How to Build a New Home in London: A Step-by-Step Guide
The appeal of starting fresh
Imagine finding the perfect location in London—a desirable street, close to excellent schools, well-connected to the city, and with the space you need. But the house on the plot doesn’t work for you. It’s outdated, awkwardly laid out, or simply doesn’t match your vision for the ideal home.
Instead of trying to renovate around existing constraints, demolishing an old house and building a new home gives you complete creative control. You can design a space that works exactly for your needs, with modern energy efficiency, contemporary design, and a layout that makes sense for you and your family.
However, knocking down an existing house in London isn’t always straightforward. If the site is in a conservation area, demolition is often heavily restricted, and the local authority will require strong justification to allow it. In many cases, you may only be permitted to extend or alter the existing structure rather than replace it entirely. Understanding the local planning policies before purchasing a plot is essential, and an experienced architect can help you navigate these rules.
For those with a suitable site where demolition is possible, the process involves several key steps—from defining your budget and location needs to managing the design and construction.
Throughout this post we’ll be referring to the RIBA stages of work.
Step 1: Define your budget and choose the right location
(RIBA Stage 0 – Strategic Definition)
Before you start looking for a plot, you need to clarify two key things:
How much you can afford to spend on land, construction, fees, and any contingencies.
Where you want to live, based on your lifestyle, work, schools, and transport connections.
Things to consider:
Budget: Factor in land purchase, demolition, design, planning, surveys, construction, landscaping, and any unexpected costs.
Location priorities: Do you want to be close to work, near good schools, or in a specific neighbourhood?
Planning constraints: Research whether certain areas have restrictions, such as conservation areas, listed buildings, or local design codes.
Potential for value increase: A well-designed new home in a prime location can be a strong long-term investment.
Once you have defined your budget and location criteria, you can start searching for a suitable site for redevelopment.
Step 2: Find the right plot
(RIBA Stage 0 – Strategic Definition)
If you’re looking to build a new home in London, your best option is buying a site with an existing house that can be demolished. Finding the right plot is crucial—it determines what’s possible in terms of planning permission, design, and construction.
Key things to consider:
Planning restrictions: Check whether the house is in a conservation area or if it is listed, as this will impact what you can do.
Surrounding context: If there are other new-build houses nearby, your chances of approval may be higher.
Plot size and shape: Ensure the land can accommodate your vision, factoring in setbacks, garden space, and access.
Site logistics: Consider how easy it will be to bring in materials and machinery, especially on narrow or landlocked sites.
At this stage, working with an architect and planning consultant is highly recommended. They can assess the site’s potential before you commit to a purchase.
Step 3: Develop the design with your architect
(RIBA Stage 1 – Preparation and Briefing & RIBA Stage 2 – Concept Design)
Once you’ve secured a plot, the next step is to develop the design brief and initial concept for your new home.
What happens at this stage?
Understanding your needs: Your architect will discuss how you live, your design aspirations, and practical requirements like number of bedrooms, storage, and sustainability goals.
Site analysis: The architect will assess the site, considering factors like orientation, access, and any planning constraints.
Early feasibility studies: Initial sketches and massing studies explore how the new home could sit within the site and respond to the surroundings.
Budget discussions: Setting clear financial expectations early ensures the design is realistic.
Project strategy: Discussions around planning permission, timelines, and any specialist consultants that may be needed (such as structural engineers or heritage consultants).
By the end of this stage, you will have a clearer picture of what is feasible, and your architect will begin refining the concept into a design ready for planning submission.
Step 4: Secure planning permission
(RIBA Stage 3 – Spatial Coordination)
Before you can build, you must secure planning permission from the local council. London’s boroughs have different policies, and a well-prepared application that aligns with local guidelines is essential.
The process involves:
Pre-application advice: Some councils offer an informal review of your plans before you submit a formal application.
Concept design: Your architect will refine the design to balance your vision with planning constraints.
Planning submission: A formal application is submitted, including drawings, site analysis, and supporting reports.
Council review: The local authority assesses the application and may request changes or consultations with neighbours.
Approval or appeal: If permission is granted, you can proceed. If refused, the design may need modifications or an appeal process.
An experienced architect and planning consultant will guide you through this stage, improving your chances of a smooth approval process.
Step 5: Detailed design and technical development
(RIBA Stage 4 – Technical Design)
With planning permission secured and surveys completed, your architect will develop the full technical design, coordinating with engineers and specialists. Your architect can now refine the design and prepare all the necessary technical documentation for construction.
Key elements include:
Finalising Floor Plans & Materials: Choosing layouts, finishes, and structural systems.
Engineering Coordination: Collaborating with structural and services engineers to ensure the design is practical and efficient.
Building Regulations Compliance: Ensuring the design meets fire safety, energy efficiency, and accessibility requirements.
Tendering & Contractor Selection: Choosing a construction firm based on their expertise, track record, and ability to deliver to your specifications.
At this point, every detail—from window specifications to heating systems—will be carefully considered to ensure the final home is built to the highest standards.
Step 6: Construction – Bringing your vision to life
(RIBA Stage 5 – Manufacturing and Construction)
With designs finalised and a contractor in place, construction can begin. This is where the vision on paper becomes a reality.
Key stages of construction:
Site preparation and demolition
Disconnecting utilities (gas, electricity, water).
Demolishing the existing house and clearing rubble.
Preparing the site, which may include excavation or ground reinforcement.
Foundations and structural work
Laying foundations based on site conditions.
Constructing the primary structure, whether brick, concrete, or timber frame.
External works
Installing the roof, windows, and external finishes to make the house watertight.
Internal fit-out
First fix: Installing electrical wiring, plumbing, and heating systems.
Second fix: Plastering, flooring, and joinery.
Kitchens, bathrooms, and finishes: Installing cabinetry, fixtures, and decorative elements.
Landscaping and final details
Laying driveways and garden paths.
Installing garden walls, fences, and planting areas.
Throughout the process, your architect will oversee construction, ensuring the project remains true to the design and that quality standards are met.
Step 7: Handover and moving in
(RIBA Stage 6 – Handover & RIBA Stage 7 – Use)
As construction nears completion, final checks ensure everything meets regulations and quality standards.
The final steps include:
Snagging
Identifying and resolving any minor defects before completion.
Conducting final walkthroughs with your architect and contractor.
Building control sign-off
Ensuring compliance with building regulations and obtaining necessary certificates.
Warranty and certification
Securing a structural warranty.
Receiving energy performance and compliance certificates.
Final interior touches
Installing furniture, lighting, and soft furnishings.
Conducting deep cleaning to prepare the home for occupancy.
Moving in and enjoying your new home
Finalising home insurance.
Handing over keys and documentation.
Celebrating your bespoke, high-performance home!
Final thoughts
Building a new home in London from scratch is a complex but rewarding process. If you’re considering a new build home in London, Nancy Gouldstone Architects specialises in designing and delivering high-end, bespoke homes in the city’s most sought-after locations. Get in touch to start your journey.