Three Small Developments
Will planning reform overcome the major challenges for small developments?
What is a small residential development?
Small development sites generally have anything from 2 to 25 homes on a maximum plot size of around 0.25 hectares – but most small residential sites are significantly smaller than this and can be squeezed into urban or countryside locations.
We love a small residential development site. Due to the size of the plot and other challenges, it makes for innovative and unique design opportunities. The smaller the development, the more inventive we need to be!
In our cities, small developments can be squeezed between other properties or be on the site of a derelict factory whereas small developments in rural areas feature more on disused farmland or on the edge of villages.
New government approach to housebuilding
One of the new government’s big announcements in the first weeks of office was around ambitious changes to the planning system to accelerate housebuilding and infrastructure delivery across the UK – it wants to build 1.5 million homes in five years. Along with 300 new planning officers, the changes include reform to the NPPF (National Planning Policy Framework) to streamline the planning process and restore mandatory housebuilding targets.
Undoubtedly there will be controversial decisions to be made about large-scale housebuilding around our towns and cities but the small development sites have an important role to play too. Making use of underused, challenging spaces will contribute to the numbers required and improve the housing stock in the urban and rural environment.
But even with planning reforms, the shortage of skilled builders and high cost of materials will still prove to be the biggest obstacles facing this government’s plans.
Challenges for small developers
Small developers will tell you that the hardest part of the development process is securing the land to build new homes on. It’s often the case that larger developers with deep pockets buy up sites and wait for many years until they are deemed profitable to develop.
But some small sites are too much bother for larger developers and can be a perfect entry level project for a small/medium developer. These are often derelict, unused and have a lower land value – ripe for redevelopment to revitalise an area. Where a site is owned by a public body or local authority, smaller developers are often encouraged to bid and submit plans for the site.
Whilst larger developers have the capacity to finance long-term projects, smaller firms need to mobilise the income from one project for the next. Complex procurement and planning processes add frustrating delays on small sites – this needs addressing as part of the planning framework overhaul.
Even before the government’s big new housebuilding announcement, the building industry was facing a skills shortage. Small developers face stiff competition for good labour from larger infrastructure projects that can offer a better salary and benefits. However, smaller employers can be more flexible with working hours, offer interesting benefits and quicker upskilling.
A downturn in building projects in 2024 has led to more stability in the cost of construction materials but small developers are still feeling the pinch from large price rises since the pandemic years when shortages increased costs significantly.
One of the biggest challenges for small developments is the red tape around planning approvals and regulations. Even with less-intrusive developments, there is often local resistance that adds to an already lengthy process.
NIMBYism (Not In My Back Yard) is everywhere – especially in rural locations. People often don’t like change and will fight to keep new developments away from their area. At MarbleAir, our team has an extensive mix of design and planning expertise and for every development, we take into consideration the impact it will have on the surrounding area – the infrastructure, noise and views for the neighbours. It is important that the development process is as smooth and sympathetic as possible.
The Marble Air approach to small developments
The restrictive factors of small developments are both a blessing and a curse! Yes, the close proximity of other properties, available light, orientation and context of the site are all challenges, but at MarbleAir Architects, we see these as the inspiration to find innovative solutions that work within the constraints of the site.
With great design, a new development will enhance its older, more historic neighbourhood, shining a light on the brilliant new alongside the beautiful old. New developments bring rejuvenation to previously unattractive areas, which then attracts more amenities and community life.
As part of our initial feasibility study on any site, we will assess the constraints of the plot by analysing its size and shape, along with the functional needs of the residents and the practical requirements of site access and infrastructure services. We love to explore design concepts that will maximise the limited space within budget and our advice to landowners of large gardens or paddocks around planning permission for micro developments is invaluable. Landowners can then capitalise on the sale of their plot to small developers or construction companies.
Planning authorities are keen to know not only how the properties will function within the constraints of the space, but also how emergency services and waste disposal services will access the properties. With our in-house planning experience, we address these issues early on and provide inventive, practical solutions.
MarbleAir designers are also highly adaptable to local planning policies and design guides around the materials choices at small developments, to compliment, but not always match, the local vernacular. Exploring new relationships between materials is a great opportunity to enhance the neighbourhood.
Marble Air Architects’ tips for small developers or landowners
Have a piece of land that you’d like to sell or develop? Think on these points…
- We find a well-formed business plan invaluable. It allows us to precisely tailor the design to the objectives and deliver a smooth service on time and on budget.
- Do you have a business plan with a defined end profit? Is it more profitable to fit one/two houses or a block of flats on the plot? Consultation with local estate agents is useful here.
- Does your business plan include investment in preparatory planning and professional fees? Are you building on the plot yourself or as a joint venture? Would it be more profitable to sell the plot to a developer, builder or private buyer?
Is there an affordable unit requirement on the land? Sometimes it’s worth planning for fewer units without an affordable requirement and sometimes it’s better to go for a greater number with a percentage of affordable homes?
Need help to navigate the planning process?
Have you considered the range of surveys and site assessments that are necessary for small developments? Each local authority has different stipulations and MarbleAir Architects can help to identify the surveys required and the timeframes (e.g.. Did you know that bat surveys must be carried out between May and September?)
Need help to navigate the planning process?
Have you considered the range of surveys and site assessments that are necessary for small developments? Each local authority has different stipulations and MarbleAir Architects can help to identify the surveys required and the timeframes (e.g. Did you know that bat surveys must be carried out between May and September?)
Here are just some of the reports you may need to submit with your planning application:
- A measured survey of the site and existing buildings is a great source of information and useful for all your consultants to work from.
- An acoustic report/noise impact assessment, particularly for land at the edge of a town or village.
- Environmental surveys and assessments are vital for modern developments. Consider an air quality assessment; an arboriculture assessment/tree survey; archaeological survey (if the land is in an area of archaeological importance); an environmental statement regarding the fauna and flora of the site and vicinity. Since February 2024, it is compulsory for all sites to have a biodiversity assessment including biodiversity net gain.
- For some sites, a contaminated land survey and report is required alongside a drainage report for foul and surface water. Some sites need a flood risk assessment and others require a heritage statement (if in a conservation area or the development relates to a curtilage of a listed property).
- An economic statement (viability and finances) and energy statement should be included in the planning application.
While the government irons out the detail of its planning reform policies, MarbleAir Architects will continue to offer expert guidance to landowners and small developers who understandably feel overwhelmed by the process even before they’ve laid a foundation. Whether developing your piece of land or selling it on, we aim to make the process clear, smooth and a little less painful!
How MarbleAir Architects help
Our expert architects guide our clients through the many challenges – from creating a design that suits the site and your needs, to navigating the local planning processes, development regulations and project managing.
Clients of MarbleAir Architects can expect a mix of creative and strategic thinking, practical support from the initial investigations right through to the completion. When all these elements come together, your project a highly rewarding experience for all.
If you are planning to embark on the small development journey, please email happytohelp@marbleair.com or call us on +44 (0) 1491 528912
At MarbleAir Architects, we love to bring this all together and transform spaces to match the client’s needs. We pride ourselves on our holistic project management approach to planning, selecting tradespeople, managing utilities, interior design and of course keeping control of the finances. We love to create homes with great character that people love to live in.
Have any other questions ?
If you have any questions or you’d like to work with us on a project, simply contact us via EMAIL and we will get back to you as soon as possible.
