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Mark Stevenson has worked as a construction professional for over 35 years and is a serial self builder. He runs project management consultancy Elsworth Projects and, as chair of NaCSBA, advocates for the interests of self builders and contributes to the success of the emerging custom build industry.
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What is a Serviced Plot & What Are the Benefits for Self Builders? Your FAQs Answered
What is a serviced plot and how can it remove the stress of finding a site that suits your self build goals? This complete guide looks at the ins and outs of serviced plots and answers your key questions surrounding this route to self build
Serviced plots can, for many, make the dream of self building their perfect home a more achievable reality, as tracking down a viable plot has long been seen as one of the biggest challenges to creating a bespoke home. Indeed, it sits third in the list of potential self builders’ concerns, behind only arranging finance and gaining planning permission (in that order).
Plot finding, however, may no longer be the stumbling block it once was thanks to the introduction of serviced plots country-wide. Backed by government support such as the Right to Build, we are now seeing a big trend towards custom build models that aim to simplify the path to creating a bespoke home – and one route that’s really taking off is the provision of build-ready serviced plots.
So, how does this route work and what are the advantages to building on a serviced plot? In this guide, we are looking at the ins and outs of serviced plots, and answering your FAQs.
What is a serviced plot?
A serviced plot is pretty much what it says on the tin. They are plots of land where the key infrastructure, namely utility connections (gas, electricity, water etc) and access from the highway, are taken care of by an enabling developer. The enabler could be a landowner, council or specialist provider – such as a package home company.
Understanding the cost of utilities before you buy can be tricky for individual self builders (not to mention time-consuming to arrange), so the serviced plot route gives you more visibility and certainty over what you’ll ultimately pay.
Winner of Best Custom Build Project or Model in the 2022 Build It Awards, Webbs Meadow is a serviced plot development offering 13 individual sites (all sold and either complete or in construction). A partnership between the landowner Kinsey Hern and Oakwrights, the result is a stunning community that fits seamlessly into the local area. All the houses were individually designed for the homeowners, who had a choice of building routes
The serviced plot or plots might be an individual self build site, part of a small cluster of houses or even on a larger estate of dozens or hundreds of home building opportunities. Crucially, outline or detailed planning consent will already be in the bag, too, so you know the land can definitely be developed.
All of that means you can be confident that you’re buying a viable, shovel-ready site – and one where you can see upfront whether it’s likely to be able to support the kind of home you really want. So, the serviced plot route takes a lot of the risk and headache out of finding land with genuine potential to accommodate your dream home.
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How much does a serviced plot cost?
You will pay more up front for a serviced plot versus an equivalent blank site without utilities, access and planning pre-agreed – as you’re essentially paying the premium for someone to do these works for you. But while there might be a small extra to pay for the landowner or developer sorting those elements out, you gain a lot in terms of cost certainty.
Buying a serviced plot avoids the common risk of unexpected price hikes for completing these enabling works post-purchase. From there, ultimately the cost of your new home will come down to factors such as the project route, house design and quality of materials and finishes you want. For example, will you choose an oak frame? Which type of exterior cladding material do you want to use, and how much of a priority will your landscaping design be?
Landström’s serviced plot site in Piddington offers a fantastic opportunity to build your own home in a rural village setting on the edge of open countryside in Northamptonshire. Eleven fully-serviced, build-ready plots with generous gardens are set beside a private residents’ wildflower meadow
How flexible is the planning permission on serviced plots?
While serviced plots do already have planning permission in place, you’re not always obliged to build out the existing plans. In many cases, you’re at liberty to apply for a completely new house design or go back to the planners to tweak the existing scheme. In others, the core design is fixed but you gain control over the internal layout, fit-out and, possibly, external finishes. So, there’s plenty of choice and flexibility, and you can absolutely achieve an individually-designed home with this route.
On many sites, a loose design code will have been agreed with the council. Pioneered by Graven Hill in Oxfordshire (the UK’s largest self and custom build opportunity), design codes are a great innovation as you know in advance what you have to play with in terms of the size and scale of the house, permitted materials and other key details.
This makes life much easier for you and your designer, as you don’t have to second guess what the planners will and won’t allow. It can also be used to protect the interests of the landowner, who might want a bit of say over how the site is developed.
