Anyone who can demonstrate a local connection (* see question 2) to the South Northamptonshire area and has the financial ability to purchase and build on a plot. This includes individuals who live, work, or have family ties within the district, or will do so prior to occupying the property in accordance with the local connection test. The plots are strictly for self-build or custom-build housing, meaning buyers must be actively involved in designing their home and plan to live in it as their primary residence.

To be eligible to first occupy a plot, the planning permission requires that a self-builder (at least one individual adult occupier) must demonstrate a local connection to the former South Northamptonshire administrative area, in one of the following ways:

• Residency: Lived in the area for at least 12 months, or previously lived there continuously for at least 3 out of the past 5 years.
• Employment: Currently in permanent employment within the area (which could include, for example, an individual occupier who are newly employed in the district, on a full-time or part-time basis).
• Family Ties: Have immediate family members (spouse/partner, parents, adult children, or siblings) who have lived in the area continuously for at least 5 years.
• Military Service: Anyone currently serving in the regular armed forces meets the requirement automatically. Veterans who have previously served are eligible for 10 years after leaving service.

Buyers will need to be able to make this declaration at any time prior to occupying their new home in order to discharge this condition.

To reserve a plot, buyers will need to:

• Register their interest and be prepared to move forward when sales open.
• Be keen to join a community of like-minded individuals, and be genuinely committed to designing and building your own home.
• Be satisfied that they can meet the local connection requirements prior to first occupation.
• Be prepared to provide proof of affordability, such as a self-build mortgage approval or evidence of available funds.
• Pay a nominal reservation fee, which will be held securely by solicitors to confirm the plot reservation.

More details on reservation fees and the formal purchase process will be provided as sales progress.

Plot-specific pricing is yet to be formalised, but our guide plot prices are currently between £250,000 and £450,000 depending on size and location.

If you meet the normal requirements of a traditional homeowner mortgage, then probably yes! Specialist self-build mortgages are now available to cover both the plot purchase and construction costs. These work differently from traditional mortgages, as funds are typically released in stages as the build progresses.

We’ve partnered with BuildStore, who can connect you with a panel of specialist lenders, including several high-street banks. Deposits can be as low as 10%, depending on your financial situation.

Once your home is complete, you’ll have the option to switch to a traditional mortgage with a high-street lender—often without incurring early exit fees.

If you’re considering a mortgage, we recommend registering with us so that we can direct you to a specialist early to help you understand your options.

Yes! Many self-build mortgage providers allow you to stay in your current home while construction is underway. This means you don’t need to sell or move into temporary accommodation before your new home is complete.

With a self-build mortgage, funds are released in stages, so buyers can manage cash flow effectively. Our partner BuildStore works with lenders who offer flexible solutions tailored to self-builders.

If this is important to you, we recommend discussing your options with a specialist mortgage advisor early in the process.

Yes! Self-builders can benefit from several financial advantages, including:

• No Stamp Duty on the build cost – You only pay Stamp Duty on the land purchase, not on the cost of building your home. A significant saving on buying a pre-built home.
• Zero VAT on construction costs – Most materials and labour for new self-build homes qualify for VAT relief, meaning you can claim back VAT on eligible expenses.
• Community Infrastructure Levy (CIL) exemption – Self-builders can apply for an exemption from CIL charges, which are typically imposed on new developments. A project saving of 5-10% specifically for self-builders!
• Access to the ‘Help to Build’ Government equity loan scheme.

These benefits can make self-build a cost-effective way to create a high-quality home. It’s worth speaking to an accountant or tax specialist to ensure you make full use of these incentives.

Stamp Duty on Self-Build Plots

Stamp Duty is only payable on the plot purchase price, not the final home. The standard residential rates apply:

• Up to £250,000 – 0% (no Stamp Duty)
• Above £250,000 – 5% on the portion above £250,000

With plots expected to be priced between £280,000 and £450,000, buyers should budget for Stamp Duty costs between £1,500 and £7,500, depending on the final plot price – potentially a significant saving when compared with buying an existing property.

Each plot comes with generous space and flexibility, but must follow the Design Code, which ensures high-quality homes that sit well within the landscape and alongside neighbours.

• Plot Build Zones: Each plot has a defined area where building is allowed. This controls how much of the plot can be built on and ensures homes are positioned to avoid overlooking and maintain good natural light between neighbours.
• Internal Floorspace: Homes can range from approximately 150m² to 275m², depending on the plot.
• Height Limits: Homes can be up to 2 storeys, with a maximum ridge height of 10m and eaves height of 5.5m.
• Design Freedom: Buyers have plenty of flexibility to design a home that suits their needs and budget, while ensuring a cohesive and high-quality development.

Full details on plot-specific build zones and design guidance can be found in the Design Code: http://www.selfbuildplots.co.uk/wp-content/uploads/2025/03/272_Piddington-Design-Code_Rev-A.pdf

No, but all homes must follow the Design Code, which ensures a cohesive, high-quality development while allowing for individuality and creativity.

