Cheshire
A prosperous county in the North West of England, known for its black-and-white timbered buildings, dairy farming, and the city of Chester.
Planning Permission in Cheshire
Planning permission in Cheshire is administered across two main unitary authorities: Cheshire East and Cheshire West and Chester. Each operates its own planning portal, Local Plan policies, validation requirements and CIL schedule, so the planning process for a self-build home will differ depending on which authority area your plot falls within.
Cheshire East Council's planning pages provide access to its adopted Local Plan Strategy and its accompanying policies. Policy SE1 (Design) is the primary design policy for the council area, requiring development to be of high quality and to respond positively to local character. The council's Residential Design Guide SPD provides detailed supplementary guidance on matters including building scale, massing, materials, landscaping, boundary treatment and parking provision. Self-builders should consult the design guide alongside the Local Plan when developing their scheme, as officers will assess proposals against both documents.
The Local Plan Strategy's housing policies, including Policy SC4 (Residential Mix), encourage the delivery of diverse housing types. Cheshire East has also published a Custom and Self Build Register Strategy document that sets out how the council intends to meet its Right to Build obligations, including how it will identify and bring forward suitable sites for self-build development. Self-builders who are registered on the council's self-build register should review this strategy to understand the council's programme for plot delivery.
Cheshire West and Chester Council's planning portal provides access to its Local Plan Part One (Strategic Policies) adopted in 2015 and Local Plan Part Two (Land Allocations and Detailed Policies) adopted in 2019. Policy DM1 (General Development Principles) sets out the council's requirements for all new development, with particular emphasis on design quality, highway safety, landscape character and the protection of heritage assets. Chester's extensive conservation areas and listed building stock mean that heritage considerations are particularly prominent in the western part of the county.
Community Infrastructure Levy is charged by both Cheshire East and Cheshire West and Chester at rates specified in their respective CIL charging schedules. Both councils offer the self-build CIL exemption for qualifying applicants who intend to occupy the completed home as their principal residence for at least three years. The exemption claim must be submitted before any development commences. Applicants should contact the CIL team at the relevant council to confirm the applicable rate and to obtain the exemption claim form.
Chester's status as a World Heritage Site candidate and its designation as a City of Roman, Medieval and Georgian character means that planning applications within or close to the city require careful engagement with the council's heritage officers and with Historic England. Applications for new dwellings in Chester's conservation areas must include a heritage impact assessment that demonstrates how the proposal preserves or enhances the character and appearance of the area. The design of new buildings in these sensitive locations must demonstrate a thorough understanding of the historic townscape.
Pre-application advice is available from both Cheshire East and Cheshire West and Chester councils, and is recommended for all self-build projects in complex planning contexts. Both councils publish their pre-application advice fees on their planning portals. Written advice is generally provided within a defined timescale of four to eight weeks depending on the complexity of the scheme.
Section 106 obligations in Cheshire are used to secure contributions toward affordable housing, open space, education and transport. Single self-build plots typically fall below the affordable housing contribution threshold, but applicants should confirm this with the relevant council's planning obligations team at the pre-application stage.
Cheshire East Council's planning pages provide access to its adopted Local Plan Strategy and its accompanying policies. Policy SE1 (Design) is the primary design policy for the council area, requiring development to be of high quality and to respond positively to local character. The council's Residential Design Guide SPD provides detailed supplementary guidance on matters including building scale, massing, materials, landscaping, boundary treatment and parking provision. Self-builders should consult the design guide alongside the Local Plan when developing their scheme, as officers will assess proposals against both documents.
The Local Plan Strategy's housing policies, including Policy SC4 (Residential Mix), encourage the delivery of diverse housing types. Cheshire East has also published a Custom and Self Build Register Strategy document that sets out how the council intends to meet its Right to Build obligations, including how it will identify and bring forward suitable sites for self-build development. Self-builders who are registered on the council's self-build register should review this strategy to understand the council's programme for plot delivery.
Cheshire West and Chester Council's planning portal provides access to its Local Plan Part One (Strategic Policies) adopted in 2015 and Local Plan Part Two (Land Allocations and Detailed Policies) adopted in 2019. Policy DM1 (General Development Principles) sets out the council's requirements for all new development, with particular emphasis on design quality, highway safety, landscape character and the protection of heritage assets. Chester's extensive conservation areas and listed building stock mean that heritage considerations are particularly prominent in the western part of the county.
Community Infrastructure Levy is charged by both Cheshire East and Cheshire West and Chester at rates specified in their respective CIL charging schedules. Both councils offer the self-build CIL exemption for qualifying applicants who intend to occupy the completed home as their principal residence for at least three years. The exemption claim must be submitted before any development commences. Applicants should contact the CIL team at the relevant council to confirm the applicable rate and to obtain the exemption claim form.
Chester's status as a World Heritage Site candidate and its designation as a City of Roman, Medieval and Georgian character means that planning applications within or close to the city require careful engagement with the council's heritage officers and with Historic England. Applications for new dwellings in Chester's conservation areas must include a heritage impact assessment that demonstrates how the proposal preserves or enhances the character and appearance of the area. The design of new buildings in these sensitive locations must demonstrate a thorough understanding of the historic townscape.
Pre-application advice is available from both Cheshire East and Cheshire West and Chester councils, and is recommended for all self-build projects in complex planning contexts. Both councils publish their pre-application advice fees on their planning portals. Written advice is generally provided within a defined timescale of four to eight weeks depending on the complexity of the scheme.
Section 106 obligations in Cheshire are used to secure contributions toward affordable housing, open space, education and transport. Single self-build plots typically fall below the affordable housing contribution threshold, but applicants should confirm this with the relevant council's planning obligations team at the pre-application stage.
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