Bespoke Homes: Navigating the Technical Planning Landscape

dreamstime.com

Building a bespoke home offers the rare opportunity to create a residence tailored entirely to personal requirements. However, behind the vision and design lies a complex set of planning and technical considerations—especially for sites outside settlement boundaries or in sensitive designations such as the Green Belt, conservation areas orNational Landscapes (formerly AONBs).

At Tyler Parkes, we specialise in guiding clients through the policy, design, and evidential requirements necessary to secure consent for one-of-a-kind dwellings.

Location and Policy Context

The first and most critical step in planning for a bespoke home is understanding how the location is defined in planning policy terms.

Key questions include:

• Is the site within a defined settlement boundary or in open countryside?

• Is it subject to Green Belt or other protective designations?

• Is it part of a conservation area or near a listed building?

These factors fundamentally shape what is possible. For example:

• In the Green Belt, new homes are generally considered inappropriate unless they fall under specific exceptions in the NPPF (e.g. replacement dwellings, limited infill, or Paragraph 84 ‘exceptional quality’ homes).

• In National Landscapes or conservation areas, additional tests apply to ensure proposals conserve and enhance landscape or heritage significance.

Key Planning Routes for Bespoke Homes

Replacement Dwellings

Permissible where an existing dwelling is being replaced on a “one-for-one” basis. Local policy often limits increases in floor area and scale, particularly in Green Belt.

Paragraph 84 (NPPF) Exceptional Quality Homes

For isolated homes in the countryside, approval may be granted if the design is truly outstanding, innovative, and enhances its setting. This requires:

• An exceptional architectural concept backed by design evidence

• Landscape integration and biodiversity enhancement

• A high level of sustainability, often exceeding Building Regulations

Infill and Backland Development

Within settlements or villages, bespoke homes may be acceptable as infill or backland schemes, provided they respect local grain, access requirements, and amenity standards.

Self-Build and Custom-Build

Authorities are required to maintain self-build registers and consider demand when determining applications. Registration can help strengthen the planning case for bespoke housing.

Technical Considerations

Beyond policy, bespoke home applications often require detailed technical evidence, such as:

• Topographical and site surveys for accurate design and layout

• Heritage impact assessments where heritage assets are affected

• Landscape and visual impact assessments for rural or prominent sites

• Ecology and biodiversity surveys to comply with BNG requirements

• Drainage and flood risk reports for sites near watercourses or in Flood Zones

• Highways and access assessments to demonstrate safe entry/exit and sustainable connectivity

Failure to provide adequate technical evidence is a common reason for refusal.

Design Codes and Local Character

The introduction of design codes means bespoke homes are increasingly assessed against formalised criteria for materials, massing, and street character. While these can constrain design freedom, they also create a clear framework for what will be supported.

A successful bespoke home balances:

• Personal design aspirations

• Policy and code compliance

• Contextual sensitivity to site and surroundings

Common Pitfalls

• Overlooking Green Belt volume restrictions on replacement dwellings

• Underestimating the evidential requirements for Paragraph 84 homes

• Ignoring backland access constraints and overlooking rights of way

• Neglecting to address neighbour amenity or privacy impacts in detail

• Late engagement with ecology or drainage consultants

How Tyler Parkes Can Help

We provide a full planning and design service for bespoke homes, including:

• Site appraisals to identify constraints and opportunities

• Policy interpretation and strategy

• Coordination of all required technical reports

• Design input to meet both aspirations and planning requirements

• Appeal representation where applications are refused

If you are considering a bespoke home, the key to success lies in early, informed planning advice and a robust technical case. With the right strategy, even complex or sensitive sites can deliver unique, policy-compliant homes.