security, there are some areas where extra precautions can be beneficial, and likewise those where simple tweaks can make enough of a difference.

In my case, we all struggle at home with what we refer to as clumsiness, but is more a case of struggling with spatial awareness. The result? If there's a sharp edge or corner it's accepted one of us will bump into it. Something that's not uncommon says Christine Flintoft-Smith who advises, "choosing rounded-edge furniture to reduce injury risks for those with spatial awareness challenges."

However, depending on the scale of the individual needs, Christine says it can also be worth thinking of other areas in the home where safety could be improved.

"Safety is paramount, particularly for individuals with limited awareness of danger. Collaboration with families and carers is essential to identify specific risks," she confirms, citing the following as areas where extra attention to detail can be beneficial:

• Install secure locking systems on doors and windows
• Use non-toxic materials and safe outdoor plants to prevent health issues from accidental ingestion
• Consider isolator taps or stop valves to manage water access for individuals who seek sensory input through water play
• Use intuitive switches, taps, and handles with the advantage that voice-activated technologies can also offer additional autonomy to an individual

5. Storage and organisation

Based on my experiences of ADHD, this is one area in the home I've never quite managed to master with my sons. Differences in executive functioning can make keeping items stored in the right places tricky, and I've tried numerous ways to keep bedrooms tidy, and items where they can be easily found.

Unfortunately, the hours wasted to finding 'lost' items is too many to mention, and I'm still navigating my way around getting the right storage systems in place.

But, if you're keen to explore what can work, there are some basic guidelines that will certainly help say our experts.

"Start by ensuring storage is accessible, clearly labelled, or transparent so contents are easily identifiable," suggests Christine.

"Lots of storage in cupboards is ideal," adds Gillian. "This reduces visual clutter and allows rooms to be used more flexibly, as items associated with one activity can be put away when something else is going on.

"In general storage is generally better behind doors, unless it's something to do with a specific interest that a particular resident has," she notes.

I'd also add labelling drawers, boxes and cupboards can all help for neurodiverse children. This doesn't always have to be with words. Pictures of a car on a box containing only toy cars for example is one way of targeting storage in a children's room.

Open wardrobes with items stored by type can also work, as can grouping by colour. Also keeping storage low down so the items are easily visible can help. Out of sight out of mind is without doubt a phrase that resonates with ADHD in my home. If you can't see it, it's easily forgotten, leading either to another payment to ADHD tax (unnecessary spending on duplicate items that are deemed lost), or a rise in stress levels as the hunt for it ensues.

6. A space to unwind and unmask

Although home can feel like a sanctuary for many, a private space within the home is an extra addition that serves a neurodiverse individual well. Or, even a room that's considered their own will be beneficial.

"Many neurodiverse people will come home feeling very distressed from the effort of coping with all the stimuli of the outside world, people at work," explains Gillian. "Something like a busy railway station or an airport comes up most often as the most difficult place to be when we talk to our focus groups. They therefore need a retreat space, somewhere in their home where they can reset," she expands.

"It needs to be calm, clear, quiet, uncluttered, familiar, private, not too hot, sunny or cold," says Gillian. "This could be a bedroom, or a dedicated living space where they can shut the world out.

"But make sure you think about privacy. Often views out are welcomed, particularly views of nature, but being overlooked is uncomfortable," she adds.

"A quiet, low-stimulation retreat space can be invaluable," agrees Christine. "While a dedicated room may not always be feasible, alternatives like a calming nook, a designated corner, or a garden room hideaway can serve the same purpose."

The final advice for designing with neurodiversity in mind?

"The most effective autism-friendly homes are those designed in partnership with the people who will live in them," says Christine Flintoft-Smith. "Listening to autistic individuals and their families – understanding what has worked and what hasn’t can shape environments that truly support wellbeing and independence."

It all needs to start early on in the process too, says Gillian. She recommends, "when choosing a plot or a property to buy consider the context, noise, air quality and views. Try and find somewhere that is generously sized for your needs so the neurodiverse resident has plenty of space. If no garden then a park or green space nearby, will be beneficial."

Finding the right design team is crucial too. "Find an architect, with experience in the field, that you get on with," says Gillian. "Write down a list of things that the neurodiverse person (and their family) find most difficult and most helpful. Find out what are specific interests that need to be accommodated."

