New Build House Design Birmingham: 6-Stage Guide for 2025
You want a new home that passes planning, builds cleanly, and feels right the first time. We design it with local rules, real numbers, and full-scale testing in 3D and VR so you decide before you spend.
What are the stages of designing a new house in the UK?
Six stages: initial consultation and feasibility (1-2 weeks), site survey and analysis (1-2 weeks), concept design with full-scale VR testing (3-5 weeks), planning application (8-20 weeks depending on complexity), Building Regulations approval (4-8 weeks), and construction support. Most straightforward projects take 6-9 months from first meeting to construction start. Add time for ecology surveys, drainage approvals, or planning committee referral.
What this means for you:
Budget 3-4 months for design before planning submission
Test spaces in VR before locking drawings - prevents expensive site changes
Factor in 2-3 months for planning plus another 1-2 months for Building Regulations
Regulations Watch: 2025 Changes
Future Homes Standard + HEM (2025): Home Energy Model (HEM) will replace SAP and be implemented alongside the Future Homes Standard in 2025. We design for PV-readiness and low-carbon heating from day one.
Building Safety Act: From April 2024, Approved Inspectors became Registered Building Control Approvers (RBCAs). For new dwellings, the Full Plans route is the right choice.
Birmingham Policy DM10: Birmingham applies the Nationally Described Space Standard (NDSS) via Policy DM10 (adopted December 2021) across residential development.
Stage 1: Initial Consultation and Feasibility (Week 1-2)
Do I need to visit your office for the first meeting?
No. We visit your plot or meet at your home. This free consultation covers:
Your brief: room sizes, number of bedrooms, open-plan preferences
Budget reality: typical build costs are £2,200-£2,800/m² in Birmingham
Site constraints: boundaries, access, neighbouring properties, trees, drainage
Planning likelihood: conservation areas, Article 4 directions, green belt
Timeline and approval routes: delegated or committee risk
New houses on new plots require full planning permission. Some conversions create dwellings via prior approval (Class Q barns, Class MA commercial-to-residential). We'll flag if those apply; most self-builds go through full planning.
Recent Birmingham example: Moseley plot with 450 mm foul drain crossing the footprint. First site visit identified this. Changed the design approach and prevented a 6-8 week construction delay when the drain would have been discovered during excavation.
What this means for you: The free consultation identifies deal-breakers before you commit to design fees. Expect 60-90 minutes for the site visit.
Stage 2: Site Survey and Existing Conditions (Week 2-3)
How long does a site survey take?
1-2 weeks from instruction to completed drawing. We use laser scanners or theodolites to capture:
Exact site boundaries and dimensions
Ground levels and contours (critical for drainage and foundations)
Tree positions, canopy spreads, trunk diameters
Drain locations and invert levels
Overhead cables, telegraph poles, lamp posts
Neighbouring properties and boundary relationships
The survey becomes the base model for all design work.
Site survey costs in Birmingham:
Small infill plot (10 m x 15 m): £450-£550
Standard plot (12 m x 25 m): £550-£700
Large plot with contours (20 m x 40 m): £700-£850
What this means for you: Accurate surveys prevent on-site surprises. Drainage locations affect foundation design. Ground levels determine cut-and-fill costs.
Stage 3: Concept Design Development (Week 3-8)
What happens during the concept design stage?
We develop 3-4 design options in 3D using Building Information Modelling (BIM). Each option explores different approaches to your brief and site constraints.
All designs meet Birmingham Policy DM10 space standards: single bedroom minimum 7.5 m², double bedroom minimum 11.5 m², with width requirements.
