1. The Planning Requirement: Full Permission Only

If it's a new house and it didn't exist before, Full Planning Permission is mandatory. There are two common ways to approach this:

Outline Planning Permission

This "tests the waters" by seeking approval for the principle of development. It covers the size and number of houses but leaves "Reserved Matters" (like exact materials and landscaping) for later.

Full Planning Permission

This covers everything from day one. You provide detailed architectural drawings, drainage plans, and access details. This is usually the best route for single-plot self-builders.

2. The 2026 Design Standards: "Liveability & Nature"

As of January 2026, the government has moved away from subjective terms like "beauty" in favor of the National Model Design Code. Your application will be assessed against a "rulebook" of design quality:

Biodiversity Net Gain (BNG)

You must prove your development increases the local biodiversity by at least 10%. This might involve "swift bricks," hedgehog highways, or off-site habitat creation.

Climate Resilience

New homes must now feature "future-proof" cooling, sustainable drainage (SuDS) to prevent flooding, and EV charging points as standard.

Built Form

Rooms must meet the "Nationally Described Space Standards" to ensure they are healthy and functional.

3. Self-Build and Custom Housebuilding

Under the Self-build and Custom Housebuilding Act 2015, every local council must keep a "Self-build Register."

The Right to Build

Councils are legally required to grant enough planning permissions for serviced plots to meet the demand on their register.

CIL Exemptions

One of the biggest financial "wins" for self-builders is the exemption from the Community Infrastructure Levy (CIL). This can save you tens of thousands of pounds, provided you live in the house for at least three years after completion.

4. Strategic Planning: The "Tilted Balance"

In 2026, many councils are struggling to meet their Mandatory Housing Targets. This creates a tactical advantage for developers:

Five-Year Land Supply

If a council cannot prove they have enough land to meet their housing needs for the next five years, the "Presumption in favour of sustainable development" (the Tilted Balance) kicks in.

What This Means

In these areas, the council is more likely to grant permission for new houses even on sites that aren't officially "allocated" in the Local Plan, provided they are sustainable.

5. The Building Control Milestone

Once you have planning permission, you enter the Technical Phase. Under the Building Safety Act 2022, the standards for new homes are higher than ever:

Structural Integrity

Detailed engineering for foundations and joists.

Energy Performance

New homes must meet strict "Part L" requirements for thermal efficiency (fabric first).

Accessibility

Most new builds must meet "Part M" standards, ensuring the home is accessible for people with disabilities.

The Planning Pros Roadmap for New Builds

Phase 1: Acquisition & Feasibility

Title Check: Are there any restrictive covenants preventing more than one dwelling?
Site Survey: Topographical and utility surveys to see what's underground.

Phase 2: The Application

Pre-App: Meet the Planning Officer to get early feedback.
Documentation: Submit the Planning Statement, Design & Access Statement, and BNG Metric.

Phase 3: Pre-Commencement

Condition Discharge: Clear any "pre-commencement" conditions (e.g., archaeology or contamination tests).
CIL Forms: Ensure your Self-build Exemption is confirmed before you dig.

Conclusion

Building a new home is the ultimate property achievement, but the 2026 "Green and Digital" planning system requires a data-led approach. Success lies in balancing dense housing delivery with the new mandatory nature and design codes.

New Build Development: From Plot to Property