Transitions – especially moving to a new home – can be a source of anxiety," adds Christine, "so supporting predictability helps ease this process. Share photos, videos, or arrange site visits where appropriate."

And finally, don't forget to think ahead. "Future-proofing design choices can empower individuals as they transition into adulthood," notes Christine. "Needs evolve over time, so flexibility is key. Multi-use rooms and modular furniture for example will allow families to adapt their space as circumstances change."

The UK is facing a housing crisis, with a government target to build 1.5 million new homes by 2029.

Traditional construction is struggling to keep up due to rising material costs, labour shortages, and slow planning approvals. Prefabricated homes are being promoted as a potential solution.

Advocates argue they can build homes faster, with higher quality and lower environmental impact, while the 2025 Modular and Prefabricated Construction Market Report shows the global market is growing rapidly. But sceptics question whether prefabrication can be scaled effectively in the UK.

The debate is growing: should Britain embrace prefabricated housing, or is the solution too good to be true?

What are prefabricated homes?

Prefabricated homes, often called “prefab,” are self-build homes that use offsite factory-made components.

These can include panels for walls, floors, and roofs, or entire volumetric modules that form complete sections of a house.

Once manufactured, the components are transported to the site and assembled, reducing the need for extensive on-site labour and avoiding delays caused by weather or material shortages.

Factory construction allows for greater precision and quality control, often resulting in fewer defects compared with traditional builds.

The global prefabricated construction market

The 2025 Modular and Prefabricated Construction Market Report shows that the global market for prefab construction is growing strongly, driven by urbanisation, sustainability goals, and labour shortages.

The report notes: “Modern methods of construction, including volumetric and panelised prefabrication, benefit from digital design tools and factory-based production, increasing efficiency and quality.”

While this growth is global, the UK has lagged behind, leaving significant potential for domestic homes.

Lessons from other countries

Internationally, prefabrication is well established. In Sweden, 84 per cent of residential homes use prefabricated elements, achieving both efficiency and sustainability.

Japan pioneered modular housing in the 1960s with projects such as the Nakagin Capsule Tower. Singapore has relied on prefab for public housing since 2014 to reduce reliance on foreign labour. In the United States, roughly one in ten new homes is prefabricated, providing millions of Americans with high-quality, affordable housing.

Experts highlight the growing potential of prefabrication. Dr Ramesh Gomasa, Assistant Professor at SR University, describes the trend as “Prefab 2.0”, combining smart technology, automation, and sustainable building materials to create adaptable, high-quality homes.

Architectural critic Dennis Asis adds that modern prefab homes are faster, smarter, and greener eco homes, turning construction into a highly efficient, data-driven process. These insights suggest that, if adapted to UK conditions, prefabrication could address many of the country’s persistent housing challenges.

Benefits of prefabricated homes for the UK

Prefab housing offers several advantages for the UK.

Factory-based production reduces the need for skilled on-site labour - crucial, given that the Construction Industry Training Board estimates the sector will need tens of thousands of additional workers annually to meet housing targets.

Faster construction could help deliver homes more quickly to meet the 1.5 million target, while standardised processes improve quality and energy efficiency.

Self-builders may particularly benefit. Prefabricated systems simplify construction, reduce waste, and allow for modular expansion. Andrew Xue, COO at Offsight, highlights: “Across our network, projects are hitting schedules 15–25 per cent faster, with quality defects reduced by 30–50 per cent.”

Challenges facing prefabrication in the UK

Despite the benefits, challenges remain. Public perception still associates prefab housing with low-quality or temporary solutions, slowing adoption.

The UK’s fragmented planning system and differing local building regulations complicate standardisation for factory-built homes.

Initial factory investments are high, and transporting large modules to some locations can be costly. On top of this, the upfront cost of prefab homes themselves can be higher than traditional builds in some cases, particularly for bespoke or high-spec designs.

Not all international examples translate neatly to the UK. Unlike Sweden or Singapore, the UK’s population is spread across urban and rural areas, which can limit efficiencies.

Dan Campbell, a modular housing analyst, warns: “Factories can play a role, but they are not a silver bullet. Without supportive policies and streamlined planning, prefab alone won’t solve the housing shortage.”

Is prefabrication the solution for the UK?

Prefabricated homes offer a promising route to tackle the UK’s housing crisis, delivering speed, quality, sustainability, and reduced reliance on skilled labour.

However, challenges including public perception, high initial investment, logistics, and regulatory hurdles must be addressed.

