Construction & Property

Planning for small sites (under 10 units)

Streamlined planning guidance for small residential developments (1-9 units) in England. Covers what counts as minor development, simplified requirements, exemptions, and how to navigate the process efficiently.

UK-wide
Guide summary

If you are building 1 to 9 homes, you must follow planning rules for small sites. You can get a decision in 8 weeks and may not need to pay for affordable housing. Check if you are exempt from biodiversity net gain rules before you apply.

  • Small sites are 1-9 homes or under 0.5 hectares
  • Decision period is 8 weeks for minor development
  • No affordable housing contributions for sites under 10 homes
  • Biodiversity net gain required from 2 April 2024
  • Self-build sites under 0.5 hectares are exempt from BNG
  • Check your local plan for specific thresholds
  • No exemption for nutrient neutrality in affected areas
  • Use the Small Sites Metric for BNG on sites under 0.5 hectares
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UK-wide

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Small residential developments (1-9 dwellings) are classified as minor development and benefit from shorter determination periods and some regulatory easements. However, you still need to navigate planning requirements carefully.

This guide is specifically for SME developers and small housebuilders undertaking minor residential development. It explains what's different for small sites and how to make the process as efficient as possible.

What counts as minor development

Key advantages for small sites

Faster determination

Minor applications have an 8-week determination period compared to 13 weeks for major development. In practice, many LPAs still take longer, but you have stronger grounds to appeal for non-determination.

Delegated decisions

Most minor applications are decided by planning officers under delegated powers rather than going to committee. This is faster and less unpredictable than committee decisions.

Simplified information requirements

Small sites typically need less supporting documentation:

  • No Design and Access Statement required (unless in conservation area, World Heritage Site, or for listed building consent)
  • Simpler transport statements (if required at all)
  • Proportionate ecological assessments

Section 106 considerations

Many local plans have thresholds below which affordable housing and other S106 contributions are not required. Common thresholds:

  • Affordable housing: Often only required on sites of 10+ dwellings (varies by local plan)
  • Infrastructure contributions: May be reduced or waived for small sites in some areas

Check your local plan - thresholds vary significantly between authorities.

BNG for small sites

Biodiversity net gain (BNG) applies to small sites from April 2024, but with some easements:

Simplified BNG for small sites

  • Small Sites Metric: A simplified version of the statutory metric for sites under 0.5 hectares or fewer than 10 dwellings
  • Proportionate approach: Ecological surveys can be simpler for small sites with limited habitats
  • Self-build exemption: Genuine self-build dwellings are exempt from BNG entirely

Nutrient neutrality on small sites

There is no small site exemption for nutrient neutrality. If your site is in an affected catchment, even a single dwelling requires neutrality to be demonstrated.

However, the mitigation cost per dwelling may be proportionately higher for small schemes, which affects viability. Consider:

  • Natural England's credit scheme prices are per kg of nutrient, not per dwelling
  • A single dwelling generates approximately 0.8-1.2 kg/year nitrogen (depends on occupancy assumptions)
  • Minimum credit purchase costs can make very small schemes challenging

Common small site scenarios

Infill development

Building on garden land or gap sites in existing built-up areas. Key considerations:

  • Policies on garden land development vary - some LPAs resist "garden grabbing"
  • Design must respect the character of surrounding properties
  • Access arrangements often critical
  • Neighbour consultation responses can be influential

Conversion of agricultural buildings

Prior approval may allow conversion without full planning permission (Class Q for residential, Class R for commercial). Check:

  • Building meets the criteria (genuinely agricultural, structural condition)
  • No Article 4 direction removing permitted development rights
  • Limitations on floor area and number of dwellings

Subdivision and conversion

Converting larger buildings (offices, pubs, industrial units) to multiple dwellings. Check permitted development rights first - many conversions can proceed under Class MA or Class M.

Demolition and rebuild

Replacing existing buildings with new dwellings. Your baseline for BNG calculations is the existing site - retaining mature trees and vegetation can reduce your mitigation requirements.

Efficient small site process

  1. 1

    Check permitted development rights first

    Before paying for a planning application, check whether your proposal can proceed under permitted development. Prior approval applications are cheaper and faster than full planning. The Planning Portal has interactive tools to help assess this.

  2. 2

    Request proportionate pre-application advice

    Many LPAs offer cheaper pre-application services for minor development. Use this to understand local policy requirements, likely conditions, and any obvious constraints. A £200 pre-app can save thousands in abortive design work.

  3. 3

    Use the local validation checklist

    Download your LPA's validation checklist for minor residential development. Only submit what's actually required - over-specification wastes money without improving your chances.

  4. 4

    Get neighbours on side

    For small infill sites, neighbour objections can be decisive. Early engagement - showing neighbours your plans before submission - can head off opposition. Address obvious concerns in your design.

  5. 5

    Submit a complete application

    Invalid applications waste weeks. Double-check you have every document on the validation checklist, the correct fee, and properly completed certificates. Online submission via the Planning Portal reduces errors.

  6. 6

    Be responsive during determination

    Answer requests for additional information quickly. If the planning officer suggests amendments, respond constructively. Negotiation during the application is much better than refusal followed by appeal.

  7. 7

    Understand your conditions

    When approved, read every condition carefully. Note which are pre-commencement (must be discharged before you start) and which are pre-occupation. Missing a trigger point can invalidate your permission.

Construction & Property Advantage

SME housebuilders: Small sites are your opportunity

Planning reform increasingly recognises that small sites are disproportionately burdened by requirements designed for major development. Recent and proposed changes favour small builders:

  • A 0.2 hectare BNG exemption was confirmed by the government on 15 April 2026 (with a carve-out where priority habitats are affected) - secondary legislation is expected to bring it into force around the end of July 2026; until then BNG still applies
  • A proposed "medium sites" category (10-49 units) may provide proportionate requirements if implemented
  • Many LPAs prioritise small site applications to meet housing targets
  • Simplified planning zones and local development orders increasingly available

Strategy: Focus on sites that genuinely qualify as minor development. The threshold effects at 10 units are significant - a 9-unit scheme faces materially different requirements to an 11-unit scheme.

Government backs SME builders (opens in a new tab)