Option Comparison Example
Option A: Two-storey design maximising floor area Pros: Most bedrooms, meets NDSS standards, higher resale value Cons: Higher planning risk if neighbouring impact, two-storey Party Wall notices Cost: £450,000-£550,000 for 150 m² house Suits: Families prioritising bedroom count and long-term value
Option B: Single-storey contemporary design Pros: Lower planning risk, easier accessibility, better thermal performance Cons: Uses more plot area, foundation costs 15-20% higher per m² Cost: £420,000-£520,000 for 130 m² house Suits: Clients avoiding two-storey neighbour impact, plots with width
Option C: Split-level design following contours Pros: Reduces cut-and-fill by £6,000-£10,000, creates interesting internal levels Cons: More complex Party Wall scenario, accessibility considerations Cost: Similar to Option A but lower groundworks Suits: Sloping sites with 1.5 m+ level change
We model each option in BIM. You see photorealistic renders showing materials, landscaping, and street context.
What this means for you: Concept design identifies the right approach before detailed work begins. Most clients select their preferred option after reviewing 3D models and discussing trade-offs.
Full-Scale Design Test in VR
3D and VR are decision tools to de-risk planning and construction, not a shiny add-on. We test critical spatial decisions before locking drawings:
What we always test:
Daylight over kitchen island (does window position work?)
Stair clearance and turning space (does furniture go upstairs?)
Plant cupboard sizes (does ASHP cylinder and MVHR unit fit?)
Ceiling heights in living spaces (does 2.7 m vs 2.4 m affect feel?)
Window positions for privacy (sightlines to neighbour windows?)
You put on VR goggles (Oculus Quest) and walk through your house at full scale. Changes happen in real time.
Kings Heath 4-bed example: Client wanted 3.2 m ceiling height in living space. Full-scale VR test showed it felt cavernous. We dropped to 2.8 m. Saved on wall height, window costs, and heating volume while the space felt better proportioned.
What this means for you: VR testing gates the design before we lock drawings for planning. Budget 2-3 hours. We come to your home and connect to your TV for family participation.
Design Meetings Using Large-Screen Visualisation
We present every design on your TV screen using photorealistic 3D models. You see brick colours, roof tiles, window frames, internal finishes, and your house in its actual street context.
We adjust designs during meetings. You ask for a larger window - we change it in 60 seconds.
What this means for you: Design meetings produce final decisions. Most clients sign off after 2-3 sessions instead of 6-8 rounds of 2D revisions.
Stage 4: Planning Application (Week 8-20+)
How long does planning permission take in Birmingham?
Birmingham City Council targets 8 weeks for householder applications and new dwellings. Reality: 8-12 weeks for straightforward delegated decisions. Add 6-8 weeks if called to committee.
Slip risks that add time:
Ecology surveys (bat surveys need specific seasonal windows)
Tree surveys and arboricultural reports (if trees within 15 m)
Drainage pre-approval from Severn Trent (6-8 weeks)
Highways consultation (if access changes)
Committee call-in (councillor or public concern)
McTernan Design, Solihull, maintains high first-time approval rates through evidence-led submissions and pre-application engagement where appropriate.
Pre-Application Advice: When It's Worth It
Should I get pre-application advice from Birmingham City Council Planning?
Birmingham City Council charges from £316.80 for smaller categories; check current fees on the Birmingham City Council Planning schedule.
Pre-app is worth the cost when:
Your plot is in a conservation area
Design is out of character or pushes policy limits
Tight plot with neighbouring impact concerns
You're replacing an existing building in a sensitive location
Pre-app is less useful when:
Your design follows permitted development scale and massing
Similar schemes have been approved nearby recently
You're building on an established residential plot
What this means for you: Pre-app identifies deal-breakers before you invest £4,000-£7,000 in full planning drawings. The officer's feedback shapes your design to improve approval chances.
Planning Package Components
Your planning submission includes:
Drawings:
Site location plan (1:1250)
Existing and proposed block plans (1:500)
Floor plans (1:100) showing compliance with Policy DM10 space standards
Elevations (1:100)
Street scene elevations showing context
Sections through the building (1:100)
Supporting documents:
Design and Access Statement
Heritage Statement (if conservation area or listed building nearby)
Tree Survey and Arboricultural Impact Assessment (if trees within 15 m)
Ecology Survey (bats, newts, nesting birds if habitat present)
Flood Risk Assessment (if in Flood Zones 2 or 3)
Visualisations:
Photorealistic renders showing street view
Aerial 3D views showing roof form and massing
Garden views showing boundary relationships
What this means for you: Complete submissions validate faster. Missing documents delay the start of the 8-week determination period by 2-4 weeks.