With careful policy support, adaptation to local conditions, and integration of modern technologies highlighted in the 2025 Modular and Prefabricated Construction Market Report, prefabrication could become a key part of the solution, though it is unlikely to fully replace traditional construction.

After more than a decade of setbacks and personal heartbreak, Chesil Cliff House in North Devon has finally been sold.

Featured in one of Grand Designs’ most emotional episodes, the property captivated viewers with its ambitious design and the toll it took on its owner, Edward Short.

Homebuilding & Renovating first broke the news of the sale, marking the end of a saga that began over ten years ago.

Kevin McCloud’s speaks out

Kevin McCloud, who has followed the project from the beginning, admitted he felt “mixed emotions” upon hearing the news.

He reflected: “I know that Ed will have a lot of mixed emotions about it, he's been wanting to sell the project for so long – he's immensely attached to the building, it was a passion project for him, one that he didn't intend to sell initially.”

McCloud also said: “It's been a huge part of his life, and a huge part of our life – making the programme and revisiting him. I've got to know Ed very well, and I know that he'll have mixed feelings. His relationship with that place is complex.”

He added: “I just pray that it brings all the resolution and all the opportunity to move on that he was hoping, and I know that it will be a relief for him and for Hazel, and that it will refresh a degree of sadness as well, because it's occupied so much of their lives, and changed their lives in so many ways.”

The long road to sale

Chesil Cliff House was originally planned to take 18 months and cost £1.8 million, but the project stretched over 12 years and ballooned to millions in debt.

Kevin described it as “a disaster,” noting: “Ed's marriage falls apart, at one point his daughters are very distraught, and it's all hugely risky. If you try too hard and you just pushed too large, you may just fail and it was the most epic example of that.”

Despite the financial difficulties and multiple failed attempts to sell the property, it was finally sold last month for £4.35 million.

A monument to perseverance

Reflecting on the completed property, Kevin McCloud called Chesil Cliff House “a defiant monument to perseverance.”

He praised Edward’s determination, stating, “It’s been hugely ambitious, hugely risky, and Ed kept going despite everything - that is remarkable.”

For McCloud, the house stands as a reminder of both the rewards and human costs of ambitious self-build projects.

For over 30 years, the Homebuilding & Renovating Show has been the UK’s most trusted event for anyone planning, improving, or creating their dream home.

In 2025, the London Homebuilding and Renovating Show promises to be bigger and better than ever, bringing together over 250 exhibitors, more than 80 expert-led sessions, and free one-to-one consultations with specialists.

Whether you’re tackling a self-build, extending your property, renovating, or refreshing your garden, this show offers everything under one roof to help you achieve your goals, so get your free tickets now.

The best of what’s on

Visitors can expect an unrivalled mix of exhibitions, advice, and inspiration. Highlights include:

• 250+ Exhibitors – Meet leading brands showcasing the latest in building materials, eco solutions, interiors, and outdoor living.
• Exclusive Discounts – Save on products and services designed to make your home project more affordable.
• Free One-to-One Advice – Book personalised consultations with architects, planners, and renovation specialists to discuss your unique project.
• 80+ Sessions Across Theatres – Covering self-build, renovation, extensions, energy efficiency, and more.

A standout for 2025 is the new garden seminars, providing homeowners with expert insight into landscaping and outdoor design. These are perfect for anyone who wants to transform their garden into a beautiful, functional space.

Key speakers and seminars

This year’s programme is packed with inspiring experts sharing new, practical, real-world advice:

• Lucy Willcox – Transform Your Garden
  12:00 | Home Improvement Theatre
  A practical design guide for renovators and improvers. Learn how to avoid common mistakes and create stylish, sustainable outdoor spaces.
• Michael Holmes - Landscape Design: A Beginner’s Guide
  15:00 | Self Build Theatre
  Perfect for beginners starting from scratch. Discover how to plan layouts, use natural light, choose soil, and design paths and planting for a cohesive garden.

These garden-focused seminars sit alongside the show’s staple sessions on self-build finance, planning permission, energy-efficient homes, and interior design trends, ensuring there’s something for every stage of the journey.

How to buy tickets

Tickets for the London Homebuilding and Renovating Show 2025 are available online now. Booking early not only guarantees your place but often comes with special discounts.

Simply visit the official website, select your preferred day, and secure your entry.