• The Design Code sets guidelines on building size, layout, and materials to maintain a consistent look and feel across the community.
• It provides a material palette that encourages high-quality finishes while allowing variety in colours, textures, and detailing.
• Buyers have the freedom to choose different construction methods, including:
  • Timber or steel frames
  • Structural Insulated Panels (SIPs)
  • Traditional masonry
• Being a multi-plot community of builds, individual homes should be designed to consider and respect the rural setting, rather than be ‘statement’ designs – which are discouraged.

Encouraging Modern Methods of Construction

To ensure a faster and more efficient build process, we strongly encourage off-site manufacturing and the use of turn-key providers for the main structure. Buyers who commit to modern methods of construction (MMC) may be prioritised for reservations, helping to create a well-planned, high-quality self-build community. The Design Code is available for download for full details.

A Plot Passport is a simple document that provides a summary of key design and planning rules for each individual plot. It helps buyers quickly understand:

• The maximum building size (footprint, height, and floorspace limits).
• Where the home must be positioned within the plot (build zones to avoid overlooking and ensure good light).
• Design Code requirements, including materials and overall appearance.
• Servicing details, such as access to utilities and roads.

Plot Passports make it easy for buyers to visualize their options without needing to study the full planning documents.

(Full details are available in the Design Code, which can be downloaded by clicking here)

Each plot is sold as a fully serviced self-build plot, meaning:

• A dedicated build zone has already been defined to ensure good light and privacy between homes.
• The access road and infrastructure will be in place before sales are completed.
• Each plot will have connections for electricity, water, and drainage ready at the boundary.
• The land is sold with the benefit of outline planning permission, meaning the overall development has been approved, and buyers will only need to submit detailed designs for their own home.

Buyers are responsible for:

• Finalising their home design within the Design Code guidelines.
• Securing planning approval for their chosen design.
• Commissioning the build and managing construction.

This ensures a smooth process, with key services already in place to help buyers focus on designing and building their dream home. An off-site house manufacturer, or your architect will be well placed to guide you through these steps.

The plots will be fully serviced before sales are completed, meaning buyers can start work as soon as their planning approval and financing are in place.

• The access road and servicing works (electricity, water, and drainage) will be completed before ownership transfers to buyers. We’re currently expecting this to be autumn 2025.
• Once buyers have completed their purchase, they can submit their detailed design for planning approval.
• After approval, construction can begin immediately.

We will provide updates on timelines and key milestones as work progresses.

There is no strict deadline to complete your home, but buyers are expected to:

• Begin construction within a reasonable timeframe after purchasing their plot and obtaining planning approval.
• Follow the approved design as set out in their planning consent and the Design Code.
• Avoid prolonged delays to ensure the development progresses smoothly as a well-planned community.

Building efficiently benefits everyone in the self-build community, and we strongly encourage the use of modern methods of construction to help streamline the process. Plot reservations may be prioritised to those with a robust plan for delivery, such as commissioning a structure from an off-site manufacturer.

ou have the flexibility to choose how you approach your build:

• Hiring an architect – Ideal for those who want a completely bespoke design, working with professionals to tailor every aspect of their home.
• Using a turn-key builder – A faster, more streamlined option where a specialist company designs and builds your home to an agreed specification.
• Self-managing your build – Some buyers may choose to act as their own project manager, hiring individual contractors for different parts of the build.

We strongly encourage modern methods of construction (MMC) and off-site manufacturing to speed up the process. Buyers committing to a turn-key provider or MMC may be given priority in the reservation process.

Whichever route you choose, your home must comply with the Design Code and obtain detailed planning approval before construction begins.

A residents-owned management company will be set up to take care of the shared spaces within the development. This includes:

• The wildflower meadow and landscaped areas outside individual plots.
• Maintenance of any communal infrastructure that isn’t adopted by local authorities.

Each homeowner will be a member of the management company, ensuring that the development is maintained to a high standard for the long term.

Any damage to communal spaces (e.g., from heavy vehicles during construction) must be fully rectified by those responsible to maintain the quality and appearance of the development.

Further details on how this will be managed will be provided as the project progresses.

Yes, there will be some restrictions to maintain the quality and character of the development:

• Extensions & Alterations – Any significant changes to your home after completion will likely require planning permission and must remain in line with the Design Code to ensure consistency across the community.
• Selling Your Home – Once built, your home will be a normal freehold property, and you will be able to sell it like any other home. However, the initial self-build requirement means that you must be involved in the design and construction of your home—this is not a speculative development for resale.
• CIL Exemption Requirement – The Community Infrastructure Levy (CIL) exemption for self-build homes requires that the home is your primary residence for at least 3 years after completion. If the home is sold or rented out before this period, CIL may become payable.

These guidelines ensure that the integrity of the development is maintained while allowing homeowners flexibility in the future.