Neighbour Consultation and Objections
What happens if my neighbour objects?
The council typically runs a 21-day consultation after validation. Neighbours have 21 days to comment.
Common objections:
Loss of light and overshadowing
Overlooking and loss of privacy
Out of character with the street
Parking and access concerns
We design to Birmingham's 45-degree guidance and established separation distances (Places for Living SPD). Standard Birmingham guidance suggests 21 m front-to-front and 11 m front-to-side distances. Solihull applies similar separation principles.
Our approach: We send courtesy letters to immediate neighbours before submission. This explains the design and often prevents formal objections.
Hall Green committee case: Two-storey replacement dwelling called to committee due to neighbour concern about overshadowing. We prepared solar path analysis showing their garden received 6+ hours of direct sun. Planning officer and committee approved after reviewing our sun studies.
What this means for you: Neighbour objections rarely block approval if your design meets Birmingham City Council Planning policy and the 45-degree code. Addressing concerns proactively prevents delays.
Planning Committee vs Delegated Decision
Will my application go to committee?
Most new builds are decided under delegated powers by the planning officer. Your application goes to committee if:
A councillor calls it in due to local concern
Your design conflicts with policy, but the officer recommends approval
You're building in a sensitive location
Committee meetings happen monthly. Expect 6-8 weeks added to timeline.
What this means for you: Committee referral adds time but is not a rejection. We attend and present designs using 3D visualisations.
Stage 5: Building Regulations Approval (Week 20-32)
Do I need Building Regulations approval for a new house?
Yes. All new dwellings require Building Regulations approval. This is separate from planning permission.
From April 2024, Approved Inspectors became Registered Building Control Approvers (RBCAs). For new dwellings, the Full Plans route is the right choice.
Building Regulations check:
Structural safety (foundations, walls, roof structure)
Fire safety (escape routes, fire-resistant construction, smoke alarms)
Energy efficiency (insulation, airtightness, heating, glazing, Home Energy Model assessment)
Drainage and sanitation (foul drainage, surface water, ventilation)
Accessibility (door widths, level thresholds where possible)
Glazing safety (toughened glass in critical locations)
How long does Building Regulations approval take?
4-6 weeks for straightforward new builds. 8-10 weeks for complex designs with steel frames or unusual construction.
Building Control: Local Authority or RBCA?
Should I use Birmingham City Council or a private provider?
Two options under the Building Safety Act:
Birmingham City Council Building Control: Pros: Established local knowledge, familiar with common issues Cons: Response times vary, inspection scheduling less flexible Cost: £2,200-£3,400 for a 4-bed new build
Registered Building Control Approvers (private providers): Pros: Often faster response times, some offer extended hours Cons: If the provider ceases trading mid-project, you re-apply with the council Cost: £2,000-£3,200 for a 4-bed new build
What this means for you: Either route works. We coordinate with Local Authority Building Control or RBCAs, depending on your preference.
Technical Drawing Package
Building Regulations drawings include:
Foundation details and calculations (depth, width, reinforcement)
Floor construction (beam and block, insulated raft, suspended timber)
Wall construction (cavity width, insulation, ties, DPC)
Roof structure (truss layout or cut roof details)
Structural steelwork (beam sizes, bearing lengths, connections)
Staircase details (rise, going, headroom, handrails)
Window and door schedules (sizes, U-values, fire ratings)
Drainage layout (pipe sizes, gradients, inspection chambers)
Ventilation strategy (extract fans, MVHR if specified)
Electrical layouts (socket positions, lighting, consumer unit)
Plant space provisions (cylinder, MVHR, ASHP dimensions)
What this means for you: Complete technical drawings enable accurate builder pricing. Incomplete drawings cause site queries and delays.
Energy Performance: Home Energy Model and Part L Compliance
What is Home Energy Model (HEM), and do I need it?