Whether you’re a first-time renovator, a seasoned self-builder, or someone with a passion for home design, the show offers unbeatable value and expert support.

Beyoncé and Jay-Z are set to expand their property empire with a move into the English countryside.

Reports confirm the couple are close to buying a 58-acre site near Wigginton in the Cotswolds, a region known for its rolling hills and privacy.

The site already comes with planning permission for a large luxury home, giving the stars a ready-made opportunity to build their UK home.

The UK plot Beyoncé and Jay-Z are buying

According to The Times, the couple are in the final stages of purchasing a £7.5 million estate near Wigginton.

The property covers 58 acres and includes a lake and rural surroundings, offering both space and seclusion.

Unlike their other homes in Los Angeles and Malibu, this land is reportedly undeveloped, with only a rundown building currently on the site.

What planning permission exists?

The land already has planning permission for a new home, which removes one of the biggest obstacles for development.

The approved design is for a large, self-build country house with seven bedrooms and nine bathrooms, positioned by the lake.

This means Beyoncé and Jay-Z would be able to start work on a major rural estate without needing to go through the planning process themselves.

Why a UK house now?

Sources close to the couple have reportedly told The Times that they remain based in Los Angeles but want a secure and spacious UK base.

Environmental issues like California wildfires have supposedly made them consider other locations, and the Cotswolds offers privacy, land, and proximity to London for Beyoncé’s music career.

A permanent UK home would also be beneficial now with Beyoncé having a tour from 2025-2026 in the UK and would make touring in Europe more comfortable than relying on hotels.

What are Google “preferred sources”?

Why add Homebuilding & Renovating?

How to add Homebuilding & Renovating as a 'preferred source'

You can make sure expert advice from Homebuilding & Renovating appears more prominently when searching for building or renovation topics online.

To do this, look for the Top Stories section in Google Search and click the star-shaped icon next to sources you trust. Then select Homebuilding & Renovating – it will now be highlighted whenever relevant content is available.

The Top Stories section doesn’t appear for every search. It usually shows up for trending topics, news-related queries, or when Google identifies fresh and relevant content.

If it doesn’t appear immediately, try slightly broader or more current search terms. You can add multiple trusted sources and update your selections at any time.

At the time of writing, Google is testing this feature in the United States only, so UK and international users may not see the option just yet, but could do in the future.

Stay ahead with expert advice

For many self-builders, the hunt for a suitable building plot represents one of the biggest challenges of the entire project. Yet, recent changes to national planning policy could unlock new potential avenues for tracking down land; specifically, alterations made to the policy around brownfield sites.

In 2024, the government pledged its support for the development of brownfield land – that is, land that’s previously been developed for another, usually industrial, purpose. It also released £68 million’s worth of funding to select local authorities to help clear empty buildings, former carparks and industrial land for house building, including self and custom build.

But, building on brownfield land isn't without its risks. We share expert tips for a successful outcome.

What are the advantages of building on brownfield land?

If vital infrastructure and service connections already exist on a brownfield site, it can make the plot an attractive prospect for would-be self builders.

"Brownfield plots almost always have existing connections to services such as electricity, water and sewerage, along with good-quality access that saves some substantial preliminary costs," says Robert Elkins, architect and creative director at Artel31.

From a planning perspective, there could be further benefits to self building on land that’s already been developed. "It’s more likely to be zoned by the local planning authority as suitable for development," says Matt Loader, director at Loader Monteith. "If this isn’t the case, an argument can also be made that development should be supported due to the historical precedent.”

Plus, if you’re looking to develop land that’s currently home to a run-down, unsightly eyesore, you could argue that erecting an attractive, bespoke home in its place will benefit people living and working in the surrounding area, too.

1. Explore all avenues to find a plot

Many of the traditional avenues for finding a plot to self-build on apply to brownfield plots too, as Spencer Guy, an architect at Levitate Architects who designed and built his own home on a brownfield plot in Buckinghamshire confirms.

"Our brownfield site had been promoted by the previous owner who got planning consent for a new dwelling. We saw the sales particulars on a site finding website," he says.

"Those kinds of websites are still the easiest way of finding land, and increasingly landowners are selling their land through estate agents," says Spencer. "Most value can be achieved by searching out sites on Google or by travelling around, finding and approaching the owners."

