Ben Adam-Smith shares a few thoughts about what to look for in a plot of land for a low energy house build.
Start with realistic expectations
Ben starts the podcast by sharing a few pieces of advice about the whole exercise of looking for land:
- There is no such thing as a perfect plot. Chasing an ideal site can drag the search out for months or even years, so it’s better to accept that compromises will be necessary.
- Remember how the design process works. You don’t start with the house design and then hunt for a site that will accommodate it; instead, identify the constraints and opportunities of each site. Good design embraces these and responds to them.
- Recognise that this is a lengthy process. Sometimes it can happen quickly but brace yourself for a journey that could take months or even years.
- Be flexible. This allows you to make the most of the opportunities.
The good news is that those who stay determined normally find a building plot in the end.
Define your needs versus nice‑to‑haves
Splitting your requirements into “needs” and “nice‑to‑haves” is a great way to prioritise. Also identify what you can do without. This information can help you calculate what size plot will be enough. For example, a good sized house doesn’t need an acre and could fit on a plot a fraction of the size. However, if you also want to be set back from the road, have a driveway, garage, garden, patio or paddock then this will quickly add to the spacial requirements.
Find a neighbourhood that aligns with your values
Choosing a location is deeply personal, and will be about finding somewhere that resonates with you. Consider proximity to work, schools, medical facilities, shops, and leisure activities, as well as the overall safety and vibe of the neighbourhood. Visiting the area at different times of day reveals hidden issues such as traffic noise, smells, or activities that could lead to unruly behaviour. Community values matter too; a plot embedded in a supportive, like‑minded neighbourhood can enhance long‑term satisfaction. Just be careful not to restrict yourself to a tiny search area, as this can dramatically reduce the pool of viable sites.
Make sure the plot has good solar access
If you want to build to Passivhaus standard then solar access is really important. In the Northern Hemisphere south facing sites are ideal because you can maximise the gains in winter whilst also easily managing shading in the summer. Another advantage is that if you plan to install solar photovoltaic panels then these will also be more productive on a south facing roof.
Be realistic about what you can afford
Sometimes our dreams go beyond our financial means, so it’s really important that we take in the whole picture when considering our building plot. Don’t forget that there is an equation to value land:
Land cost + construction cost + 20‑30 % profit margin ≤ value of the finished home
So land price is only part of the equation; you’ll have to factor in professional fees, material costs, groundworks, utility connections and a contingency budget. Regularly updating a spreadsheet with quotes and estimates keeps the project grounded. Ben also highlights the psychological toll of overruns, noting that stress, health, and relationships can suffer if finances spiral out of control.
Don’t buy a site without planning permission
For first-time self-builders it’s a really good idea to buy sites that already have planning permission for a dwelling in place. Normally the drawings can be swapped out for the design you want so long as you stick within the key parameters.
When you’re looking for sites the main types you will come across are greenfield, brownfield, infill, and replacement dwellings. Greenfield sites rarely get planning permission because they are assigned to agricultural use whereas sites within a settlement boundary stand a much better chance. Checking your local authority’s planning portal for recent applications is a good way to gauge what kinds of projects are getting approved in the area.
Understand the additional costs of sloping sites
Flat land is generally cheaper and simpler to develop, while slopes introduce extra costs for foundations, retaining walls, and drainage. Ben references Mark Brinkley’s “slope law,” which quantifies cost increases for every five degrees of gradient. In other words the steeper the slope the more it’s going to cost.
However, a sloping site can also provide attractive views and unique architectural opportunities, such as an “upside‑down” house. Understanding how you’ll manage excess soil (“spoil”) from excavation is essential; disposal or reuse plans affect both budget and environmental impact.
Find out what’s in the ground and around the site
Soil composition—clay, chalk, sand, gravel, or rock—directly influences foundation design and drainage solutions. Ben shares anecdotes about historic mining areas where unexpected subsidence posed serious risks. One option is to commission a geotechnical survey, which involves boreholes, trial pits, and laboratory testing to produce a detailed ground‑water and soil‑strength report. Local engineers and contractors can interpret these results to optimise foundation type and avoid costly redesigns later. Additionally, finding out what the site was used for before may put your mind at ease when it comes to possible contamination. There could also be ecological considerations, such as protected wildlife (e.g., newts, bats), and trees that you can’t remove (tree preservation orders).
Ensure the site has legal access
Legal access is essential; a “ransom strip” or missing right‑of‑way can render a plot unusable without negotiation. Ben recounts the situation at Denby Dale where the Tunstalls were forced to purchase an additional piece of land to gain access to their proposed site.
Assess whether the site has power, water, sewerage and broadband connections as extending services can be a significant expense. Public footpaths, private roads, and other legal challenges must be identified early, and a solicitor familiar with land should verify that all rights are documented. Ben also notes the importance of planning for delivery vehicles and construction traffic when evaluating access routes.
Add in your gut feeling about this opportunity
If you’ve whittled it down to a favourite plot then are you getting excited? If a plot has lingered on the market for a long time, or if a site feels “off” during a visit, it may signal hidden problems. So walking the site at different times, speaking with neighbours, and observing any recurring nuisances such as noise, anti-social behaviour, or flooding will give you a better grasp of the site’s pros and cons. When doubts arise, it’s sometimes wiser to walk away than to convince yourself it’ll all work out. Ben concludes by encouraging listeners to leverage the free “finding land” course and to join The Hub to get more support.
Find out more
- Finding land course
- Rightmove
- Plotfinder or Plot Search
- Sun Seeker – solar path app (iOS/Android)
- Mark Brinkley’s Housebuilder’s Bible
Transcript
Download a transcript of this episode.
Please connect with us
Subscribe, rate and review us on Apple Podcasts
