New Home Construction in Irvine
Land to Homes is part of the S&K Group, a construction and property group, so building homes in Irvine is part of how we plan land from the start. We design schemes that can be built economically, manage the build with contractors and suppliers, and deliver homes for sale, for rent and for councils and housing associations.
Irvine · KA12Free site appraisal
Tell us about your land and we will call you back. No cost, no obligation.
Prefer to talk? Call 0800 088 6248.
- Free site appraisalNo cost, no obligation
- Legal fees coveredReasonable fees, on options and promotion
- Nothing to pay upfrontOn promotion: we fund planning
- Direct purchaseSuitable sites, with or without planning
- UK-wideEngland, Wales, Scotland and NI
Planning and building around Irvine
About 6 miles west of Kilmarnock, Irvine is part of our Ayrshire coverage, centred on postcode district KA12. Kilmarnock is the closest neighbouring place we cover, at about 6 miles, followed by Ayr and Newton Mearns.
Projects we can take on around Irvine include sites where the layout needs to change, land with an expired or ageing consent and sites that need a fresh planning strategy. Planning in Irvine follows Scotland’s rules: National Planning Framework 4 sets national policy and the council’s Local Development Plan sets local policy.
If you have a site near Irvine that is stuck, a short call is the best place to start.
Our approach in Irvine
Groundworks and infrastructure
Roads, sewers, drainage and services are planned and built to the standards needed for adoption by the highway authority and water company where that applies.
Warranty considered early
Most mortgage lenders expect a new home to carry a recognised structural warranty, so warranty provider requirements are considered from the design stage.
Respect for neighbours
Site traffic, working hours, noise and dust are managed under a construction management plan where the council requires one, and neighbours know who to contact.
Mixed tenures on one site
Homes for sale, homes for rent and affordable homes can be built together, designed so that the tenures are hard to tell apart from the street.
How the rules work in Irvine
Planning obligations in Scotland are made under Section 75 of the Town and Country Planning (Scotland) Act 1997 and can cover affordable housing and infrastructure. Once registered against the title, they can bind future owners. Under NPF4, national and major developments must also leave biodiversity in a demonstrably better state. These costs shape what development land near Irvine is worth, which is why our free appraisal explains them before any offer or promotion terms are agreed.
In Scotland, construction needs a building warrant from the council before work starts and an accepted completion certificate before homes are occupied. Building standards are set by the Scottish Government, and the New Build Heat Standard generally rules out direct emissions heating such as gas boilers in new homes. New roads usually need roads construction consent from the council.
| Local planning document | Local Development Plan (LDP) |
|---|---|
| Who decides applications | The council as planning authority (or a national park authority in its area) |
| In-principle consent | Planning permission in principle (PPP), followed by approval of matters specified in conditions |
| Land transaction tax (paid by the buyer) | Land and Buildings Transaction Tax (LBTT) |
Your questions answered for Irvine
Do new homes have to be energy efficient?
Yes. Each nation's building regulations or building standards set energy efficiency requirements for new homes, and these have been tightened over recent years. In Scotland, new homes generally need zero direct emissions heating, such as heat pumps. England and Wales are moving to higher standards through updates to their own regulations.
What are building regulations?
Building regulations set minimum standards for the design and construction of buildings, including structure, fire safety, energy efficiency, drainage and accessibility. England, Wales and Northern Ireland each have their own regulations, approved through building control. Scotland has building standards, and work needs a building warrant from the council before it starts and a completion certificate at the end.
What are pre-commencement conditions?
They are planning conditions that must be satisfied before any work starts on site, such as approving drainage details, materials or a construction management plan. Starting work without discharging them can put the permission at risk. We deal with them before work begins, together with any planning obligations that apply to the site.
What is a new-build warranty?
A new-build warranty is an insurance-backed policy that covers certain defects in a newly built home for a set period after completion. In the early part of the cover the builder is usually responsible for putting defects right, with the warranty provider covering major structural problems later on. Most mortgage lenders require a recognised warranty or a professional consultant's certificate.
Do you take on planning and building work in Irvine?
Yes, on sites we buy, option, promote or develop in partnership in Irvine and elsewhere in Ayrshire, including Kilmarnock and Ayr. We do not take on planning or building work for third parties as a consultancy.
Read more: New Home Construction · Guide: Buying a new-build home: what to expect from reservation to keys