But, while sites such as Plotfinder and also auctions may be a good place to seek out brownfield plots, Robert and Hannah Elkins took a more speculative approach to finding the perfect plot, showing that in some cases walking around your desired neighbourhood to identify sites with development potential is the best way forward.

"We knew the area we hoped to live in and how limited our options would be, so we were open-minded and creative," says Hannah. "We knocked on doors and dropped letters through letter boxes explaining that we understood the challenges and would be willing to offer without a survey.”

Rob and Hannah’s house, constructed on a former brownfield plot in Bristol, is the result of their efforts. The site was previously home to a commercial garage that had fallen into disrepair 20 years before they bought it.

2. Be aware of the potential challenges

Just as a brownfield plot may come with the potential advantages of pre-existing infrastructure and services, there may be additional hurdles to consider before you build.

Brownfield sites are often more difficult to build on because of the increased contamination risk. There’s a long list of potentially hazardous substances to look out for, including sulphuric acid for land previously linked with the oil industry, hydrocarbons from fuel storage and lead from steel works factories.

If you’re buying a site that accommodates a disused petrol station, for instance, it’s likely the land is polluted with benzene and other petrochemicals that could pose a risk to the health of future occupants.

"The risk of long-term negative effects to your own or your family’s health often dissuades people from beginning the process,’ says Robert Elkins. "But, they can easily be managed provided they’re factored into the early design stages."

3. Commission the correct surveys

When building on brownfield land, "surveys should be undertaken to check what is present on the land," says Spencer Guy. "The other challenge can be the removal of redundant buildings on the land, which often is dangerous as they may contain hazardous materials," he adds.

"We experienced both of these challenges when building on brownfield land and they can pretty much always be overcome – but they often cost more money than is expected at the outset," warns Spencer.

When setting out your budget for building on a brownfield plot, it’s therefore important to have a generous fund set aside to conduct the relevant surveys and deal with any potential issues that arise as a result.

When Robert and Hannah Elkins built their home, they were most concerned about the cost of disposing of polluted soil if it was discovered during the excavation of their basement.

"Building below ground meant we would need to take about 1,000 tonnes out of the site, so we explored the costs of doing so in the case of that happening, and kept it as a contingency," says Hannah. "We knew there’d be risks and challenges, but the location was so important it was worth it."

4. Understand what's involved when knocking down existing buildings

If the brownfield site you’re interested in has existing structures on it, then your project will most likely encompass the partial or a full demolition of those buildings to make way for your new home.

However, it’s worth bearing in mind that knocking down old buildings comes with its own set of challenges to be aware of before you bring in the wrecking ball.

For example, if the pre-existing structure is in poor condition, the local council may want to see evidence of your strategy to keep passers-by safe before you commence demolition works. You’ll also need to assess whether there may be any additional hazards related to the demolition, such as asbestos.

A specialist survey will be required to identify the level of risk and any measures that need to be taken to keep everyone on site safe throughout the construction process.

5. Allocate sufficient budget

According to Derek Dawson from Scandia Hus, it can cost more to develop brownfield sites due to the potential contamination issues and demolition costs that might be involved.

"I would suggest that surveys are undertaken at an early stage to fully understand the potential costs involved from contamination issues and demolition requirements," he says.

Having said that, these additional costs to build a house might be balanced out by the savings you make due to pre-existing services connections and access to the plot.

6. Be thorough with the planning process

In theory, obtaining planning permission can be more straightforward to achieve on land that’s already been built on – in this case, brownfield land – than land that’s previously undeveloped.

However, that doesn’t mean you can skip the usual due diligence that’s required when it comes to checking out the local authority’s planning policies and the planning history of the site you’re interested in.

"Prior bidding on a brownfield site is worth looking at and the local authority designation of the plot in question," says Matt Loader. "If possible, make a bid on the land that’s subject to achieving planning permission."

7. Consider your design carefully

When it comes to designing your own self build home, there’s a plethora of design choices. In reality, the style of your new home and its size will likely be dictated – at least to some extent – by the unique features of the plot you’re building on.

"Most planning policies will state a preference for new development roughly equal in size and scale to the historical development on the site," says Matt Loader. "In our experience, this can be flexed within a margin of error by looking at nearby precedent, too."

Keen to see exactly what you could achieve by building on brownfield land? Take a look at this selection of homes built on brownfield sites, and take a deeper dive into this innovative London home that also took advantage of the opportunity to build on brownfield land.