Home Energy Model (HEM) will replace SAP for energy assessments in 2025. All new builds need energy calculations to meet Building Regulations Part L.
HEM affects:
Wall insulation thickness (typically 100-150 mm PIR)
Roof insulation thickness (typically 200-250 mm mineral wool)
Window U-values: we target 1.2 W/m²K whole-window as our standard. Part L's limiting value is 1.6, but most compliant designs hit 1.2 to meet energy targets; triple glazing is frequently used to hit 1.2 in practice, confirmed at energy model stage.
Door U-values: target 1.0 W/m²K for largely opaque doors
Boiler efficiency (minimum 92% ErP rating, or low-carbon heating)
Ventilation system (MVHR increasingly common)
PV readiness and low-carbon heating provision
We coordinate with energy assessors from the start and run energy model checks at concept stage. Early input prevents expensive retrofits.
Cost: £500-£750 for energy calculations and EPC certificate.
What this means for you: Enhanced energy standards add to build costs but reduce running costs. Budget for higher-performance glazing, thicker insulation, and mechanical ventilation.
Plant Space Planning: Where Equipment Lives
New homes need space for:
Hot water cylinder (typically 180-250 litres, 600-800 mm tall, 500-600 mm diameter)
MVHR unit (typically 600 × 600 × 400 mm, needs access for filter changes)
Air Source Heat Pump (external, typically 1.0 × 0.6 × 0.8 m, needs 1 m clearance)
We dimension cupboards and equipment spaces during the concept design phase. This prevents the common problem of specifying ASHP then discovering there's no room for the cylinder it needs.
What this means for you: Plant space planning affects room layouts. Design it early or lose a bedroom to mechanical equipment.
CIL and Planning Contributions
Do I have to pay the Community Infrastructure Levy?
Birmingham operates CIL with 2025 indexation published. CIL applies to qualifying new dwellings. Self-build exemptions exist but require specific paperwork and timing.
Check Birmingham City Council's CIL charging schedule early. Self-build exemptions must be claimed before commencement or you lose them.
What this means for you: CIL is significant (£50-£120/m² depending on zone). Check early and get the self-build exemption paperwork right.
Stage 6: Construction Support (Week 32 onwards)
What support do you provide during construction?
We provide technical support throughout the build:
Site visits at key stages:
Foundation inspection - check depths, widths, concrete pour
Floor slab inspection - verify insulation, DPM, reinforcement
Wall plate level - confirm window heights and roof connections
Roof weatherproofing - check membrane, flashings, abutments
First fix inspection - verify stud positions and service routes
Practical completion - final snagging and sign-off
Technical queries: Builders ask 15-30 technical questions during construction. We respond within 24 hours to prevent delays.
Common queries:
Beam bearing lengths
Window head details at eaves
Drainage connection methods
Lintel sizing
Flashing details
What this means for you: Construction support prevents builder guesswork. Site visits catch problems early.
Common Questions About the Design Process
Can I use stock house plans?
Stock plans from online providers ignore:
Neighbouring buildings and overlooking
Your site's drainage and ground conditions
Birmingham City Council Planning policies and conservation areas
Solar orientation and energy performance
Your actual lifestyle needs
Policy DM10 space standard requirements
Birmingham planning officers frequently require modifications to stock plans, negating any initial cost saving.
Custom design costs £3,000-£5,000 more than stock plans but fits your plot and improves approval chances.
What this means for you: Stock plans are a false economy for Birmingham plots. They rarely gain approval without expensive modifications.
How much do energy upgrades cost?
Meeting 2025 Part L standards adds to build costs compared to older requirements. Estimates suggest an additional £8,000-£12,000 in spend on enhanced fabric, efficient glazing, and low-carbon heating systems. This is an estimate tied to fabric targets, not specific brands or products.
Running cost savings: £800-£1,200 annually on heating costs compared to older building standards.
What this means for you: Energy-efficient design is mandatory. Factor in higher energy costs from the start.
What space standards apply in Birmingham?
