Policy GESP19: Custom and Self Build Homes

As part of the housing target in draft policy GESP16, approximately 5,000 plots for custom and self build homes will be provided from the following sources:

1. Approximately 2,100 plots from small windfall sites
2. At least 900 serviced plots from GESP allocations, equating to a minimum 5% of the allocations’ yields
3. At least 5% of serviced plots on all sites of 20 homes or more, including local and neighbourhood development plan allocations and windfalls. Local and neighbourhood development plans will also consider the potential for allocations to contain up to 100% custom and self build plots
4. Affordable homes, particularly affordable home ownership products, which may be suitable for provision as custom or self build housing

For criterion B and C, developers will supply at least 5% of serviced plots for sale to custom and self builders as follows:

1. 1. Suitable adopted or adoptable road access must be delivered at an early stage in the development (prior to 25% occupation of the relevant phase in which the serviced plots are located, as agreed at planning application stage)
   2. A range of plot sizes must be provided having regard to local demand. Plots for detached homes must have scaffolding margins within the plot boundary
   3. Plots must be free of party wall requirements unless they are to be developed to provide apartments, or semi-detached or terraced homes
   4. Prior to marketing, on-plot services must be provided and each plot must be developable by a custom or self builder, with no issues to prevent immediate purchase and development. The local authority must be satisfied that legal access and servicing will be possible for potential plot purchasers before outline or full planning permission is granted
   5. Each plot must be marketed for at least 36 months from when the plot is fully serviced and developable, at a realistic plot valuation and in accordance with a marketing strategy to be approved by the local planning authority
   6. Sites or clusters of 2 or more serviced plots should be delivered with the use of a design code which should provide suitable flexibility to allow for design variation, taking account of local circumstances

7.30 Evidence in the Local Housing Needs Assessment (2nd Edition) indicates a need for 250 custom and self build homes per year (5,000 in total) for the Greater Exeter In the future, the number of custom and self build dwellings provided on small site windfalls (generally comprising developments of 1 or 2 homes) is expected to be about 105 per year, leaving an expected shortage in provision of about 145 per year. This justifies the planning policy intervention proposed in draft policy GESP19.

7.31 To help deliver the additional custom and self build homes needed in the Greater Exeter area, criteria B and C of draft policy GESP19 apply a similar approach to the successful Teignbridge Rule contained in the Teignbridge Local Plan (2013-2033). The criteria require at least 5% of serviced plots on GESP allocations and other sites of 20 or more homes to be made available for sale to custom and self builders, with appropriate conditions to ensure Custom and self build plots must be marketed for 3 years before an alternative delivery mechanism can be used, to maximise the potential for a willing buyer to come forward. To ensure that a serviced plot can be sold within the 3 year period and to enable development to come forward quickly, the marketing period will only be deemed to commence once the plot is in a developable state. This means that it must be clearly demarcated, be fully serviced with vehicular access (including for construction vehicles) and have connections for electricity, water and waste. Also, detailed survey and ground information must be available to the purchaser and there must be no legal or other issues to prevent immediate development such as the need for decontamination works. The masterplanning required for the GESP allocations should indicate the location of the custom and self build plots, which can help to meet the small sites requirement contained in national policy. Plots must be marketed at a realistic price derived from residual plot valuation that takes account of the form and potential end value to the home to be built.

7.32 Allowing individual design expression by custom and self builders is an important aspect of the self build process. At the same time, the design of custom and self build homes is a matter for planning and must take into account the character and appearance of the local area. On custom and self build developments or (on larger sites) clusters of 2 or more homes, design codes will be used to ensure design coherence whilst retaining an appropriate degree of design freedom for the self builder. It will not be appropriate for the main site developer to impose limitations based on their own preferences and approaches.

7.33 The Local Housing Needs Assessment (2nd Edition) recommends that a range of custom and self build plot sizes are provided, reflecting the different profiles of demand. It suggests that around 15% of serviced plots should provide for smaller homes of up to 100 square metres, 40% should provide for medium sized family homes of 100-250 square metres and the remaining 45% should provide for larger family homes in excess of 250 square metres.

7.34 Applying the 5% rule within draft policy GESP19 to GESP and local plan allocations will still leave a shortfall against the forecast demand. Increasing the requirement from 5% to 10% is unlikely to be achievable in view of other policy requirements. Therefore a number of further delivery methods are proposed. “Affordable home ownership” dwellings on major sites could include an element of custom and self build dwellings. Community-led housing projects could also deliver affordable housing on a custom and self build basis. Further, it is possible that local and neighbourhood development plan allocations could provide opportunities for 100% custom and self build delivery. This should be considered in local plan reviews or through negotiation with small site promoters before then.

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