Common Pitfalls to Avoid When Planning a New Build

Planning a New Build can be a deeply rewarding experience, but it comes with complexities that are often underestimated.

Many issues encountered during a new build arise not during construction, but during the early planning stages when key decisions are rushed or not fully informed. This guide highlights the most common mistakes made when planning a new build in Scotland, particularly in rural areas like Moray, and offers practical advice on how to avoid them.

1. Underestimating Total Costs

One of the most frequent pitfalls is focusing too much on land purchase or basic build costs while underestimating the full range of expenses involved. Typical overlooked costs include:

• Land purchase taxes (Land and Buildings Transaction Tax – LBTT)

• Site preparation (tree removal, soil stabilisation, drainage installation)

• Professional fees (architectural designer, engineer, surveyor)

• Planning application and Building Warrant fees

• Utility connections (mains water, electricity, foul drainage, broadband)

• Landscaping and external works

• Furniture, flooring, fittings

Tip: Before committing to land or design, build a detailed budget estimate including contingency (typically 10–15%).Approach local builders at the concept stage to get indicative per m² costs for realistic budgeting.

2. Choosing the Wrong Plot Without Enough Checks

A plot that seems ideal on first visit can hide many challenges. Key checks often missed include:

• Access and visibility splays: Moray Council (and others) require a 2.4m x 60m visibility splay at access onto public roads.

• Drainage feasibility: Not all plots have good ground for soakaways or private treatment plants.

• Flood risk: Always check the SEPA flood map even for rural sites.

• Planning restrictions: Some rural plots are constrained by strict design policies (e.g., Moray Local Development Plan 2020 policies for rural housing).

Tip: Before buying, request a "pre-application advice" meeting with planning officers to check feasibility.

3. Designing Without Considering Budget Constraints

It's easy to fall in love with impressive designs during the concept stage, but forgetting about the budget can cause major issues later. Common mistakes include:

• Overcomplicated layouts increase build costs

• Expensive roof forms (e.g., multiple hips, curves)

• Oversized houses leading to higher running costs

• Choosing materials that look great but are costly to source locally

Tip:Keep designs simple and efficient wherever possible. Remember: form follows budget as much as form follows function.

4. Assuming Planning Permission Will Be Automatic

Even if a plot has previous approval, that doesn't guarantee that a new design will be accepted. Common reasons for refusal include:

• Designs not fitting the landscape character (Policy DP4 Moray LDP)

• Lack of suitable access (roads policy compliance)

• Visual prominence from key viewpoints

• Inadequate foul drainage proposals

Tip: Align your proposed design early with local development policies and landscape setting guidance.

5. Skipping the Concept Stage

Going straight into a full Planning Application without a concept phase is risky. Concept designs allow time to:

• Roughly check construction costs before getting tied into expensive applications

• Review practicalities of layout and siting

• Check early feedback from planners if needed

Tip: Always create a concept design first — it saves money, time, and mistakes later.

6. Inadequate Site Investigation

Especially in rural Scotland, poor ground conditions or hidden constraints can cause significant build delays and added costs. Potential issues include:

• Peat or unstable soils requiring specialist foundations

• Contamination from previous uses (e.g., old farm sites)

• High water tables affecting drainage

Tip: Commission a basic site investigation if there are any doubts before progressing beyond concept stage.

7. Poor Management of Permissions and Certificates

During the build phase, failure to manage consents properly can cause expensive delays:

• Building Warrant amendments if designs change on site

• Forgetting to obtain Completion Certificates before occupancy

• Missing certificates of structural compliance (SER Certificates)

Tip: Keep a clear checklist of every approval and certificate needed from start to finish.

Planning a new build involves far more than designing a beautiful home. By taking the time to investigate the site thoroughly, keeping budgets realistic, and carefully managing the planning and technical process, you can avoid the common pitfalls that lead to delays, stress, and financial strain. In rural Scotland — including areas like Moray — local conditions and council requirements mean careful early-stage preparation is especially important to achieve a successful new home.