Somerset
A scenic county in South West England, home to Exmoor, the Somerset Levels, the Mendip Hills, and the ancient city of Wells.
Self build in Somerset
Somerset is one of England's most spiritually and historically resonant counties, encompassing the Levels and Moors, Exmoor National Park, the Mendip Hills AONB, the Quantock Hills AONB, the Blackdown Hills AONB and the Somerset Levels and Moors Ramsar Wetland. This extraordinary concentration of designated landscapes creates a planning environment that is highly protective of Somerset's natural and cultural heritage, but which also contains genuine opportunities for self-builders in the county's market towns and larger villages.
Somerset Council became a unitary authority in April 2023, replacing the county council and four district councils. The new council maintains the self-build register for the county outside the national park and administers planning decisions across Somerset's varied landscape. Exmoor National Park Authority remains the planning authority for the national park.
Exmoor National Park, covering 693 square kilometres of upland moor, wooded combes and dramatic sea cliffs, is one of England's most scenically powerful national parks. Planning within Exmoor is governed by the park authority's Local Plan and its policies prioritising landscape conservation and the support of local communities. New residential development in the park is restricted to affordable homes for local community members, rural workers' dwellings and replacements for existing buildings. The Exmoor Design Guide provides the detailed design framework for all residential development in the park.
The Somerset Levels and Moors - the low-lying wetland basin between the Mendip and Quantock Hills - is one of England's most ecologically important landscapes. The Levels are designated as a Ramsar Wetland of International Importance and contain extensive areas of SSSI habitat. Flood risk is the dominant planning constraint across virtually the entire Levels area, and the catastrophic flooding of 2013-14 - which inundated hundreds of properties for weeks - has permanently shaped the planning and flood risk management approach. Self-builders must treat flood risk assessment as the primary consideration when evaluating any plot on or near the Levels.
The Mendip Hills AONB, covering the limestone plateau between Bristol and Wells, offers one of Somerset's most attractive self-build landscapes. The characterful settlements of Shepton Mallet, Frome, Wells - England's smallest city - and the villages of the Mendip plateau create a distinctive planning environment where the local limestone vernacular is expected in all new residential development. Cheddar, Glastonbury and Street on the Levels fringe offer a different character - flatter, more estuarine - with flood risk a major planning consideration.
Taunton, Somerset's county town, has been designated as a Garden Town and has significant housing allocations within its Local Plan. Self-build plot opportunities may arise within Taunton's growth areas, and the council is exploring custom build mechanisms as part of its housing delivery strategy.
Somerset Council became a unitary authority in April 2023, replacing the county council and four district councils. The new council maintains the self-build register for the county outside the national park and administers planning decisions across Somerset's varied landscape. Exmoor National Park Authority remains the planning authority for the national park.
Exmoor National Park, covering 693 square kilometres of upland moor, wooded combes and dramatic sea cliffs, is one of England's most scenically powerful national parks. Planning within Exmoor is governed by the park authority's Local Plan and its policies prioritising landscape conservation and the support of local communities. New residential development in the park is restricted to affordable homes for local community members, rural workers' dwellings and replacements for existing buildings. The Exmoor Design Guide provides the detailed design framework for all residential development in the park.
The Somerset Levels and Moors - the low-lying wetland basin between the Mendip and Quantock Hills - is one of England's most ecologically important landscapes. The Levels are designated as a Ramsar Wetland of International Importance and contain extensive areas of SSSI habitat. Flood risk is the dominant planning constraint across virtually the entire Levels area, and the catastrophic flooding of 2013-14 - which inundated hundreds of properties for weeks - has permanently shaped the planning and flood risk management approach. Self-builders must treat flood risk assessment as the primary consideration when evaluating any plot on or near the Levels.
The Mendip Hills AONB, covering the limestone plateau between Bristol and Wells, offers one of Somerset's most attractive self-build landscapes. The characterful settlements of Shepton Mallet, Frome, Wells - England's smallest city - and the villages of the Mendip plateau create a distinctive planning environment where the local limestone vernacular is expected in all new residential development. Cheddar, Glastonbury and Street on the Levels fringe offer a different character - flatter, more estuarine - with flood risk a major planning consideration.
Taunton, Somerset's county town, has been designated as a Garden Town and has significant housing allocations within its Local Plan. Self-build plot opportunities may arise within Taunton's growth areas, and the council is exploring custom build mechanisms as part of its housing delivery strategy.
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