If Britain wants more self-build housing, we need to change its planning system

Self-builders in Cornwall. Image: Getty.

Doing it yourself is hardly unusual in Britain, from home improvement to punk music. But we’re markedly less used to building our own homes than the rest of Europ, despite that predilection for tackling our interiors ourselves. Self-build represents a far smaller proportion of house construction in the UK (about 10 per cent) than in most of Europe (over 50 per cent) or the USA (around 45 per cent).

This isn’t some nebulous trait specific only to us quirky exceptional Brits. After all, we have a history of doing it here: many Georgian, Victorian villas, and most thatched cottages were self-built. Bath’s iconic Royal Crescent was custom-built. One architect designed the frontages, whilst each owner got other architects to design the home behind the façade.

There’s no lack of demand, either. Ipsos MORI has shown that one in seven Britons expect to look into building their own home, a figure of around 7m. Additionally, people are hardly head over heels in love with the housing offered mainly by larger house builders. New builds are not popular with more than twice as many people preferring an older home (49 per cent) to a new build home (19 per cent).

But it’s hard to do. The National Self-Build Association cite the “the availability of land”. The Joseph Rowntree Foundation, the DCLG Select Committee and others agree.

But we at Create Streets think it is a bit more than that and not quite so simple. After all, the amount of land in every country doesn’t change (apart from the Netherlands where they will keep reclaiming it from the sea). And whilst Britain is crowded compared to most, many regions aren’t and both Belgium and the Netherlands have more people per square kilometre.

Where Britain does differ is in the rather odd way we do our planning. It is crucial to understand that in historic and comparative terms we have a very curious approach to permitting (or refusing) development. Other than a few ‘permitted developments’ there is no right for the landowner to develop their own land – unlike, for example, Germany where there is a constitutional right to do so.

Local Plans are also much weaker. They are policy documents not regulatory documents, which influence but do not control what can and cannot be built – and, as you probably know, viability tests can be (and are) used to ignore them.

Finally, the primary permission that is needed to build something is a planning permission unlike the rest of Europe (other than Ireland) where a building permit is the main sign off you need, checking that you comply with the (more powerful) local plan. There, the right to develop is regulated, very often with greater clarity about what is permissible.

This matters because the higher level of theoretical control and lower level of permitted clarity increases planning risk. This poses a major barrier to entry to self-builders, smaller developers and other third sector developers.

It is no accident that the UK has consistently had a more concentrated development sector, with a systemically lower proportion of self-build and SMEs than most countries. Britain has a planning system in which each new site is contested.

The politics is ‘downstream’ not ‘upstream’. This means nobody is quite sure what will end up being built on any site. This alarms and motivates NIMBYs. But it also isn’t good for anyone who wants to build on land, including self-builders.

More planning risk is, in relative terms, good for larger housebuilders, however. With their huge resources they are better able to take those risks. And they push it further – they overpay for land, knowing they can use the argument of viability to make sure they can cut corners on affordability and appearance, or build higher than the council and communities want (sometimes at greater densities than research suggests is beneficial to wellbeing). Smaller groups or individuals, the kinds that might be interested in self-building, can’t get a look in.

In fact this should not be a surprise. The 1947 planning settlement was in part designed to make it hard for ‘selfish and anti-social’ self-builders (known in the 1930s as ‘plotlanders’) to build homes on plots they had bought.

There are numerous case studies from abroad that could form the blueprint for a British approach to self-build housing. They include the German ‘Baugruppe’ model, Japan’s factory-built model and the USA’s ‘stick home’ model. But these all rely on greater clarity for the self-builder on what is, and is not, acceptable so as to control ‘planning risk’. 


The best known example of such a policy is probably Almere, a Dutch city that is re-discovering self-build housing. The city designated a zone of rural land and drew up a design code with rules on construction, irrigation, agriculture and even road connections.

