Housing red tape strangles self-builds

However, this still accounts for a tiny proportion of homes. Organisations promoting the practice say 25 per cent of households would like to self-build. The main problems are exorbitant prices a and lack of suitable plots.

Another is planning procedures, which are complex. Not only must fees be paid but also a consultant may be needed to assist applicants –especially where there is an appeal.

The government says council costs for small applications far exceed fees received and wants to raise that for dealing with a single house to £800 but reduce fees per home where these are part of large project.

This favours “volume builders”, who see self- builders as shrinking their market. It will make it even more costly for the latter and small, speculative builders.

Instead of raising fees, the cost of processing should be limited by greatly reducing the amount of bureaucracy involved. It should not be necessary to advertise and invite comments where land is already designated for housing in the development plan.

Objecting to building a house in such a way is  irrational. Also, councils concern themselves with details on appearance, parking and so on, which have no legitimate public interest. This is a waste of scarce public funds, especially when more important services are being cut.

Like the UK government, the Scottish one should be making it easier and cheaper (for both applicants and councils) to process applications.

In Canada, there are large companies which obtain planning approval for large areas of housing, and develop the services needed.

They do not build homes themselves but sell plots to small, speculative builders and self-builders, subject to conditions as to design and so on. Councils are not involved in the latter.

This does not happen here. “Volume builders” want to profit from house sales. Moreover, they keep much land off the market by buying it for long-term use or re-sale. There are no local taxes on vacant land, which makes this economic, even very profitable.

The price of the few plots on the market means few can afford them and their costs may be far higher than that of building. In a country where a small proportion of land is built upon this is ludicrous. In many countries the majority of homes are “self-built”. People improve them over time and gain “sweat  equity”.

The planning system here restricts competition among builders and so limits  consumer choice. It hugely raises land values and benefits those who own land.

Whatever they say, the big housebuilders benefit from it greatly. It is time for new thinking on the part of central and local government about housing, which has huge implications for health, education, social inequity and general welfare.

Walter Markham

Atholl Road

Pitlochry, Perthshire