Set within the Lake District National Park, Wellbank Park offers a rare opportunity to design and build a home that is truly your own, and a chance to move into a bespoke property that is tailored to your unique lifestyle
Case study Large custom build home on a serviced plot in Cambridgeshire
For more than 20 years, Micky Jewell and his family lived in a 1930s semi-detached house in the centre of Cambridge. The couple have five children of their own, in addition to fostering 10 others, so over time that three-bedroom home expanded into a seven-bedroom property. Eventually, the time came to move – but they couldn’t find the sort of open-plan property they wanted at a suitable size.
The couple hit upon their ideal opportunity in December 2016 – the same month they sold their 1930s semi – when architect Nick Gallier of Bauen Design guided them towards a 0.12-acre site. The land was part of a serviced custom build development that had been earmarked for 11 self build houses in total. “It was the perfect location for us, being rural but on the edge of Peterborough, with schooling, amenities and leisure facilities close by,” says Micky. “There’s an old stone barn at the entrance, and our house is a one-of-a-kind within a collection of private plots, sold on a parcel of land at the back of a larger estate of new builds.”
Photo: Lisa Lodwig
The Jewells designed the open-plan home themselves, starting from an initial template and palette of materials, with timber frame engineering by the specialists at Taylor Lane. “Nick at Bauen Design advised on interior layouts, additions and futureproofing, as well as securing planning permission for our revised scheme,” says Micky.
Photo: Lisa Lodwig
Initially, the couple were restricted to a predetermined footprint for their project, as the 11-plot site had overall planning for quite a fixed scheme. This was one of several conditions imposed by the council, which was keen to avoid too many houses being squeezed onto the wider site (as per many larger developments). “We compromised on the kitchen area – knowing that we could extend this part of the house at a later date,” says Micky, who is very pleased with the finished layout.
“We made provision for the kitchen foundations there and then, so the future extension would be easy to build with an accessible ‘breakthrough’ worked into the engineered design.” The plan worked: the addition, which required its own planning application, took just six weeks in the summer of 2020.
| Location | Cambridgeshire |
| Construction method | Timber frame |
| House size | 215m2 (162m² main house, 39m² annexe, 14m² kitchen extension) |
| Project cost | £207,000 |
| Project cost per m² | £964 |
| Building work took | 22 weeks |
Who sells serviced plots in the UK?
You can find shovel-ready sites via any of the standard land-finding routes. These include dedicated resources such as Build It’s PlotBrowser.com (The UK’s best and 100% free building plot and property finder for self build and conversion projects), through estate agents and via word of mouth.
In addition, a number of local authorities are now taking a more proactive approach to self build, sharing serviced plots for sale on their websites. Graven Hill is probably the most well-known council-enabled scheme in the UK, and home to Build It’s very own real-life Self Build Education House.
More and more specialist companies are branching out into enabling and marketing this kind of site – typically as a plot and build package. So, it’s worth getting in touch to see if they’re working on any projects in your area. Examples include Border Oak and Oakwrights.
The Build It Education House was build at Graven Hill, Oxfordshire, the UK’s largest self and custom build housing development
Find plots on PlotBrowser‘s Serviced Plot Hub
Find your dream home project with PlotBrowser.com, the UK’s dedicated search tool for building plots, land for sale and properties to renovate. PlotBrowser curates thousands of self build plots, conversion and home renovation opportunities across the UK – plus you can save searches, set up plot alerts and access planning reference details. PlotBrowser’s Serviced Plot Hub collates the UK’s best serviced plot and custom build opportunities, all in one place.
What are plot & build packages?
This kind of serviced plot comes with a home building company already attached, who can offer a design and construction service alongside the purchase of your plot. So, you’ll work with their in-house team or one of their partner architects to finalise your individual home (according to the site-wide design parameters) and then contract them for some or all of the construction phase.
The Diggersfield custom build development offers architect-designed, energy-efficient timber frame homes on serviced plots at the edge of Langport in Somerset. The scheme provides the opportunity to configure your own home within a coherent, design-led framework.
