West Midlands
A metropolitan county at the heart of England, home to Birmingham, the UK's second-largest city, and a diverse urban landscape.
Planning Permission in West Midlands
Planning permission in the West Midlands is administered by the seven metropolitan borough councils. The West Midlands Combined Authority has strategic planning powers and produces the strategic spatial development strategy, but individual planning applications are determined by each borough council.
Birmingham City Council's planning portal provides access to its adopted Birmingham Development Plan (2011-2031). Policy PG3 (Place Making) and Policy TP27 (Self Build and Custom Build Housing) are the most directly relevant policies for self-builders. Policy TP27 requires Birmingham City Council to maintain a self-build register and to grant sufficient planning permissions for serviced self-build plots to meet demand. The council's Big City Plan for the city centre and its various area action plans provide the detailed planning framework for different parts of the city.
Solihull Metropolitan Borough Council's planning pages cover one of the West Midlands' most active planning environments. The council's adopted Local Plan (2013-2028) is supplemented by the emerging Solihull Local Plan Review. Policy P15 (Securing Design Quality) is the primary design policy, requiring development to be of high quality and to make a positive contribution to the character of the local area. Solihull has developed detailed design guidance for its principal settlements that provides character-specific advice for self-build proposals.
Community Infrastructure Levy is charged by most West Midlands metropolitan boroughs. Birmingham City Council's CIL schedule has rates that reflect the significant variations in land values across England's second city. Solihull Metropolitan Borough Council's CIL rates are among the higher in the West Midlands, reflecting the borough's relatively strong property market. The self-build CIL exemption is available from all charging boroughs.
Wolverhampton City Council's planning pages cover the Black Country city of Wolverhampton and its surrounding area. The council's adopted Core Strategy (2006-2026) is the primary policy framework, with design policies encouraging high-quality development that responds to Wolverhampton's character as a Victorian industrial city undergoing significant regeneration. The council's planning service has been active in identifying brownfield sites for residential development.
Dudley Metropolitan Borough Council covers the former Black Country industrial heartland of Dudley, Brierley Hill and the Lye. The council's adopted Black Country Core Strategy (shared with Sandwell, Walsall and Wolverhampton) is the primary policy framework for the Black Country authorities. The emerging Black Country Plan will update this framework. Self-build opportunities in Dudley are largely confined to brownfield and regeneration sites.
Validation requirements across the West Midlands metropolitan boroughs include a completed application form, location and site plans, a design and access statement, and the statutory fee. Additional requirements include heritage impact assessments for sites near Birmingham's Victorian civic centre and industrial heritage, contaminated land assessments for former industrial sites, and ecological surveys for sites near Green Belt habitats.
Birmingham City Council's planning portal provides access to its adopted Birmingham Development Plan (2011-2031). Policy PG3 (Place Making) and Policy TP27 (Self Build and Custom Build Housing) are the most directly relevant policies for self-builders. Policy TP27 requires Birmingham City Council to maintain a self-build register and to grant sufficient planning permissions for serviced self-build plots to meet demand. The council's Big City Plan for the city centre and its various area action plans provide the detailed planning framework for different parts of the city.
Solihull Metropolitan Borough Council's planning pages cover one of the West Midlands' most active planning environments. The council's adopted Local Plan (2013-2028) is supplemented by the emerging Solihull Local Plan Review. Policy P15 (Securing Design Quality) is the primary design policy, requiring development to be of high quality and to make a positive contribution to the character of the local area. Solihull has developed detailed design guidance for its principal settlements that provides character-specific advice for self-build proposals.
Community Infrastructure Levy is charged by most West Midlands metropolitan boroughs. Birmingham City Council's CIL schedule has rates that reflect the significant variations in land values across England's second city. Solihull Metropolitan Borough Council's CIL rates are among the higher in the West Midlands, reflecting the borough's relatively strong property market. The self-build CIL exemption is available from all charging boroughs.
Wolverhampton City Council's planning pages cover the Black Country city of Wolverhampton and its surrounding area. The council's adopted Core Strategy (2006-2026) is the primary policy framework, with design policies encouraging high-quality development that responds to Wolverhampton's character as a Victorian industrial city undergoing significant regeneration. The council's planning service has been active in identifying brownfield sites for residential development.
Dudley Metropolitan Borough Council covers the former Black Country industrial heartland of Dudley, Brierley Hill and the Lye. The council's adopted Black Country Core Strategy (shared with Sandwell, Walsall and Wolverhampton) is the primary policy framework for the Black Country authorities. The emerging Black Country Plan will update this framework. Self-build opportunities in Dudley are largely confined to brownfield and regeneration sites.
Validation requirements across the West Midlands metropolitan boroughs include a completed application form, location and site plans, a design and access statement, and the statutory fee. Additional requirements include heritage impact assessments for sites near Birmingham's Victorian civic centre and industrial heritage, contaminated land assessments for former industrial sites, and ecological surveys for sites near Green Belt habitats.
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