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.
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.