Birmingham applies the Nationally Described Space Standard (NDSS) via Policy DM10 (adopted December 2021). This requires:
Single bedroom: minimum 7.5 m²
Double bedroom: minimum 11.5 m²
Width requirements for each room type
Storage space allocations
NDSS affects floor area and room layouts. We design to Policy DM10 from the start.
Why Birmingham Self-Builders Choose McTernan Design
40+ years local experience: Family-run practice serving Birmingham and the West Midlands since the 1980s. We have completed 350+ residential projects across the region.
Established planning relationships: McTernan Design, Solihull, works regularly with Birmingham City Council Planning, Solihull Borough Council, and five other West Midlands authorities. Planning officers recognise that our submissions meet policy requirements and are evidence-led.
Full-scale VR testing as standard: Every project modelled in 3D. VR walkthroughs gate the design before we lock drawings. This is a decision tool, not a marketing gimmick.
Direct principal involvement: You work with Mark McTernan throughout. No junior technicians. No handovers between team members at different stages.
Buildability focus: Our designs coordinate with how builders actually work. We prevent the site problems that cause delays and cost overruns.
Local market knowledge: We understand Birmingham property values, buyer expectations, and neighbourhood character. Designs balance planning approval with resale value.
What to Do Next
1. Book a free site visit
We visit your plot at no charge. We'll talk about your brief, budget, and timeline. We identify site constraints and the likelihood of planning.
Takes 60-90 minutes. No obligation.
2. Commission site survey
After deciding to proceed, we arrange a topographical survey. Takes 1-2 weeks from instruction to completion.
3. Start concept design
We develop 3-4 design options in 3D. You review and discuss trade-offs. Takes 3-5 weeks.
4. Full-scale VR testing
We bring VR equipment to your home. You walk through your house at full scale. We make real-time adjustments. Takes 2-3 hours.
5. Submit for planning permission
We prepare complete planning drawings and submit to Birmingham City Council Planning. Planning decision in 8-20 weeks, depending on complexity and whether delegated or committee.
6. Building Regulations and construction
After planning approval, we develop technical drawings. Building Regulations approval takes 4-8 weeks. Construction starts once approved.
Realistic timeline: 6-9 months from first meeting to construction start for straightforward projects. Add time for ecology surveys, drainage approvals, committee referral, or RBCA capacity constraints.
Frequently Asked Questions
Do I need planning permission for a new house in Birmingham?
Yes. New dwellings on new plots always require full planning permission. Permitted development rights do not apply to new builds, only to extensions and alterations of existing houses. Some conversions create dwellings via prior approval (Class Q barns, Class MA commercial-to-residential).
What space standards apply in Birmingham?
Birmingham applies the Nationally Described Space Standard (NDSS) via Policy DM10 (adopted December 2021). Single bedroom minimum 7.5 m², double bedroom minimum 11.5 m², with width requirements. We design to Policy DM10 from the start.
How long does Building Control take to respond?
Local Authority Building Control and RBCAs aim for an initial response within 5 working days. Full approval takes 4-6 weeks for straightforward schemes. Inspection scheduling varies by provider.
Can I start building before Building Regulations approval?
No. You need either Full Plans approval or a Building Notice validated before starting work. For new dwellings, use Full Plans. Starting without approval breaches Building Regulations and causes serious problems with mortgages and insurance.
What happens if I breach planning permission during construction?
Building something different from the approved plans is a breach of planning control. Birmingham City Council Planning can issue enforcement notices requiring you to stop work, demolish, or make retrospective applications. Design changes should be checked before implementation.
Contact McTernan Design, Solihull
Free consultation for self-builders in Birmingham and the West Midlands.
Based in Solihull. Serving Birmingham, Warwickshire, Coventry, Dudley, Walsall, Sandwell.
Areas served: Solihull, Birmingham, Shirley, Warwickshire, West Midlands.
Call to book a site visit or discuss your project.
Author: Mark McTernan
McTernan Design, Solihull
Tel: 07955 572811 | mark@mcternandesign.co.uk | YouTube channel