A plot and build package wraps up even more of the project in one easy-to-manage chunk, enabling a smooth and cost-certain journey. Most companies operating in this space focus on modest sites of around five to 20 detached houses, giving you the chance to become part of a small, like-minded community. Larger dedicated sites of 100+ homes are expected to come online in the near future, too, and some serviced plot opportunities are offered as part of wider speculative developments.
Depending on the development, you might have freedom in terms of how you manage the follow-on elements of the work – but there’s typically only one choice of build partner for the house shell. So, you must be satisfied that they’re the right fit to deliver a design you like (it’s worth checking how much customisation is available) and achieve the performance and quality you want.
Routes such as self-finish (where you might have control over room layouts and finishes) and full turnkey delivery (where you agree a bespoke design, spec and price and let the specialist deliver it all for you) are also becoming more commonplace for plot and build packages.
Serviced plot FAQs
Are there any hidden costs I should be aware of if I’m purchasing a serviced plot?
A serviced plot can reduce uncertainty, but it’s unlikely to remove it altogether. Whilst utilities may have been brought to the plot boundary, you must still confirm exactly what has been included. Connection charges, meter installation, telecoms, drainage, and Community Infrastructure Levy obligations may still apply. You should also confirm what your responsibility is for boundary treatments and retaining walls, as well as dealing with any site contamination such as radon gas.
Before committing, ask for a detailed schedule of what the developer considers ‘serviced’ and budget a sensible contingency, as assumptions at this stage can become expensive surprises later.
What’s the difference between a fully and a partially serviced plot?
The terminology is not standardised, so never rely on an interpretation. A fully serviced plot will normally have water, electricity, drainage, telecommunications and gas might be available at or within the plot boundary. These should also be ready for connection. There should also be access with the completion of any off-site works the responsibility of the developer. A partially serviced plot may only have some of these services installed, leaving you responsible for arranging and funding the remainder. Always request a services layout drawing and written confirmation of who pays for each final connection, as the difference can amount to many thousands of pounds.
Does the planning permission stage differ for serviced site projects?
The planning process itself is largely the same, although serviced developments often provide greater certainty. Many serviced plots already benefit from outline planning consent, with infrastructure designed around an agreed masterplan. You will still usually need approval for your individual home, ensuring it complies with planning conditions, design codes, plot passports and any reserved matters. In practice, serviced plots often provide a smoother route through planning because key issues such as access, scale and massing have already been addressed by the developer.
Do self build mortgages differ for projects on serviced plots?
The mortgage products themselves are generally the same, but lenders often view serviced plots more favourably because they present lower development risk. With service connections and infrastructure already in place – as well as planning consent – there is typically greater certainty over build costs and the end valuation. This makes financing more straightforward, although stage payment arrangements, deposit requirements and affordability assessments remain similar.
Do serviced plots come with a deadline to start building?
Many do, particularly on larger developments where the landowner wants to maintain build momentum and complete the site within a defined period. It is more common to see requirements to complete construction of your home within around 12 to 24 months of plot purchase. These obligations are normally included within the contract of sale. Before exchanging contracts, make sure that you understand the timescales, any penalties for delay and whether extensions can be agreed if circumstances change.
Chris Batesmith
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Please can you tell me how best to approach the Council to ask about planning.
I have inherited some, mostly agricultural land, about 12 acres, that has not been farmed since 2015.
I would like to find out if I could sell some to other people for self build in order to provide some finance for building for myself and family to live – or sell when built.
My Grandson is a small builder and has access to other trades people that have worked for him on his previous, much smaller projects.
If building is a possibility I would also be willing to include something for the community but I don’t have very much in the way of financial backing.
I need to talk to planning officers and would like some advice about how to present any options I might have, in the best way.
I hope you can help. Thank you
Hi Patricia,
We had a very similar question recently on our Q&A section, where you can find some useful advice about companies that could be able to help you with planning.
I have passed on this question to our planning expert, who should be able to advice on the first step to take. I will post his answer as soon as I hear back.
I encourage you to sign up to your council’s Right to Build register, as this could improve chances of gaining permission. I also suggest you get in touch with the team at Custom Build Homes who have experience working with councils in these type of ventures – you can see some of their projects on our directory.
Best wishes,
Sofia Delgado, Build It’s digital assistant editor