IF YOU dream of building your own home one day, journalist Julia Gray has these five tips for a successful project.

1. Buying a plot of land with detailed planning permission for a house (or houses) is a safe bet, but, of course, it may not be the house you want to build.

Unless the plans can be changed, you may prefer to take a risk on a plot without planning permission, or with outline consent. The latter grants permission on the principle that the land can be developed, while detailed consent specifies the design of the building.

2. You can search for land on property websites like www.zoopla.co.uk and www.rightmove.co.uk, where it's for sale through estate agents.

Land agents, who specialise in selling land, and auction houses are often a better bet, as are specialist plot websites, such as PlotSearch at www.buildstore.co.uk.

Local newspapers and property magazines may contain ads for land for sale, or you could place a 'land wanted' ad. You could even drive around your search area, looking for land that's for sale or may be suitable as a building plot.

3. Don't discount existing buildings - knocking something down and starting again is one way to get a great plot. As well as the location and chances of obtaining planning permission, consider the value of the land (or rather its value to you) and how you can get services and vehicles to it. Poor access will make the project harder and more expensive, and could even stop it getting off the ground.

4. A good architect is essential. Not only will they translate your vision into reality, they should also enhance it with ideas of their own, coming up with things you hadn't thought of and solving problems.

A decent architect will also help you obtain planning permission, can manage the build and the pre-build process, and can source and manage the various professionals and contractors needed.

5. One of the good things about a self-build is that it's easy to make your home environmentally friendly because you're starting from scratch.

As well as obvious things like insulating as much as possible, self-builders can usually incorporate big eco-home improvements such as solar panels, heat pumps and grey-water recycling systems (where some of your home's waste water is cleaned and reused) in a more cost-effective way than homeowners who have to retrofit them. Combine measures like these with eco-friendly building materials and you can create an extremely green self-build. Ask your architect about this at a very early stage so it can be incorporated into the design.

Meanwhile, if you are thinking a little 'smaller' than a self-build, what planning permission will your building work need? Your home's permitted development rights could save you time and money, but what are they? Here are five helpful tips.

1. Big home improvements like loft conversions and extensions can often be done under permitted development (PD) rights, which mean you don't need planning permission, as long as you stick to the PD rules governing width, height, materials, etc.

However, it's advisable to apply to your local council for a lawful development certificate for building work that doesn't require planning consent. When you come to sell your home, this certificate is invaluable because it proves the work is lawful.

2. The PD rules can be different for different types of house. With loft conversions, any additional roof space created must not be more than 40 cubic metres in terraced houses, and 50 cubic metres in detached and semi-detached houses.

The PD rules can also be different on designated land, which includes conservation areas and Areas of Outstanding Natural Beauty. For example, side extensions are not permitted development on designated land.

3. Flats and maisonettes don't have PD rights and some houses have had theirs removed, or partially removed - this is often the case in conservation areas. Permitted development isn't just about major building work - if your home doesn't have PD rights, you'll probably need planning consent for things as simple as putting up a garden shed, decking or paving your garden, and replacing the windows and external doors.

4. Until May 30, 2019, most houses (exceptions apply) can build a longer rear extension without planning permission than would normally be allowed under the PD rules.

For detached houses, rear extensions can be 8m instead of 4m long and for attached houses, 6m instead of 3m. However, the local council will consult your immediate neighbours about your plans and if any object it can uphold their objection and refuse permission.

Some councils frown on extensions of more than 3m if you have an adjoining neighbour or neighbours (even if they don't object), although it may be possible to do a longer extension on the non-adjoining side in the case of semis.

5. To find out more about the PD rules, go to www.planningportal.co.uk, where the information includes guides to popular building projects, such as extensions and loft conversions, and an interactive house, terrace, flat and shop. However, the most accurate way to find out which rules and regulations apply to your home and proposed building project, is to speak to your local council. You may not realise, for example, that you live on designated land or in a house that has had its PD rights removed.