Within this framework, individuals who purchased a plot were totally free to develop their own plot of land to their own specifications and needs. This is not small-scale or tokenistic, but a significant part of the growth of the fifth largest Dutch city.

Of course it is possible to custom-build (i.e. self-build at scale) within the current system. But it takes a lot of work from a council and developer. In Almere ,individuals can purchase a plot designated by the local authority. When they have a mortgage, the buyer is at liberty to customise their home from a wide variety of different “ready-made” homes, many designed by in-house architects all of which are deliverable in Almere.

Developr Igloo’s self-build site in Heartlands, Cornwall, uses six designs, each of which is by a different architectural practice. Purchasers can choose from these six, as well as a tailored approach to internal layouts and finishes. However despite all the work that council and developer have put in there is, still a need to apply for planning permission on a plot by plot basis. Pre-approval has got to become much easier.

What we need is some predictability. There are steps in the right direction, such as the requirement in the new Draft London Plan for councils to create Design Codes for small sites. These can help give the certainty that allows self-builders to get hold of the land needed to get (self)building. The new draft National Planning Policy Framework has also supported more design codes and offered consultation on permitted development. Good. We are getting there. But it is slow work.

Self-build can work in the UK today. But it is not as easy as it should be. Throwing money at the problem won’t resolve it. We need to give greater clarity to self builders (and SMEs) about what they can and cannot build – just as they have in most of Europe and much of the US. Without that supporting self-build is just pushing water up hill.

Kieran Toms is a researcher and urban designer at Create streets.

 
 
 
 

A new wave of remote workers could bring lasting change to pricey rental markets

There’s a wide world of speculation about the long-lasting changes to real estate caused by the coronavirus. (Valery Hache/AFP via Getty Images)

When the coronavirus spread around the world this spring, government-issued stay-at-home orders essentially forced a global social experiment on remote work.

Perhaps not surprisingly, people who are able to work from home generally like doing so. A recent survey from iOmetrics and Global Workplace Analytics on the work-from-home experience found that 68% of the 2,865 responses said they were “very successful working from home”, 76% want to continue working from home at least one day a week, and 16% don’t want to return to the office at all.

It’s not just employees who’ve gained this appreciation for remote work – several companies are acknowledging benefits from it as well. On 11 June, the workplace chat company Slack joined the growing number of companies that will allow employees to work from home even after the pandemic. “Most employees will have the option to work remotely on a permanent basis if they choose,” Slack said in a public statement, “and we will begin to increasingly hire employees who are permanently remote.”

This type of declaration has been echoing through workspaces since Twitter made its announcement on 12 May, particularly in the tech sector. Since then, companies including Coinbase, Square, Shopify, and Upwork have taken the same steps.


Remote work is much more accessible to white and higher-wage workers in tech, finance, and business services sectors, according to the Economic Policy Institute, and the concentration of these jobs in some major cities has contributed to ballooning housing costs in those markets. Much of the workforce that can work remotely is also more able to afford moving than those on lower incomes working in the hospitality or retail sectors. If they choose not to report back to HQ in San Francisco or New York City, for example, that could potentially have an effect on the white-hot rental and real estate markets in those and other cities.

Data from Zumper, an online apartment rental platform, suggests that some of the priciest rental markets in the US have already started to soften. In June, rent prices for San Francisco’s one- and two-bedroom apartments dropped more than 9% compared to one year before, according to the company’s monthly rent report. The figures were similar in nearby Silicon Valley hotspots of San Jose, Mountain View, Palo Alto.

Six of the 10 highest-rent cities in the US posted year-over-year declines, including New York City, Los Angeles, and Seattle. At the same time, rents increased in some cheaper cities that aren’t far from expensive ones: “In our top markets, while Boston and San Francisco rents were on the decline, Providence and Sacramento prices were both up around 5% last month,” Zumper reports.

In San Francisco, some property owners have begun offering a month or more of free rent to attract new tenants, KQED reports, and an April survey from the San Francisco Apartment Association showed 16% of rental housing providers had residents break a lease or unexpectedly give a 30-day notice to vacate.

It’s still too early to say how much of this movement can be attributed to remote work, layoffs or pay cuts, but some who see this time as an opportunity to move are taking it.

Jay Streets, who owns a two-unit house in San Francisco, says he recently had tenants give notice and move to Kentucky this spring.

“He worked for Google, she worked for another tech company,” Streets says. “When Covid happened, they were on vacation in Palm Springs and they didn’t come back.”

The couple kept the lease on their $4,500 two-bedroom apartment until Google announced its employees would be working from home for the rest of the year, at which point they officially moved out. “They couldn’t justify paying rent on an apartment they didn’t need,” Streets says.

When he re-listed the apartment in May for the same price, the requests poured in. “Overwhelmingly, everyone that came to look at it were all in the situation where they were now working from home,” he says. “They were all in one-bedrooms and they all wanted an extra bedroom because they were all working from home.”

In early June, Yessika Patapoff and her husband moved from San Francisco’s Lower Haight neighbourhood to Tiburon, a charming town north of the city. Patapoff is an attorney who’s been unemployed since before Covid-19 hit, and her husband is working from home. She says her husband’s employer has been flexible about working from home, but it is not currently a permanent situation. While they’re paying a similar price for housing, they now have more space, and no plans to move back.

“My husband and I were already growing tired of the city before Covid,” Patapoff says.

Similar stories emerged in the UK, where real estate markets almost completely stopped for 50 days during lockdown, causing a rush of demand when it reopened. “Enquiry activity has been extraordinary,” Damian Gray, head of Knight Frank’s Oxford office told World Property Journal. “I've never been contacted by so many people that want to live outside London."

Several estate agencies in London have reported a rush for properties since the market opened back up, particularly for more spacious properties with outdoor space. However, Mansion Global noted this is likely due to pent up demand from 50 days of almost complete real estate shutdown, so it’s hard to tell whether that trend will continue.

There’s a wide world of speculation about the long-lasting changes to real estate caused by the coronavirus, but many industry experts say there will indeed be change.

In May, The New York Times reported that three of New York City’s largest commercial tenants — Barclays, JP Morgan Chase and Morgan Stanley — have hinted that many of their employees likely won’t be returning to the office at the level they were pre-Covid.

Until workers are able to safely return to offices, it’s impossible to tell exactly how much office space will stay vacant post-pandemic. On one hand, businesses could require more space to account for physical distancing; on the other hand, they could embrace remote working permanently, or find some middle ground that brings fewer people into the office on a daily basis.

“It’s tough to say anything to the office market because most people are not back working in their office yet,” says Robert Knakal, chairman of JLL Capital Markets. “There will be changes in the office market and there will likely be changes in the residential market as well in terms of how buildings are maintained, constructed, [and] designed.”

Those who do return to the office may find a reversal of recent design trends that favoured open, airy layouts with desks clustered tightly together. “The space per employee likely to go up would counterbalance the folks who are no longer coming into the office,” Knakal says.

There has been some discussion of using newly vacant office space for residential needs, and while that’s appealing to housing advocates in cities that sorely need more housing, Bill Rudin, CEO of Rudin Management Company, recently told Spectrum News that the conversion process may be too difficult to be practical.

"I don’t know the amount of buildings out there that could be adapted," he said. "It’s very complicated and expensive.

While there’s been tumult in San Francisco’s rental scene, housing developers appear to still be moving forward with their plans, says Dan Sider, director of executive programs at the SF Planning Department.

“Despite the doom and gloom that we all read about daily, our office continues to see interest from the development community – particularly larger, more established developers – in both moving ahead with existing applications and in submitting new applications for large projects,” he says.

How demand for those projects might change and what it might do to improve affordable housing is still unknown, though “demand will recover,” Sider predicts.

Johanna Flashman is a freelance writer based in Oakland, California.